{"asOf":"2026-07-25T13:49:35.502Z","block":"1400-1499 FITZWATER ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-fitzwater-st","address":"1426-32 FITZWATER ST","parcelNumber":"882751300","source":"https://property.phila.gov/?p=882751300","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"ZL0","buildingCodeNew":"246","buildingClass":"MISC FUNERAL HOME MASONRY","buildingClassNew":"FUNERAL HOME","useLabel":"Commercial","owner":"SLATER FRANCHELLA NICOLE","coOwner":"SLATER VAUGHN PIERRE JR","marketValue":2413800,"landAssessment":482700,"improvementAssessment":1931100,"livableArea":13048,"yearBuilt":1930,"lastSale":{"price":1,"date":"2015-03-03T05:00:00Z"},"openViolations":0,"violations":[{"number":"1147128","date":"2008-10-15","code":"A.CNE.000","title":"COULD NOT 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SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-053591","date":"2025-07-22","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-10-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"184335","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-11-03","completedDate":"2008-12-29","violations":[{"number":"1147128","date":"2008-10-15","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"218522","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2009-10-23","completedDate":"2009-11-30","violations":[{"number":"1503082","date":"2009-10-22","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1503083","date":"2009-10-22","code":"PM-302.4/6","title":"DRAINAGE-DOWNSPOUT CONNECT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"221499","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2009-12-01","completedDate":"2010-02-05","violations":[{"number":"1570014","date":"2009-11-30","code":"PM-302.4/7","title":"DRAINAGE-DOWNSPOUT REPR/REPLC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1570013","date":"2009-11-30","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"221506","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2009-12-01","completedDate":"2010-08-20","violations":[{"number":"1725907","date":"2009-11-30","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1725908","date":"2009-11-30","code":"FC-914.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-073703","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-22","completedDate":"2025-10-22","violations":[{"number":"VI-2025-053591","date":"2025-07-22","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-10-22","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2009,"n":6,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"184335","date":"2008-10-15","type":"BC INSP","status":"FAILED"},{"caseNumber":"184335","date":"2008-12-16","type":"BC INSP","status":"PASSED"},{"caseNumber":"218522","date":"2009-10-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"218522","date":"2009-11-27","type":"CI INSP","status":"PASSED"},{"caseNumber":"221506","date":"2009-11-30","type":"CI INSP","status":"FAILED"},{"caseNumber":"221499","date":"2009-11-30","type":"CI INSP","status":"FAILED"},{"caseNumber":"221499","date":"2010-01-15","type":"CI INSP","status":"PASSED"},{"caseNumber":"221506","date":"2010-01-15","type":"CI INSP","status":"FAILED"},{"caseNumber":"221506","date":"2010-02-04","type":"CI INSP","status":"PASSED"},{"caseNumber":"221499","date":"2010-02-04","type":"CI INSP","status":"PASSED"},{"caseNumber":"221506","date":"2010-03-08","type":"CI INSP","status":"PASSED"},{"caseNumber":"221506","date":"2010-04-19","type":"CI INSP","status":"PASSED"},{"caseNumber":"221506","date":"2010-05-24","type":"CI INSP","status":"PASSED"},{"caseNumber":"221506","date":"2010-06-21","type":"CI INSP","status":"PASSED"},{"caseNumber":"221506","date":"2010-08-18","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2025-073703","date":"2025-07-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-073703","date":"2025-09-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-073703","date":"2025-10-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":1},{"y":2009,"fails":3,"passes":1},{"y":2010,"fails":1,"passes":8},{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94178655778388,"lng":-75.16715082911732,"geom":{"type":"Polygon","coordinates":[[[-75.166968083,39.941800026],[-75.166998725,39.941659511],[-75.167266326,39.941692642],[-75.167235418,39.941834373],[-75.167348785,39.941847915],[-75.167332332,39.941923379],[-75.167094738,39.941893579],[-75.167110664,39.941818344],[-75.166968083,39.941800026]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-005100","type":"Sprinkler Certification","inspectionDate":"2023-03-01","result":"Certified","expirationDate":"2024-03-01","buildingId":"1464351"},{"number":"BC-2023-005312","type":"Fire Alarm Certification","inspectionDate":"2023-03-01","result":"Certified","expirationDate":"2024-03-01","buildingId":"1464351"},{"number":"BC-2023-005231","type":"Fire Alarm Certification","inspectionDate":"2023-03-01","result":"Certified","expirationDate":"2024-03-01","buildingId":"1464351"},{"number":"BC-2024-002776","type":"Fire Alarm Certification","inspectionDate":"2024-01-03","result":"Certified","expirationDate":"2025-01-03","buildingId":"1464351"},{"number":"BC-2024-013194","type":"Sprinkler Certification","inspectionDate":"2024-02-26","result":"Certified","expirationDate":"2025-02-26","buildingId":"1464351"},{"number":"BC-2024-013191","type":"Fire Alarm Certification","inspectionDate":"2024-02-26","result":"Certified","expirationDate":"2025-02-26","buildingId":"1464351"},{"number":"BC-2025-003714","type":"Fire Alarm Certification","inspectionDate":"2025-02-07","result":"Certified","expirationDate":"2026-02-07","buildingId":"1464351"},{"number":"BC-2025-010017","type":"Sprinkler Certification","inspectionDate":"2025-02-07","result":"Deficient","expirationDate":null,"buildingId":"1464351"},{"number":"BC-2025-027498","type":"Sprinkler Certification","inspectionDate":"2025-02-07","result":"Certified","expirationDate":"2026-02-07","buildingId":"1464351"},{"number":"BC-2026-003637","type":"Sprinkler Certification","inspectionDate":"2026-01-23","result":"Certified","expirationDate":"2027-01-23","buildingId":"1464351"},{"number":"BC-2026-003638","type":"Fire Alarm Certification","inspectionDate":"2026-01-23","result":"Certified","expirationDate":"2027-01-23","buildingId":"1464351"},{"number":"BC-2026-005790","type":"Fire Alarm Certification","inspectionDate":"2026-03-03","result":"Certified","expirationDate":"2027-03-03","buildingId":"1464351"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":5809,"zoning":"RM1","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 3881, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1450000,"taxable":1450000,"land":145200,"improvement":1304800,"taxableLand":145200,"taxableImprovement":1304800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1450000,"taxable":1450000,"land":145200,"improvement":1304800,"taxableLand":145200,"taxableImprovement":1304800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1067900,"taxable":1067900,"land":213621,"improvement":854279,"taxableLand":213621,"taxableImprovement":854279,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1067000,"taxable":1067000,"land":213400,"improvement":853600,"taxableLand":213400,"taxableImprovement":853600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1067000,"taxable":1067000,"land":213400,"improvement":853600,"taxableLand":213400,"taxableImprovement":853600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1067000,"taxable":1067000,"land":213400,"improvement":853600,"taxableLand":213400,"taxableImprovement":853600,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1067000,"taxable":1067000,"land":213400,"improvement":853600,"taxableLand":213400,"taxableImprovement":853600,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":2479100,"taxable":2479100,"land":495824,"improvement":1983276,"taxableLand":495824,"taxableImprovement":1983276,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":2479100,"taxable":2479100,"land":495824,"improvement":1983276,"taxableLand":495824,"taxableImprovement":1983276,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2283000,"taxable":2283000,"land":456604,"improvement":1826396,"taxableLand":456604,"taxableImprovement":1826396,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2283000,"taxable":2283000,"land":456604,"improvement":1826396,"taxableLand":456604,"taxableImprovement":1826396,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2413800,"taxable":2413800,"land":482700,"improvement":1931100,"taxableLand":482700,"taxableImprovement":1931100,"exemptLand":0,"exemptImprovement":0}],"taxNow":31957,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"260070","date":"2010-03-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-08-03","scope":"REPLACE ENTIRE EXISTING CONVENTIONAL FIRE ALARM SYSTEM WITH NEW ADDRESSABLE FIRE ALARM SYSTEM AS PER NFPA-72 (SOUTH DIST)"},{"number":"837741","date":"2018-01-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-12-17","scope":"INTERIOR ALTERATIONS TO THE EXISITNG DWELLING UNIT ON THE 2ND AND 3RD FLOORS OF AN EXISITNG STRUCTURE. ALTERATIONS TO INCLUDE FURRING OF EXTERIOR WALLS, NEW WINDOWS IN EXISTING OPENINGS, ALTERTIONS TO FLOOR/CEILING ASSEMBLY, INSTALLATION OF GUARD AT EXTERIOR DOORS. ALL ALTERATIONS AS SHOWN ON PLANS/APPLICATION. SEPERATE PERMIT REQUIRED FOR PLUMBING, MECHANCIAL AND ELECTRICAL. NO CHANGE TO 1ST FLOOR."},{"number":"847486","date":"2018-01-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-13","scope":"2ND & 3RD STORY ONLY. FOR THE INSTALLATION OF CAST IRON DRAIN LINES AND COPPER WATER LINES, 1-KITCHEN SINK, 1-ISLAND SINK, 3 TUB/SHOWERS, 3 LAVS, 2 WATER CLOTHES 1-WASHING MACHINE, 1-GARBAGE DISPOSAL 1-DISHWAHER"},{"number":"854414","date":"2018-02-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-13","scope":"INSTALL 105,0002 BTU 95% GAS FURNACE WITH 4 TON 13 SEER A/C SYSTEM WITH RETURN AND SUPPLY DUCT SYSTEM"},{"number":"854462","date":"2018-02-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-14","scope":"COMPLETE GUT AND REWIRE OF A 2 STORY APT INSTALL NEW +/- 50 RECEPTS, +/- 30 SWITCHES, +/- 45 LIGHTS AND 200AMP PANEL. INSTALLATIONS IN ACCORDANCE WITH 2008 NEC"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2008,"k":"viol","w":"L&I violation"},{"y":2008,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2009,"k":"viol","w":"6 L&I violations"},{"y":2009,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2010,"k":"insp","w":"L&I: 1 failed, 8 passed"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 132% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,067,000 to $2,479,100","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 11 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 22, 2025.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 5 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Jan 23, 2027; Fire Alarm Certification: Certified through Mar 3, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}