{"asOf":"2026-07-29T01:59:35.163Z","block":"9300-9399 OLD BUSTLETON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/9300-9399-old-bustleton-ave","address":"9353-55 OLD BUSTLETON AVE","parcelNumber":"882926800","source":"https://property.phila.gov/?p=882926800","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AB0","buildingCodeNew":"256","buildingClass":"STORE 2 STY MASONRY","buildingClassNew":"RETAIL - * SINGLE OCCUPANCY","useLabel":"Store","owner":"CIOTTI FRANK J","coOwner":"LUCIA P H/W","marketValue":610000,"landAssessment":122000,"improvementAssessment":488000,"livableArea":4256,"yearBuilt":1925,"lastSale":{"price":135000,"date":"1992-04-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"2732143","date":"2013-03-05","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"ERROR","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"371618","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2013-03-05","completedDate":"2013-03-22","violations":[{"number":"2732143","date":"2013-03-05","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"ERROR","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":1,"worst":null}],"investigations":[{"caseNumber":"371618","date":"2013-03-05","type":"BC INSP","status":"FAILED"},{"caseNumber":"371618","date":"2013-03-21","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2013,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.083288505932465,"lng":-75.03768130834652,"geom":{"type":"Polygon","coordinates":[[[-75.037466838,40.083262223],[-75.037862276,40.083198562],[-75.037895151,40.083315308],[-75.037500146,40.083378126],[-75.037466838,40.083262223]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19115","beds":null,"baths":null,"stories":2,"lotArea":4899,"zoning":"CA1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"225 CHAPEL DR, HOLLAND PA, 18966","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":241500,"taxable":241500,"land":73500,"improvement":168000,"taxableLand":73500,"taxableImprovement":168000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":241500,"taxable":241500,"land":73500,"improvement":168000,"taxableLand":73500,"taxableImprovement":168000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":461600,"taxable":461600,"land":92279,"improvement":369321,"taxableLand":92279,"taxableImprovement":369321,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":461200,"taxable":461200,"land":92240,"improvement":368960,"taxableLand":92240,"taxableImprovement":368960,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":464600,"taxable":464600,"land":92920,"improvement":371680,"taxableLand":92920,"taxableImprovement":371680,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":464600,"taxable":464600,"land":92920,"improvement":371680,"taxableLand":92920,"taxableImprovement":371680,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":464600,"taxable":464600,"land":92920,"improvement":371680,"taxableLand":92920,"taxableImprovement":371680,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":507700,"taxable":507700,"land":101536,"improvement":406164,"taxableLand":101536,"taxableImprovement":406164,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":507700,"taxable":507700,"land":101536,"improvement":406164,"taxableLand":101536,"taxableImprovement":406164,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":585000,"taxable":585000,"land":117000,"improvement":468000,"taxableLand":117000,"taxableImprovement":468000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":585000,"taxable":585000,"land":117000,"improvement":468000,"taxableLand":117000,"taxableImprovement":468000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":610000,"taxable":610000,"land":122000,"improvement":488000,"taxableLand":122000,"taxableImprovement":488000,"exemptLand":0,"exemptImprovement":0}],"taxNow":8189,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"440759","date":"2012-12-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-12-28","scope":"FOR THE ALTERATION TO AN EXISTING STORE FRONT, AND PROVIDE AN ARCHITECTURAL FINISH CAUSING THE STORE FRONT HEIGHT TO BE 18'-11\". APPLICATION TO INCLUDE THE ERECTION OF A FLAT WALL SIGN (EXTERNALLY ILLUMINATED- ILLUMINATION SHALL BE FOCUSED UPON THE SIGN ITSELF, SO AS TO PREVENT GLARE UPON THE ADJACENT LOTS) AND A DOOR CANOPY AS SHOWN PER APPROVED PLANS. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLAN."},{"number":"432047","date":"2012-12-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-07-10","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING BUILDING WITH NO CHANGE IN OCCUPANCY CLASSIFICATION. ALL ALTERATIONS SHALL BE DONE TO STORE FRONT. ALTERATIONS TO INCLUDE THE REMOVAL AND REPLACEMENT OF EXISTING EXTERIOR DISPLAY WINDOWS ON THE FIRST AND SECOND FLOOR.SEPARATE BUILDING PERMIT REQUIRED FOR SIGN AND CANOPY. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"445494","date":"2012-12-28","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2014-01-06","scope":"FOR THE ERECTION OF CHANNEL LETTER SIGNAGE (EXTERNALLY ILLUMINATED- ILLUMINATION SHALL BE FOCUSED UPON THE SIGN ITSELF, SO AS TO PREVENT GLARE UPON THE ADJACENT LOTS) AND A DOOR CANOPY TO THE EXTERIOR FACADE. SIZE AND LOCATION AS SHOWN IN APPROVED PLANS. ALL ATTACHMENTS TO EXTERIOR SHALL BE DONE PER APPROVED PLANS, IF ANY VARIATION IN FIELD PLEASE CONTACT ARCHITECT. PLEASE SEE APPROVED PLANS UNDER AP#432047. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK."},{"number":"447580","date":"2013-01-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-07-27","scope":"INSTALL 6 NEW FRONT OUTSIDE LIGHTS TOTAL ON EXISTING CIRCUIT INSTALL 4 NEW LIGHTING IN 2ND FLOOR STORAGE AREA ON EXISTING CIRCUIT PER 2008 NEC (COMMERCIAL)"},{"number":"470660","date":"2013-10-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-10-18","scope":"FOR THE ERECTION OF AN ADDITION AT THE REAR OF THE EXISTING TWO (2) STORY STRUCTURE (HEIGHT NOT TO EXCEED 38 FEET). SIZE AND LOCATION AS SHOWN ON APPICATION/PLAN."},{"number":"501151","date":"2013-11-07","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2014-05-29","scope":"FOR THE ERECTION OF A TWO-STORY ADDITION AT THE REAR OF AN EXISTING STRUCTURE TO PROVIDE AN EXTENSION OF AN EXISTING RETAIL STORE. NEW FOOTINGS/FOUNDATION TO BE INCLUDED AS PART OF THIS PERMIT. SEPARATE PERMITS REQUIRED FOR ELECTRICAL & MECHANICAL SYSTEMS."},{"number":"518301","date":"2014-02-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-08","scope":"SUPPLY AND INSTALL 30 LIGHT FIXTURES,6 OUTLETS,5 SWITCHES,2 EMERGENCY LIGHT 1-100AMP SUB PANEL,REPLACE EXISTING 200AMP PANEL,WIRE 2 SMALL WALL PACK A/C UNITS,REWORK SOME EXISTING ELECTRIC PER 2008 NEC (COMMERCIAL)"},{"number":"568104","date":"2014-10-23","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-01-23","scope":"REPLACE EXISTING ROOF WITH 30 YEAR ARCHITECTURAL ROOF SHINGLES. NO STRUCTURAL CHANGES NECESSARY. ROOF IS LEAKING"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Sign"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"Addition"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-28","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #440759: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 21, 2013.","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":"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 1 historical violation across 1 case.","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/"}],"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/"}]}