{"asOf":"2026-07-25T23:21:00.327Z","block":"4000-4099 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4000-4099-lancaster-ave","address":"4052 LANCASTER AVE","parcelNumber":"882929165","source":"https://property.phila.gov/?p=882929165","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AC0","buildingCodeNew":"821","buildingClass":"STORE 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Store","owner":"XIAO VINCE JIE","coOwner":"YUNG SHU TING","marketValue":258900,"landAssessment":51700,"improvementAssessment":207200,"livableArea":3808,"yearBuilt":1915,"lastSale":{"price":165000,"date":"2018-04-03T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-003857","date":"2021-01-21","code":"9-205(8)(I)02","title":"SIDEWALK SALES VENDOR ITEMS ON GROUND","status":"COMPLIED","resolutionDate":"2021-02-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-003858","date":"2021-01-21","code":"9-205(8)(G)","title":"SIDEWALK SALES VENDOR OVERSIZED","status":"COMPLIED","resolutionDate":"2021-02-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-007738","date":"2025-02-12","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-04-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-007734","date":"2025-02-12","code":"F-901.7","title":"SYSTEMS OUT OF SERVICE\n","status":"COMPLIED","resolutionDate":"2025-02-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-007735","date":"2025-02-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-02-26","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-007739","date":"2025-02-12","code":"F-1013.6.2","title":"EXIT SIGN ILLUMINATION\n","status":"COMPLIED","resolutionDate":"2025-04-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-075477","date":"2025-09-24","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"CLOSED","resolutionDate":"2025-10-08","resolution":"CLOSED - WRITTEN IN ERROR"}],"violationCases":[{"number":"CF-2021-005271","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-01-21","completedDate":"2021-02-25","violations":[{"number":"VI-2021-003857","date":"2021-01-21","code":"9-205(8)(I)02","title":"SIDEWALK SALES VENDOR ITEMS ON GROUND","status":"COMPLIED","resolutionDate":"2021-02-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-003858","date":"2021-01-21","code":"9-205(8)(G)","title":"SIDEWALK SALES VENDOR OVERSIZED","status":"COMPLIED","resolutionDate":"2021-02-24","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-006764","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-01-31","completedDate":"2025-04-03","violations":[{"number":"VI-2025-007738","date":"2025-02-12","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-04-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-007734","date":"2025-02-12","code":"F-901.7","title":"SYSTEMS OUT OF SERVICE\n","status":"COMPLIED","resolutionDate":"2025-02-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-007735","date":"2025-02-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-02-26","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-007739","date":"2025-02-12","code":"F-1013.6.2","title":"EXIT SIGN ILLUMINATION\n","status":"COMPLIED","resolutionDate":"2025-04-02","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-105438","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"NUISANCE PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-24","completedDate":"2025-10-08","violations":[{"number":"VI-2025-075477","date":"2025-09-24","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"CLOSED","resolutionDate":"2025-10-08","resolution":"CLOSED - WRITTEN IN ERROR"}]}],"violYears":[{"y":2021,"n":2,"worst":null},{"y":2025,"n":5,"worst":null}],"investigations":[{"caseNumber":"90590","date":"2006-11-14","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2021-005271","date":"2021-01-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-005271","date":"2021-02-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-006764","date":"2025-01-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-006764","date":"2025-02-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-006764","date":"2025-04-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-105438","date":"2025-09-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-105438","date":"2025-10-08","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2021,"fails":1,"passes":1},{"y":2025,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96402137094307,"lng":-75.20425166618175,"geom":{"type":"Polygon","coordinates":[[[-75.204119474,39.964115578],[-75.204340988,39.963898623],[-75.2043842,39.963926131],[-75.204163437,39.964143731],[-75.204119474,39.964115578]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-004673","type":"Fire Alarm Certification","inspectionDate":"2025-02-24","result":"Certified","expirationDate":"2026-02-24","buildingId":"1447871"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1600,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4052 LANCASTER AVE, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":95900,"taxable":95900,"land":16000,"improvement":79900,"taxableLand":16000,"taxableImprovement":79900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":95900,"taxable":95900,"land":16000,"improvement":79900,"taxableLand":16000,"taxableImprovement":79900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":104200,"taxable":104200,"land":20799,"improvement":83401,"taxableLand":20799,"taxableImprovement":83401,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":95800,"taxable":95800,"land":19160,"improvement":76640,"taxableLand":19160,"taxableImprovement":76640,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":96500,"taxable":96500,"land":19300,"improvement":77200,"taxableLand":19300,"taxableImprovement":77200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":96500,"taxable":96500,"land":19300,"improvement":77200,"taxableLand":19300,"taxableImprovement":77200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":96500,"taxable":96500,"land":19300,"improvement":77200,"taxableLand":19300,"taxableImprovement":77200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":105400,"taxable":105400,"land":21090,"improvement":84310,"taxableLand":21090,"taxableImprovement":84310,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":105400,"taxable":105400,"land":21090,"improvement":84310,"taxableLand":21090,"taxableImprovement":84310,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":112700,"taxable":112700,"land":22540,"improvement":90160,"taxableLand":22540,"taxableImprovement":90160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":112700,"taxable":112700,"land":22540,"improvement":90160,"taxableLand":22540,"taxableImprovement":90160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":258900,"taxable":258900,"land":51700,"improvement":207200,"taxableLand":51700,"taxableImprovement":207200,"exemptLand":0,"exemptImprovement":0}],"taxNow":1578,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"637283","date":"2015-09-08","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"ABANDONED","completedDate":null,"scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"PP-2024-003355","date":"2024-03-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-03-20","scope":"Sole Proprietor has no employees. Backflow Preventer"}],"storyTag":"Renovated & sold on","storyDelta":1.06,"timeline":[{"y":2006,"k":"insp","w":"Inspection passed"},{"y":2012,"k":"sale","p":80000},{"y":2015,"k":"permit","w":"Demolition"},{"y":2017,"k":"sale","p":150000},{"y":2018,"k":"sale","p":165000},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 2 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 130% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $112,700 to $258,900","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 637283 (ABANDONED).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Feb 24, 2026","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 8, 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":"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 7 historical violations across 3 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/"}],"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/"}]}