{"asOf":"2026-07-25T22:04:21.789Z","block":"2500-2599 E LEHIGH AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-e-lehigh-ave","address":"2531 E LEHIGH AVE","parcelNumber":"882931307","source":"https://property.phila.gov/?p=882931307","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BB0","buildingCodeNew":"256","buildingClass":"STR/OFF 2 STY MASONRY","buildingClassNew":"RETAIL - * SINGLE OCCUPANCY","useLabel":"Commercial","owner":"FISHTOWN LIBERTI","coOwner":null,"marketValue":968500,"landAssessment":193700,"improvementAssessment":774800,"livableArea":6964,"yearBuilt":1924,"lastSale":{"price":815000,"date":"2023-12-20T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-045781","date":"2021-07-13","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"CLOSED","resolutionDate":"2021-08-11","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-045779","date":"2021-07-13","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2021-08-11","resolution":"CLOSED - WRITTEN IN ERROR"}],"violationCases":[{"number":"CF-2021-063603","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-07-13","completedDate":"2021-08-11","violations":[{"number":"VI-2021-045781","date":"2021-07-13","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"CLOSED","resolutionDate":"2021-08-11","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-045779","date":"2021-07-13","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2021-08-11","resolution":"CLOSED - WRITTEN IN ERROR"}]}],"violYears":[{"y":2021,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-063603","date":"2021-07-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-063603","date":"2021-08-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":1,"passes":1}],"taxOwed":25487.82,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":25487.82,"principalDue":18849.08,"penaltyDue":1567.76,"interestDue":3082.25,"otherChargesDue":1988.73,"yearsOwed":3,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2022-02-28","assessmentYear":2022,"totalAssessment":589700,"taxableAssessment":589700,"exemptAbatementAssessment":0,"homesteadValue":629.91,"netTaxAfterHomestead":7624.71,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98039119195906,"lng":-75.11590923808075,"geom":{"type":"Polygon","coordinates":[[[-75.11600567,39.98027499],[-75.116081754,39.980360784],[-75.115887896,39.980465295],[-75.115896444,39.980474932],[-75.11582668,39.980511546],[-75.115740375,39.980414224],[-75.11600567,39.98027499]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":2,"lotArea":3521,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"PO BOX 29495, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT IS FOR THE ERECTION OF A S/F F/W SIGN ACCESSORY TO AN ARTS & CRAFTS LEARNING CENTER WITH ACCESSORY TEACHERS LOUNGE AND ACCESSORY OFFICE 1ST FLOOR AND CLASSROOMS 2ND FLOOR.","status":"OPEN","outcome":"Granted with conditions","date":"2008-01-16","number":"3044","relatedPermit":null}],"taxYears":[{"year":2014,"total":1198.85,"principal":327.43,"interest":492.07,"penalty":224.78},{"year":2015,"total":8880.45,"principal":7056.24,"interest":740.9,"penalty":493.94},{"year":2016,"total":7758.55,"principal":7056.29,"interest":105.84,"penalty":70.56}],"taxNet":17837.85,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":526900,"taxable":457900,"land":51100,"improvement":475800,"taxableLand":51100,"taxableImprovement":406800,"exemptLand":0,"exemptImprovement":69000},{"y":2017,"v":526900,"taxable":457900,"land":51100,"improvement":475800,"taxableLand":51100,"taxableImprovement":406800,"exemptLand":0,"exemptImprovement":69000},{"y":2018,"v":586100,"taxable":518100,"land":117199,"improvement":468901,"taxableLand":117199,"taxableImprovement":400901,"exemptLand":0,"exemptImprovement":68000},{"y":2019,"v":585400,"taxable":517484,"land":117080,"improvement":468320,"taxableLand":117080,"taxableImprovement":400404,"exemptLand":0,"exemptImprovement":67916},{"y":2020,"v":589700,"taxable":589700,"land":117940,"improvement":471760,"taxableLand":117940,"taxableImprovement":471760,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":589700,"taxable":544700,"land":117940,"improvement":471760,"taxableLand":117940,"taxableImprovement":426760,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":589700,"taxable":544700,"land":117940,"improvement":471760,"taxableLand":117940,"taxableImprovement":426760,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":644400,"taxable":644400,"land":128876,"improvement":515524,"taxableLand":128876,"taxableImprovement":515524,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":644400,"taxable":644400,"land":128876,"improvement":515524,"taxableLand":128876,"taxableImprovement":515524,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":645000,"taxable":645000,"land":129000,"improvement":516000,"taxableLand":129000,"taxableImprovement":516000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":645000,"taxable":645000,"land":129000,"improvement":516000,"taxableLand":129000,"taxableImprovement":516000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":968500,"taxable":968500,"land":193700,"improvement":774800,"taxableLand":193700,"taxableImprovement":774800,"exemptLand":0,"exemptImprovement":0}],"taxNow":9029,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"123755","date":"2007-12-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"REPLACE 2 TOILETS AND 4 SINKS"},{"number":"122423","date":"2008-01-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL 4 - 2 TON PACKAGE UNITS ON ROOF, YORK EQUIPMENT SELF-CONTAINED"},{"number":"182278","date":"2008-10-10","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":null,"scope":null},{"number":"208260","date":"2009-04-01","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-10-26","scope":"REMOVE AND REPLACE 26 WINDOWS IN EXISTING OPENINGS"},{"number":"827190","date":"2017-10-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-11-01","scope":"SEAL LATERAL PA20172991400 REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"ZP-2021-009225","date":"2021-08-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"GM-2023-011410","date":"2024-01-14","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2025-02-05","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations; including underpinning, excavation and removed of foundation slab. Separate Streets Department permit required for sidewalk and street closures. *CONTRACTOR IS A SOLE PROPRIETOR WITH NO EMPLOYEES*"},{"number":"ZP-2024-001860","date":"2024-04-11","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Religious Assembly"},{"number":"CP-2025-001868","date":"2025-10-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL III ALTERATIONS TO AN EXISTING COMMERCIAL BUILDING FOR USE AS RELIGIOUS ASSEMBLY (A-3 OCCUPANCY). ALTERATIONS TO INCLUDE THE STRUCTURAL REPAIR/REINFORMENT OF EXISTING STRUCTURAL MEMBERS, ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. **AMENDMENT (1-15-2026) FOR CHANGES AS SHOWN ON THE APPROVED AMENDED CONSTRUCTION DOCUMENTS. SEE CLOUDED REVISIONS BEARING REVISION MARKED WITH REVISION TAGS 6 & 8 FOR ALL CHANGES **"},{"number":"PP-2026-000659","date":"2026-01-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-21","scope":"REPAIR/REPLACE CT, FAI & 1.5\" WDP."},{"number":"MP-2025-006277","date":"2026-01-21","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"PP-2025-015619","date":"2026-02-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Amend Permit 2/9/2023 - Including the storm water curb trap and main drain as specified on previously approved plans. Install water supply and drainage to the following: 5 toilet 5 vanities 1 kitchen sink 1 mop sink 6 floor drains 2 water fountains 1 rain conductor 1 gas line to roof"},{"number":"EP-2025-011655","date":"2026-04-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Installation of a 400 Amp service with 1/0 Grounding electrode Conductor. and sub panels Per plans Interior wiring throughout Outlets, switches, and lights. per plans -2017 NEC . -NOTED: IN SECOND FLOOR MEETING ROOM 2, ADDITIONAL WALL RECEPTACLES ARE REQUIRED PER 210.71.B 1 ***NO FIRE ALARM ON THIS PERMIT.***"},{"number":"FP-2026-000179","date":"2026-04-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 THROUGHOUT THE ENTIRE BUILDING WITH 4” FIRE SERVICE, AND 4\" BACKFLOW PREVENTION ASSEMBLY. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2026-001023","date":"2026-06-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Installation of new fire alarm system per submitted and approved engineered drawings.2017 NEC."}],"storyTag":"New construction","storyDelta":0,"timeline":[{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$25,488 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["9 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “NEW USE OCCUPIED PRIOR TO CO.”","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"8 permits not marked completed: 123755 (EXPIRED), 122423 (EXPIRED), CP-2025-001868 (Issued), MP-2025-006277 (Issued), PP-2025-015619 (Issued).","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$25,487.82 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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 Aug 11, 2021.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 2 historical violations 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/"}]}