{"asOf":"2026-07-25T23:21:00.327Z","block":"4000-4099 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4000-4099-lancaster-ave","address":"4025 LANCASTER AVE","parcelNumber":"882933615","source":"https://property.phila.gov/?p=882933615","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AC0","buildingCodeNew":"254","buildingClass":"STORE 3 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Store","owner":"HP GROUP LLC","coOwner":null,"marketValue":145000,"landAssessment":29000,"improvementAssessment":116000,"livableArea":3023,"yearBuilt":1915,"lastSale":{"price":145000,"date":"2022-03-01T05:00:00Z"},"openViolations":0,"violations":[{"number":"762452","date":"2007-12-06","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"762451","date":"2007-12-06","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-062348","date":"2023-08-21","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-08-21","resolution":"WARNING ISSUED"},{"number":"VI-2023-080766","date":"2023-10-17","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-10-17","resolution":"SVN ISSUED"}],"violationCases":[{"number":"137789","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-12-07","completedDate":"2011-05-20","violations":[{"number":"762452","date":"2007-12-06","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"762451","date":"2007-12-06","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-084622","type":"WARNING","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-21","completedDate":"2023-08-22","violations":[{"number":"VI-2023-062348","date":"2023-08-21","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-08-21","resolution":"WARNING ISSUED"}]},{"number":"CF-2023-108035","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-10-17","completedDate":null,"violations":[{"number":"VI-2023-080766","date":"2023-10-17","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-10-17","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"78907","date":"2006-09-12","type":"BC INSP","status":"FAILED"},{"caseNumber":"78907","date":"2006-09-12","type":"BC INSP","status":"CLOSED"},{"caseNumber":"81426","date":"2006-09-26","type":"BC INSP","status":"FAILED"},{"caseNumber":"81426","date":"2006-10-10","type":"BC INSP","status":"FAILED"},{"caseNumber":"81426","date":"2006-11-02","type":"BC INSP","status":"PASSED"},{"caseNumber":"137789","date":"2007-12-06","type":"BC INSP","status":"CLOSED"},{"caseNumber":"137789","date":"2007-12-06","type":"BC INSP","status":"FAILED"},{"caseNumber":"78907","date":"2007-12-19","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"137789","date":"2011-05-19","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"CF-2023-084622","date":"2023-08-21","type":null,"status":null},{"caseNumber":"CF-2023-108035","date":"2023-10-17","type":null,"status":null}],"inspYears":[{"y":2006,"fails":3,"passes":1},{"y":2007,"fails":1,"passes":1},{"y":2011,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96382497524727,"lng":-75.20291514499311,"geom":{"type":"Polygon","coordinates":[[[-75.202786152,39.963912183],[-75.203000997,39.963702239],[-75.203049822,39.963732016],[-75.202827246,39.963945915],[-75.202786152,39.963912183]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":1750,"zoning":"CMX2","grade":"C-","basement":null,"heater":null,"centralAir":null,"extCond":"6","intCond":"6","garage":null,"homestead":false,"mail":"1005 PONTIAC ROAD SUITE 348, DREXEL HILL PA, 19026","mailOut":true,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2025-01-31","number":"HA-2024-000179","relatedPermit":null}],"taxYears":[{"year":2016,"total":1290.6,"principal":1103.28,"interest":16.54,"penalty":11.03}],"taxNet":200.6,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":140000,"taxable":140000,"land":17500,"improvement":122500,"taxableLand":17500,"taxableImprovement":122500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":140000,"taxable":140000,"land":17500,"improvement":122500,"taxableLand":17500,"taxableImprovement":122500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":95000,"taxable":95000,"land":19000,"improvement":76000,"taxableLand":19000,"taxableImprovement":76000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":94900,"taxable":94900,"land":18980,"improvement":75920,"taxableLand":18980,"taxableImprovement":75920,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":95600,"taxable":95600,"land":19120,"improvement":76480,"taxableLand":19120,"taxableImprovement":76480,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":95600,"taxable":95600,"land":19120,"improvement":76480,"taxableLand":19120,"taxableImprovement":76480,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":95600,"taxable":95600,"land":19120,"improvement":76480,"taxableLand":19120,"taxableImprovement":76480,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":104500,"taxable":104500,"land":20893,"improvement":83607,"taxableLand":20893,"taxableImprovement":83607,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":104500,"taxable":104500,"land":20893,"improvement":83607,"taxableLand":20893,"taxableImprovement":83607,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":107600,"taxable":107600,"land":21520,"improvement":86080,"taxableLand":21520,"taxableImprovement":86080,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":107600,"taxable":107600,"land":21520,"improvement":86080,"taxableLand":21520,"taxableImprovement":86080,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":145000,"taxable":145000,"land":29000,"improvement":116000,"taxableLand":29000,"taxableImprovement":116000,"exemptLand":0,"exemptImprovement":0}],"taxNow":1506,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"98538","date":"2007-11-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-11-05","scope":"1ST FLOOR CHANGE TO T-SHIRT AND VARIETY STORE AND ACC SIGNAGE"},{"number":"233646","date":"2009-08-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-08-25","scope":"LEGALIZE USE OF STORE TO BE USED AS A VARITEY STORE ON THE FIRST FLORR IN SAME BLDG AS AN APT ON THE SECOND FLOOR. NO FOOD PREP OF COOKING. ONLY TO SELL PRE-PACKAGE GUM AND TASTYKAKES ETC AND OTHER GOODS. NO WORK TO BE DONE OR SCHEDULED TO BE DONE."},{"number":"ZP-2022-006637","date":"2022-06-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-12-22","scope":"FOR A REAR ADDITION TO AN EXISTING STRUCTURE. ADDITION TO INCLUDE A ROOF DECK WITH A ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"CP-2022-004409","date":"2022-08-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-12-22","scope":"NEW CONSTRUCTION OF A REAR ADDITION TO AN EXISTING STRUCTURE. ADDITION TO INCLUDE A ROOF DECK WITH A ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"GM-2022-009785","date":"2022-11-08","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2023-01-24","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2023-000158","date":"2023-01-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-11-17","scope":"Install fire alarm. Install a 400 AMP service with 5 meters. Wire throughout a mixed use building: switches, lights, receptacles, TV's, phones, emergency lights, and 110v interconnected smoke/CO alarms. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC ,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"MP-2023-001036","date":"2023-03-28","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-12-20","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES ARE TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S SPECIFICATIONS. ALL WORK IS TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY, CONTACT THE DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS ARE REQUIRED FOR ALL OTHER WORK."},{"number":"FP-2023-000310","date":"2023-04-05","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-12-22","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 WITH A FIRE DEPARTMENT CONNECTION, BACK-FLOW PREVENTION DEVICE AND 2\" SERVICE LINE, THROUGHOUT A THREE (3) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"PP-2023-000380","date":"2023-05-16","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-20","scope":"(4) 3 inch stacks ; (1) Sump Pump; (4) HWH ; (3) Kitchen Stinks; (4) Lav ; (4) WC ; (4) Shower/tub; (1) Roof Drain; (1) Vent Stack"},{"number":"PP-2023-003802","date":"2023-05-16","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-11","scope":"INSTALL 6in lateral, 5in sanitary curb trap, 6in storm trap, 1in water service, (2)FAI, 2in back flow"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2011,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"sale","p":145000},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":true,"licenses":[{"number":"0956393","type":"Rental","status":"Active","businessName":"HP GROUP LLC","legalName":"HP GROUP LLC","address":"4025 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-07-15","latestIssueDate":"2026-07-15","expirationDate":"2027-07-14","inactiveDate":null}],"licenseActivity":[{"number":"0956393","type":"Rental","businessName":"HP GROUP LLC","legalName":"HP GROUP LLC","issuedDate":"2024-07-15","latestIssueDate":"2026-07-15","closureDate":null,"expirationDate":"2027-07-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":3,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022, 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #98538: 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1005 PONTIAC ROAD SUITE 348, DREXEL HILL PA, 19026).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Oct 17, 2023.","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":"2 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 4 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/"}]}