{"asOf":"2026-07-29T18:27:41.588Z","block":"1700-1799 S 20TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-s-20th-st","address":"1723-25 S 20TH ST","parcelNumber":"882936370","source":"https://property.phila.gov/?p=882936370","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BB0","buildingCodeNew":"620","buildingClass":"STR/OFF 2 STY MASONRY","buildingClassNew":"RELIGIOUS","useLabel":"Commercial","owner":"AGIV VICTOR","coOwner":null,"marketValue":366200,"landAssessment":73240,"improvementAssessment":292960,"livableArea":3450,"yearBuilt":1960,"lastSale":{"price":1,"date":"2019-04-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"2808066","date":"2012-12-04","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2889679","date":"2013-08-06","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2889677","date":"2013-08-06","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2889678","date":"2013-08-06","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-032903","date":"2021-05-26","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"COMPLIED","resolutionDate":"2023-12-29","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-032902","date":"2021-05-26","code":"A-301.1/10","title":"OUTDOOR DECK","status":"COMPLIED","resolutionDate":"2023-12-29","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-034967","date":"2021-06-04","code":"A-301.1/21","title":"FLAT WALL SIGN","status":"COMPLIED","resolutionDate":"2023-12-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"3419375","date":"2014-11-29","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3742905","date":"2014-11-29","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3419376","date":"2014-12-11","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"361775","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2012-12-05","completedDate":"2013-08-13","violations":[{"number":"2808066","date":"2012-12-04","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"395795","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2013-08-06","completedDate":"2018-05-15","violations":[{"number":"2889679","date":"2013-08-06","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2889677","date":"2013-08-06","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2889678","date":"2013-08-06","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-044036","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION - COURT","createdDate":"2021-05-25","completedDate":null,"violations":[{"number":"VI-2021-032903","date":"2021-05-26","code":"A-301.1/64","title":"ZONING REQUIRED FOR CONSTRUCTION","status":"COMPLIED","resolutionDate":"2023-12-29","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-032902","date":"2021-05-26","code":"A-301.1/10","title":"OUTDOOR DECK","status":"COMPLIED","resolutionDate":"2023-12-29","resolution":"COMPLIED - OWNER DEMOLITION"}]},{"number":"CF-2021-046939","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-03","completedDate":"2023-12-28","violations":[{"number":"VI-2021-034967","date":"2021-06-04","code":"A-301.1/21","title":"FLAT WALL SIGN","status":"COMPLIED","resolutionDate":"2023-12-28","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"532883","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3419375","date":"2014-11-29","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3419376","date":"2014-12-11","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"533113","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3742905","date":"2014-11-29","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":1,"worst":null},{"y":2013,"n":3,"worst":null},{"y":2014,"n":3,"worst":null},{"y":2021,"n":3,"worst":null}],"investigations":[{"caseNumber":"361775","date":"2012-12-04","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"361775","date":"2013-01-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"361775","date":"2013-03-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"361775","date":"2013-05-25","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"395795","date":"2013-08-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"361775","date":"2013-08-13","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"395795","date":"2013-09-20","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2021-044036","date":"2021-05-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-046939","date":"2021-06-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-046939","date":"2021-07-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-044036","date":"2021-07-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-046939","date":"2021-08-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-044036","date":"2021-09-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-046939","date":"2021-12-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-046939","date":"2022-02-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-046939","date":"2023-03-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-044036","date":"2023-03-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-044036","date":"2023-09-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-046939","date":"2023-12-28","type":null,"status":"PASSED"}],"inspYears":[{"y":2012,"fails":1,"passes":0},{"y":2013,"fails":4,"passes":2},{"y":2021,"fails":7,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.929767296441455,"lng":-75.17811551935873,"geom":{"type":"Polygon","coordinates":[[[-75.177986457,39.929797668],[-75.178006779,39.92970608],[-75.17824363,39.929736039],[-75.178224089,39.929829111],[-75.177986457,39.929797668]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-029057","type":"Fire Alarm Certification","inspectionDate":"2024-10-28","result":"Certified","expirationDate":"2025-10-28","buildingId":"1501944"},{"number":"BC-2025-027446","type":"Fire Alarm Certification","inspectionDate":"2025-10-17","result":"Certified","expirationDate":"2026-10-17","buildingId":"1501944"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":2,"lotArea":2267,"zoning":"CMX1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"68 RAYNHAM RD, MERION STATION PA, 19066","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A PERSONAL SERVICE AT SECOND FLOOR IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION.","status":"Completed","outcome":"Granted","date":"2022-10-13","number":"ZP-2021-016820","relatedPermit":"ZP-2021-016820"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":97500,"taxable":97500,"land":45300,"improvement":52200,"taxableLand":45300,"taxableImprovement":52200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":97500,"taxable":97500,"land":45300,"improvement":52200,"taxableLand":45300,"taxableImprovement":52200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":262000,"taxable":262000,"land":52421,"improvement":209579,"taxableLand":52421,"taxableImprovement":209579,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":261700,"taxable":261700,"land":52340,"improvement":209360,"taxableLand":52340,"taxableImprovement":209360,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":263600,"taxable":263600,"land":52720,"improvement":210880,"taxableLand":52720,"taxableImprovement":210880,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":263600,"taxable":263600,"land":52720,"improvement":210880,"taxableLand":52720,"taxableImprovement":210880,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":263600,"taxable":263600,"land":52720,"improvement":210880,"taxableLand":52720,"taxableImprovement":210880,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":346200,"taxable":346200,"land":69240,"improvement":276960,"taxableLand":69240,"taxableImprovement":276960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":346200,"taxable":346200,"land":69240,"improvement":276960,"taxableLand":69240,"taxableImprovement":276960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":366200,"taxable":366200,"land":73240,"improvement":292960,"taxableLand":73240,"taxableImprovement":292960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":366200,"taxable":366200,"land":73240,"improvement":292960,"taxableLand":73240,"taxableImprovement":292960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":366200,"taxable":366200,"land":73240,"improvement":292960,"taxableLand":73240,"taxableImprovement":292960,"exemptLand":0,"exemptImprovement":0}],"taxNow":5126,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"488800","date":"2013-08-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2016-12-01","scope":"MAKE SAFE - FIXING ROOF, FIXING/REPLACING FLOORS - MAY NEED TO REPLACE SUB FLOORS AT PARTS"},{"number":"532883","date":"2014-04-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-04-02","scope":"2 TOILETS,2 LAVS SINKS AND 2 KITCHEN SINK (VACANT COMM)"},{"number":"533113","date":"2014-09-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-06-21","scope":"INTERIOR ALTERATIONS TO INCLUDE NEW ADA BATHROOM, ONE (1) FIRE RATED EXIT ENCLOSURE WITH FIRE RATED DOORS, NON-LOAD BEARING PARTITIONS, AND UPGRADES TO FINISHES. ALL WORK SHALL BE IN ACCORDANCE WITH APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, USE REGISTRATION PERMITS, AND CERTIFICATE OF OCCUPANCY."},{"number":"552364","date":"2014-09-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-21","scope":"300 AMP SERVICE & WIRING THROUGHOUT & INSTALL FIRE ALARM AS PER NEC 2008 & NFPA 72 (COMM)"},{"number":"582731","date":"2015-02-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-04-21","scope":"FOR THE INSTALLATION OF NEW HVAC SYSTEMS WITH DUCTWORK AS PER PLANS."},{"number":"621509","date":"2015-07-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-07-02","scope":"USE TO RELIGIOUS ASSEMBLY ON 1ST FLOOR ALL OTHER USES AS PREVIOUSLY APPROVED. (NO SIGNS ON THIS APPLICATION)"},{"number":"661717","date":"2016-01-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-03-05","scope":"REPLACE CURB TRAP & FAI PA20160050361 \"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-2021-007779","date":"2021-11-29","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-05-11","scope":"PERSONAL SERVICES"},{"number":"ZP-2021-016820","date":"2022-09-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"GP-2023-002358","date":"2023-05-09","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-05-11","scope":"erection of an accessory flat wall sign, details as shown on plan."},{"number":"ZP-2024-003777","date":"2024-04-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Group Child Care"},{"number":"CP-2024-004926","date":"2024-10-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-11-07","scope":"FOR LEVEL II ALTERATION WITH PARTIAL Change of Use Classification of an Existing 1 Story Commercial space to a Commercial E Group Day Care (<12 Children). BUILDING IS NOT SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×7"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"appeal","w":"Appeal granted"},{"y":2023,"k":"permit","w":"Sign"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"297200","type":"Hazardous Materials","status":"Inactive","businessName":"PERSIAN CLEANERS INC","legalName":"PERSIAN CLEANERS INC","address":"1723-25 S 20TH ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null}],"licenseActivity":[{"number":"297200","type":"Hazardous Materials","businessName":"PERSIAN CLEANERS INC","legalName":"PERSIAN CLEANERS INC","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"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":["3 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":"Appeal #ZP-2021-016820: Completed · Granted; related permit ZP-2021-016820. Use permit #621509: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 488800 (EXPIRED). At least one row also carries a completion date, so the City fields conflict.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"16 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 28, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Hazardous Materials #297200: Inactive","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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 10 historical violations across 6 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":"Fire Alarm Certification: Certified through Oct 17, 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":"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/"}]}