{"asOf":"2026-07-26T02:08:07.054Z","block":"6100-6199 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6100-6199-lancaster-ave","address":"6163 LANCASTER AVE","parcelNumber":"882969745","source":"https://property.phila.gov/?p=882969745","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PB0","buildingCodeNew":"223","buildingClass":"AUTO REPAIR SHOP MASONRY","buildingClassNew":"AUTO SERVICE GARAGE","useLabel":"Store","owner":"JAMSHIDI SIROUS","coOwner":"HABASHZADA TORPEKAY","marketValue":779800,"landAssessment":609300,"improvementAssessment":170500,"livableArea":4857,"yearBuilt":1925,"lastSale":{"price":3,"date":"2010-09-02T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-039309","date":"2025-06-03","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-039308","date":"2025-06-03","code":"F-604.4","title":"MULTIPLUG ADAPTORS\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-039307","date":"2025-06-03","code":"F-313.1","title":"FUELED EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-039306","date":"2025-06-03","code":"F-2311.2.3.2","title":"DISPOSAL OF OILY WASTE\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-039305","date":"2025-06-03","code":"F-5003.4.1","title":"STORAGE OF SAFETY DATA SHEETS\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-039289","date":"2025-06-03","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-039288","date":"2025-06-03","code":"F-2311.8.7","title":"FIRE EXTINGUISHERS AUTO REPAIR\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-039287","date":"2025-06-03","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-039286","date":"2025-06-03","code":"F-1013.6.2","title":"EXIT SIGN ILLUMINATION\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-039285","date":"2025-06-03","code":"F-105.6.4","title":"REPAIR GARAGES/MOTOR FUEL\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2025-052458","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-06-04","completedDate":"2025-07-02","violations":[{"number":"VI-2025-039309","date":"2025-06-03","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-039308","date":"2025-06-03","code":"F-604.4","title":"MULTIPLUG ADAPTORS\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-039307","date":"2025-06-03","code":"F-313.1","title":"FUELED EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-039306","date":"2025-06-03","code":"F-2311.2.3.2","title":"DISPOSAL OF OILY WASTE\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-039305","date":"2025-06-03","code":"F-5003.4.1","title":"STORAGE OF SAFETY DATA SHEETS\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-039289","date":"2025-06-03","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-039288","date":"2025-06-03","code":"F-2311.8.7","title":"FIRE EXTINGUISHERS AUTO REPAIR\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-039287","date":"2025-06-03","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-039286","date":"2025-06-03","code":"F-1013.6.2","title":"EXIT SIGN ILLUMINATION\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-039285","date":"2025-06-03","code":"F-105.6.4","title":"REPAIR GARAGES/MOTOR FUEL\n","status":"COMPLIED","resolutionDate":"2025-07-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2025,"n":10,"worst":null}],"investigations":[{"caseNumber":"CF-2025-052458","date":"2025-06-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-052458","date":"2025-07-02","type":null,"status":"PASSED"}],"inspYears":[{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98425442910589,"lng":-75.24504324482837,"geom":{"type":"Polygon","coordinates":[[[-75.244823729,39.984041058],[-75.245442683,39.984247935],[-75.245490178,39.984277729],[-75.245127365,39.984443755],[-75.244680795,39.984292221],[-75.244823729,39.984041058]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2021-007474","type":"Fire Alarm Certification","inspectionDate":"2021-11-30","result":"Certified","expirationDate":"2022-11-30","buildingId":"1482671"},{"number":"BC-2022-017797","type":"Fire Alarm Certification","inspectionDate":"2022-11-30","result":"Certified","expirationDate":"2023-11-30","buildingId":"1482671"},{"number":"BC-2023-023273","type":"Fire Alarm Certification","inspectionDate":"2023-11-08","result":"Certified","expirationDate":"2024-11-08","buildingId":"1482671"},{"number":"BC-2024-026773","type":"Fire Alarm Certification","inspectionDate":"2024-10-01","result":"Certified","expirationDate":"2025-10-01","buildingId":"1482671"},{"number":"BC-2025-024657","type":"Fire Alarm Certification","inspectionDate":"2025-09-22","result":"Certified","expirationDate":"2026-09-22","buildingId":"1482671"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19151","beds":null,"baths":null,"stories":1,"lotArea":17300,"zoning":"CMX2.5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1 DARA CIR, BROOMALL PA, 19008","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":247700,"taxable":247700,"land":63300,"improvement":184400,"taxableLand":63300,"taxableImprovement":184400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":247700,"taxable":247700,"land":63300,"improvement":184400,"taxableLand":63300,"taxableImprovement":184400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":468600,"taxable":468600,"land":253361,"improvement":215239,"taxableLand":253361,"taxableImprovement":215239,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":347400,"taxable":347400,"land":229080,"improvement":118320,"taxableLand":229080,"taxableImprovement":118320,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":347400,"taxable":347400,"land":229080,"improvement":118320,"taxableLand":229080,"taxableImprovement":118320,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":347400,"taxable":347400,"land":229080,"improvement":118320,"taxableLand":229080,"taxableImprovement":118320,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":347400,"taxable":347400,"land":229080,"improvement":118320,"taxableLand":229080,"taxableImprovement":118320,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":568200,"taxable":568200,"land":457565,"improvement":110635,"taxableLand":457565,"taxableImprovement":110635,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":568200,"taxable":568200,"land":457565,"improvement":110635,"taxableLand":457565,"taxableImprovement":110635,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":775860,"taxable":775860,"land":605370,"improvement":170490,"taxableLand":605370,"taxableImprovement":170490,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":775800,"taxable":775800,"land":605310,"improvement":170490,"taxableLand":605310,"taxableImprovement":170490,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":779800,"taxable":779800,"land":609300,"improvement":170500,"taxableLand":609300,"taxableImprovement":170500,"exemptLand":0,"exemptImprovement":0}],"taxNow":10860,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"782179","date":"2017-05-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"ABANDONED","completedDate":null,"scope":"REMOVE OLD BACKFLOW SUPPLY AND INSTALL NEW 3/4 WATTS LF009M3QT BACKFLOW DEVICE.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"968021","date":"2019-05-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-05-24","scope":"FOR THE REMOVAL OF EXISTING FREE STANDING - NON ACCESSORY SIGN WITH FOUR (4) FACES (12'X25. 300 SF EA FACE). SIGN REMOVAL TO BE CONSIDERED AS A SIGN REMOVAL CREDIT BY CLEAR CHANNEL OUTDOOR, IN ACCORDANCE WITH SECTION 14-905(12)(B) OF THE ZONING CODE. NO CHANGE TO EXISTING BUILDINGS HEIGHT, AREA, FLOOR AREA, BULK USE OR SIGNAGE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLAN. FOR USE AS EXISTING AUTO SALES LOT AND OFFICES AS PART OF AUTO REPAIR SHOP, AND USED CARS."},{"number":"968028","date":"2019-05-24","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2019-06-03","scope":"FOR THE DEMOLITION AND REMOVAL OF AN EXISTING FREE STANDING NON ACCESSORY SIGN WITH FOUR (4) FACES (12'X25'. 300SF EA FACE)."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Sign"},{"y":2025,"k":"viol","w":"10 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"280521","type":"Dumpster License - Private Property","status":"Inactive","businessName":"UNITED AUTO REPAIR INC","legalName":"UNITED AUTO REPAIR INC","address":"6163 LANCASTER AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1998-05-22","latestIssueDate":"1998-05-22","expirationDate":"2010-07-31","inactiveDate":null},{"number":"300235","type":"Outdoor Advertising Sign","status":"Closed","businessName":"CLEAR CHANNEL OUTDOOR (MATT BRADLEY)","legalName":"CLEAR CHANNEL OUTDOOR","address":"6163 LANCASTER AVE","revenueCode":"3708","rentalCategory":null,"units":null,"issuedDate":"2004-02-09","latestIssueDate":"2005-04-20","expirationDate":"2007-03-31","inactiveDate":null},{"number":"283699","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Active","businessName":"UNITED AUTO REPAIR CENTER INC","legalName":"UNITED AUTO REPAIR CENTER INC","address":"6163 LANCASTER AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2004-12-26","latestIssueDate":"2025-12-31","expirationDate":"2026-12-31","inactiveDate":null},{"number":"567736","type":"Dumpster License - Private Property","status":"Inactive","businessName":"AAA UNITED AUTO REPAIR","legalName":"AAA UNITED AUTO REPAIR","address":"6163 LANCASTER AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-06-26","latestIssueDate":"2012-06-26","expirationDate":"2012-07-31","inactiveDate":null},{"number":"688695","type":"Dumpster License - Private Property","status":"Active","businessName":"AAA UNITED AUTO REPAIR","legalName":"AAA UNITED AUTO REPAIR","address":"6163 LANCASTER AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2016-01-14","latestIssueDate":"2016-01-14","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"688695","type":"Dumpster License - Private Property","businessName":"AAA UNITED AUTO REPAIR","legalName":"AAA UNITED AUTO REPAIR","issuedDate":"2012-06-26","latestIssueDate":"2016-01-14","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"283699","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"UNITED AUTO REPAIR CENTER INC","legalName":"UNITED AUTO REPAIR CENTER INC","issuedDate":"2004-12-26","latestIssueDate":"2025-12-31","closureDate":null,"expirationDate":"2026-12-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"300235","type":"Outdoor Advertising Sign","businessName":"CLEAR CHANNEL OUTDOOR (MATT BRADLEY)","legalName":"CLEAR CHANNEL OUTDOOR","issuedDate":"2004-02-09","latestIssueDate":"2005-04-20","closureDate":"2007-03-31","expirationDate":"2007-03-31","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"280521","type":"Dumpster License - Private Property","businessName":"UNITED AUTO REPAIR INC","legalName":"UNITED AUTO REPAIR INC","issuedDate":"1998-05-22","latestIssueDate":"1998-05-22","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 37% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $568,200 to $775,860","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #968021: 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: 782179 (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":"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 Jul 2, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #280521: Inactive; Outdoor Advertising Sign #300235: Closed; Dumpster License - Private Property #567736: 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Sep 22, 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/"}]}