{"asOf":"2026-07-28T17:48:33.729Z","block":"2700-2799 BLACK LAKE PL","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-black-lake-pl","address":"2706 BLACK LAKE PL","parcelNumber":"883092200","source":"https://property.phila.gov/?p=883092200","ownerType":"owner-occupied","kind":"offices","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"DE0","buildingCodeNew":"251","buildingClass":"OFF BLD N/COM W/PKG MASON","buildingClassNew":"SOCIAL/FRATERNAL HALL","useLabel":"Offices","owner":"BRICKLAYERS & ALLIED CRAF","coOwner":null,"marketValue":1316900,"landAssessment":263300,"improvementAssessment":1053600,"livableArea":10900,"yearBuilt":1987,"lastSale":{"price":1,"date":"2019-03-15T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.11086146074939,"lng":-74.98400111193197,"geom":{"type":"Polygon","coordinates":[[[-74.983274349,40.110675327],[-74.984703234,40.110630372],[-74.984725536,40.11104819],[-74.983311029,40.111092695],[-74.983274349,40.110675327]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2022-009651","type":"Special Hazards Certification","inspectionDate":"2022-07-14","result":"Certified","expirationDate":"2023-07-14","buildingId":"1318089"},{"number":"BC-2022-019032","type":"Fire Alarm Certification","inspectionDate":"2022-09-07","result":"Certified","expirationDate":"2023-09-07","buildingId":"1318089"},{"number":"BC-2023-001406","type":"Special Hazards Certification","inspectionDate":"2023-01-20","result":"Certified","expirationDate":"2024-01-20","buildingId":"1318089"},{"number":"BC-2023-014525","type":"Special Hazards Certification","inspectionDate":"2023-07-14","result":"Certified","expirationDate":"2024-07-14","buildingId":"1318089"},{"number":"BC-2023-018131","type":"Fire Alarm Certification","inspectionDate":"2023-09-01","result":"Certified","expirationDate":"2024-09-01","buildingId":"1318089"},{"number":"BC-2024-002076","type":"Special Hazards Certification","inspectionDate":"2024-01-23","result":"Certified","expirationDate":"2025-01-23","buildingId":"1318089"},{"number":"BC-2024-020867","type":"Special Hazards Certification","inspectionDate":"2024-07-22","result":"Certified","expirationDate":"2025-07-22","buildingId":"1318089"},{"number":"BC-2024-032757","type":"Special Hazards Certification","inspectionDate":"2024-12-11","result":"Certified","expirationDate":"2025-12-11","buildingId":"1318089"},{"number":"BC-2025-014613","type":"Special Hazards Certification","inspectionDate":"2025-05-30","result":"Certified","expirationDate":"2026-05-30","buildingId":"1318089"},{"number":"BC-2025-023060","type":"Fire Alarm Certification","inspectionDate":"2025-09-02","result":"Certified","expirationDate":"2026-09-02","buildingId":"1318089"},{"number":"BC-2025-029114","type":"Special Hazards Certification","inspectionDate":"2025-11-05","result":"Certified","expirationDate":"2026-11-05","buildingId":"1318089"},{"number":"BC-2026-013694","type":"Special Hazards Certification","inspectionDate":"2026-05-13","result":"Certified","expirationDate":"2027-05-13","buildingId":"1318089"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19154","beds":null,"baths":null,"stories":1,"lotArea":60845,"zoning":"I1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2706 BLACK LAKE PL, PHILADELPHIA PA, 19154","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN INTERNALLY ILLUMINATED FREE-STANDING SIGN (6'-9 1/2\"X2'-11 3/4\") ACCESSORY TO AN EXISTING DETACHED (1) ONE-STORY MASONRY STRUCTURE WITH USE AS UNION OFFICES AND ANCILLARY USE WITH ACCESSORY ON-SITE PARKING AS P","status":"CLOSED","outcome":"Granted","date":"2012-08-22","number":"18362","relatedPermit":"405710"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE REMOVAL OF EXISTING CANOPY ( 973 SF) TO THE SOUTH OF THE BUILDING, FOR THE ERECTION OF A SECOND FLOOR ADDITION  ( AT TOP OF THE FRONT ( EAST) PORTION OF THE BUILDING; ERECTION OF CANOPY ( 2,044 SF) ON THE SOUTH SIDE OF THE BU","status":"CLOSED","outcome":"Granted","date":"2016-04-06","number":"26344","relatedPermit":"627379"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":822700,"taxable":822700,"land":304200,"improvement":518500,"taxableLand":304200,"taxableImprovement":518500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":822700,"taxable":822700,"land":304200,"improvement":518500,"taxableLand":304200,"taxableImprovement":518500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1314000,"taxable":1314000,"land":262800,"improvement":1051200,"taxableLand":262800,"taxableImprovement":1051200,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1353400,"taxable":1353400,"land":270680,"improvement":1082720,"taxableLand":270680,"taxableImprovement":1082720,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1377000,"taxable":1377000,"land":275400,"improvement":1101600,"taxableLand":275400,"taxableImprovement":1101600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1377000,"taxable":1377000,"land":275400,"improvement":1101600,"taxableLand":275400,"taxableImprovement":1101600,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1377000,"taxable":1377000,"land":275400,"improvement":1101600,"taxableLand":275400,"taxableImprovement":1101600,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1480400,"taxable":1480400,"land":296080,"improvement":1184320,"taxableLand":296080,"taxableImprovement":1184320,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1480400,"taxable":1480400,"land":296080,"improvement":1184320,"taxableLand":296080,"taxableImprovement":1184320,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1399000,"taxable":1399000,"land":279800,"improvement":1119200,"taxableLand":279800,"taxableImprovement":1119200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1399000,"taxable":1399000,"land":279800,"improvement":1119200,"taxableLand":279800,"taxableImprovement":1119200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1316900,"taxable":1316900,"land":263300,"improvement":1053600,"taxableLand":263300,"taxableImprovement":1053600,"exemptLand":0,"exemptImprovement":0}],"taxNow":19583,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"405710","date":"2012-09-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-09-13","scope":"INSTALLATION OF NEW SIGNAGE"},{"number":"427141","date":"2012-10-09","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2012-11-16","scope":"FOR THE ERECTION OF AN INTERNALLY ILLUMINATED FREE-STANDING SIGN."},{"number":"495615","date":"2013-10-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-14","scope":"FA INSTALLATION 1 FACP HONEYWELL VISTA 128, 3 ANNUNICIATORS, 19 SYSTEM SMOKE DETECTORS, 7 HEAT DETECTORS, 8 HORN STROBES, 4 STROBES, 8 PULL STATIONS AS PER 2008 NEC & NFPA (OFFICE & BANQUET RM)"},{"number":"627379","date":"2016-05-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-05-12","scope":"REMOVE EXISTING CANOPY TO THE SOUTH SIDE OF BLDG. CONSTRUCT A SECOND STORY OFFICE ADDITION ATOP FRONT PORTION OF BLDG, A CANOPY O THE SOUTH SIDE OF BLDG, AND SEVERAL ONE STORY INFILL ADDITIONS TO THE SOUTH AND WEST OF BLDG.CURB, REPAVE AND STORM WATER ITEMS.NO CHANGE IN NUMBER OF OFF STREET PARKING SPACES (50 PARKING SPACES 2 ACCESSIBLE SPACES INCLUDED IN TOTAL)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"appeal","w":"Appeal granted"},{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"Sign"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2016,"k":"appeal","w":"Appeal granted"},{"y":2016,"k":"permit","w":"Zoning/use"}],"rented":false,"licenses":[{"number":"279724","type":"Dumpster License - Private Property","status":"Inactive","businessName":"BRICKLAYERS & ALLIED","legalName":"BRICKLAYERS & ALLIED","address":"2706 BLACK LAKE PL","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1997-06-19","latestIssueDate":"2012-06-28","expirationDate":"2013-07-31","inactiveDate":null},{"number":"208959","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"P & P CATERING INC","legalName":"P & P CATERING INC","address":"2706 BLACK LAKE PL","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-10-22","latestIssueDate":"2026-04-08","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"208959","type":"Food Preparing and Serving (30+ SEATS)","businessName":"P & P CATERING INC","legalName":"P & P CATERING INC","issuedDate":"2004-10-22","latestIssueDate":"2026-04-08","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"279724","type":"Dumpster License - Private Property","businessName":"BRICKLAYERS & ALLIED","legalName":"BRICKLAYERS & ALLIED","issuedDate":"1997-06-19","latestIssueDate":"2012-06-28","closureDate":"2013-07-31","expirationDate":"2013-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #18362: CLOSED · Granted; related permit 405710. Use permit #405710: 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #279724: 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through May 13, 2027; Fire Alarm Certification: Certified through Sep 2, 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/"}]}