{"asOf":"2026-07-27T01:10:54.751Z","block":"0-99 ROCHELLE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-rochelle-ave","address":"90 ROCHELLE AVE","parcelNumber":"883631100","source":"https://property.phila.gov/?p=883631100","ownerType":"investor","kind":"offices","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"DB0","buildingCodeNew":"273","buildingClass":"OFF BLD COM NO GAR MASON","buildingClassNew":"WAREHOUSE","useLabel":"Offices","owner":"CSW ROCHELLE ASSOCIATES L","coOwner":null,"marketValue":830600,"landAssessment":166100,"improvementAssessment":664500,"livableArea":6300,"yearBuilt":1955,"lastSale":{"price":650000,"date":"2018-02-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"2839682","date":"2013-06-24","code":"A-000.0/10","title":"VIOL C&I 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RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"476901","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-04-28","completedDate":"2015-05-18","violations":[{"number":"3536419","date":"2015-04-28","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3536420","date":"2015-04-28","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"632576","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2018-05-09","completedDate":"2018-06-11","violations":[{"number":"4666174","date":"2018-05-09","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4666176","date":"2018-05-09","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4667015","date":"2018-05-09","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":3,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2018,"n":3,"worst":null}],"investigations":[{"caseNumber":"37642","date":"2005-04-12","type":"L_CLIP","status":"FAILED"},{"caseNumber":"37642","date":"2005-04-28","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"387927","date":"2013-06-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"387927","date":"2013-07-31","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"632576","date":"2018-05-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"632576","date":"2018-06-11","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2005,"fails":1,"passes":0},{"y":2013,"fails":1,"passes":1},{"y":2018,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.016146060858205,"lng":-75.207781042662,"geom":{"type":"Polygon","coordinates":[[[-75.20813278,40.016179167],[-75.208101242,40.016165928],[-75.207426065,40.016455494],[-75.207026263,40.015911067],[-75.206981052,40.015745146],[-75.208886925,40.016272105],[-75.208370931,40.016495207],[-75.20813278,40.016179167]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19128","beds":null,"baths":null,"stories":1,"lotArea":55319,"zoning":"RSA3","grade":"C-","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"1300 VIRGINIA DR STE 215, FORT WASHINGTON PA, 19034","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR DAYCARE AND GROOMING FOR CANINE ANIMALS (ANIMAL SERVICE), BOARDING AND\nTRAINING FACILITY (BOARDING AND OTHER SERVICES) AND RETAIL SALE OF PET SUPPLIES IN BUILDING # 1 ON THE SAME LOT WITH EXISTING STORAGE AND ALL OTHER USES AS PR","status":"OPEN","outcome":"Granted with conditions","date":"2019-01-30","number":"35968","relatedPermit":"929036"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF A DETACHED STRUCTURE (BUILDING #2) WITH INTERIOR AND SURFACE PARKING, \nAND FOR ERECTION OF REAR AND SIDE YARD FENCE MAXIMUM HEIGHT 6 FT. SIZE AND LOCATION AS \nSHOWN IN THE APPLICATION / PLAN. \nUSES – (BUILDING # 2","status":"Dismissed / Withdrawn","outcome":"Withdrawn","date":"2023-05-01","number":"ZP-2021-000722","relatedPermit":"ZP-2021-000722"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR CANINE DAYCARE, BOARDING, TRAINING, SALE OF DOG RELATED GOODS, ANCILLARY OFFICE AND\nADMINISTRATIVE SPACE","status":"Completed","outcome":"Granted with conditions","date":"2023-06-20","number":"ZP-2022-013746","relatedPermit":"ZP-2022-013746"},{"type":"ZBA Permit Denial - Variance","grounds":"[PERMIT] FOR THE ERECTION OF A DETACHED STRUCTURE(38’ HIGH)  (BUILDING #2) WITH INTERIOR AND SURFACE PARKING, (BUILDING # 2) FOR A MULTI-FAMILY HOUSEHOLD LIVING FIFTY (48) DWELLING UNITS, AND FIFTY-FIVE  (53) ACCESSORY INTERIOR AND SURFACE ","status":"Dismissed / Withdrawn","outcome":"Withdrawn","date":"2026-05-18","number":"ZP-2023-001711","relatedPermit":"ZP-2023-001711"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for the erection of seven four-story detached structures that include interior parking garages (16 spaces total) and site improvements that access driveways and include six accessory surface parking spaces. Size and location per plan","status":"Completed","outcome":"Granted with conditions","date":"2025-07-29","number":"ZP-2024-007484","relatedPermit":"ZP-2024-007484"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit FOR THE USE'S *ANIMAL SERVICES- BOARDING AND OTHER SERVICES*, *RETAIL SALES- PETS AND PET SUPPLIES*, *OFFICE- BUSINESS AND PROFESSIONAL* IN AN EXISTING DETACHED STRUCTURE WITH ALL OTHER USES IN THE SAME STRUCTURE AS PREVIOUSLY APPROV","status":"Completed","outcome":"Granted","date":"2026-03-02","number":"ZP-2025-008944","relatedPermit":"ZP-2025-008944"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":862800,"taxable":862800,"land":136300,"improvement":726500,"taxableLand":136300,"taxableImprovement":726500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":862800,"taxable":862800,"land":136300,"improvement":726500,"taxableLand":136300,"taxableImprovement":726500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":760100,"taxable":760100,"land":190025,"improvement":570075,"taxableLand":190025,"taxableImprovement":570075,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":782900,"taxable":782900,"land":195725,"improvement":587175,"taxableLand":195725,"taxableImprovement":587175,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":794600,"taxable":794600,"land":198650,"improvement":595950,"taxableLand":198650,"taxableImprovement":595950,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":794600,"taxable":794600,"land":198650,"improvement":595950,"taxableLand":198650,"taxableImprovement":595950,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":794600,"taxable":794600,"land":198650,"improvement":595950,"taxableLand":198650,"taxableImprovement":595950,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":915600,"taxable":915600,"land":183120,"improvement":732480,"taxableLand":183120,"taxableImprovement":732480,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":915600,"taxable":915600,"land":183120,"improvement":732480,"taxableLand":183120,"taxableImprovement":732480,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":824000,"taxable":824000,"land":164800,"improvement":659200,"taxableLand":164800,"taxableImprovement":659200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":824000,"taxable":824000,"land":164800,"improvement":659200,"taxableLand":164800,"taxableImprovement":659200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":830600,"taxable":830600,"land":166100,"improvement":664500,"taxableLand":166100,"taxableImprovement":664500,"exemptLand":0,"exemptImprovement":0}],"taxNow":11534,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"871929","date":"2018-06-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-04","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING BUSINESS OCCUPANCY, ALTERATIONS TO INCLUDE THE ERECTION OF AN ACCESSIBLE RAMP AND STAIRWAY IN TO THE BUILDING. WORK TO ALSO INCLUDE THE INSTALLATION OF PARTITION WALLS, AND INSTALL NEW STORE FRONT IN EXISTING OPENINGS. SEPARATE PERMIT REQUIRED FOR CERTIFICATE OF OCCUPANCY AND INTERIOR FITOUT OF THE STRUCTURE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FILED CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"929036","date":"2019-03-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-03-01","scope":"PER ZBA PROVISO - FIVE (5) YEAR TEMPORARY TO EXPIRE 01/31/2024; FOR DAYCARE AND GROOMING FOR CANINE ANIMALS, BOARDING AND TRAINING FACILITY AND RETAIL SALE OF PET SUPPLIES IN BUILDING # 1 ON THE SAME LOT WITH EXISTING STORAGE AND ALL OTHER USES AS PREVIOUSLY APPROVED IN BUILDING # 2 WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS PERMIT."},{"number":"ZP-2022-013746","date":"2023-05-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Animal Services - Boarding and Other Services"},{"number":"ZP-2024-007484","date":"2025-07-09","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of five detached structures (not to exceed 38 ft. in height) that include interior parking garages (20 spaces total, 4 in each new building) and site improvements that access driveways and include 10 accessory surface parking spaces. Size and location per plans. For the complete demolition of two existing structures (BIN 1012104 & 1095041)."},{"number":"ZP-2025-008944","date":"2026-02-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Pets and Pet Supplies; Animal Services - Boarding and Other Services; Office - Business and Professional"},{"number":"ZP-2021-000722","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2023-05-02","scope":null},{"number":"ZP-2023-001711","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2026-05-28","scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"appeal","w":"Appeal granted with conditions"},{"y":2019,"k":"permit","w":"Use"},{"y":2023,"k":"appeal","w":"Appeal withdrawn"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"appeal","w":"Appeal granted with conditions"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal granted"},{"y":2026,"k":"appeal","w":"Appeal withdrawn"}],"rented":false,"licenses":[{"number":"537207","type":"Dumpster License - Private Property","status":"Active","businessName":"RESOURCES FOR HUMAN DEVELOPMENT","legalName":"RESOURCES FOR HUMAN DEVELOPMENT","address":"90 ROCHELLE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-06-24","latestIssueDate":"2013-08-29","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"537207","type":"Dumpster License - Private Property","businessName":"RESOURCES FOR HUMAN DEVELOPMENT","legalName":"RESOURCES FOR HUMAN DEVELOPMENT","issuedDate":"2011-06-24","latestIssueDate":"2013-08-29","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","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","5 zoning/board appeals 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 #35968: OPEN · Granted with conditions; related permit 929036. Use permit #929036: COMPLETED. The history also contains “PERM Z- NEW USE.”","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":"2 permits not marked completed: ZP-2021-000722 (Refused), ZP-2023-001711 (Refused).","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":"3 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 11, 2018.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 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/"}]}