{"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":"2704 BLACK LAKE PL","parcelNumber":"884292564","source":"https://property.phila.gov/?p=884292564","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"DE0","buildingCodeNew":"241","buildingClass":"OFF BLD N/COM W/PKG MASON","buildingClassNew":"OFFICE BLDNG - Low Rise","useLabel":"Commercial","owner":"BRICKLAYER & ALLIED CRAFT","coOwner":null,"marketValue":1500000,"landAssessment":300000,"improvementAssessment":1200000,"livableArea":13050,"yearBuilt":1995,"lastSale":{"price":1700000,"date":"2017-01-26T05:00:00Z"},"openViolations":0,"violations":[{"number":"4873179","date":"2018-09-27","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"839526","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4873179","date":"2018-09-27","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":1,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.111391944759525,"lng":-74.98413731786682,"geom":{"type":"Polygon","coordinates":[[[-74.983806857,40.111609179],[-74.983638827,40.111591273],[-74.983500462,40.111515914],[-74.98339825,40.111356788],[-74.983311029,40.111092695],[-74.984725536,40.11104819],[-74.984765582,40.111798401],[-74.984121655,40.111818664],[-74.984082598,40.111716561],[-74.984023202,40.111661702],[-74.983899594,40.111613565],[-74.983806857,40.111609179]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2022-019030","type":"Fire Alarm Certification","inspectionDate":"2022-09-07","result":"Certified","expirationDate":"2023-09-07","buildingId":"1318084"},{"number":"BC-2023-018132","type":"Fire Alarm Certification","inspectionDate":"2023-09-01","result":"Certified","expirationDate":"2024-09-01","buildingId":"1318084"},{"number":"BC-2025-023059","type":"Fire Alarm Certification","inspectionDate":"2025-09-02","result":"Certified","expirationDate":"2026-09-02","buildingId":"1318084"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19154","beds":null,"baths":null,"stories":null,"lotArea":87120,"zoning":"I1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2704 BLACK LAKE PL, PHILADELPHIA PA, 19154","mailOut":false,"appeals":[],"taxYears":[{"year":2007,"total":777.22,"principal":0,"interest":0,"penalty":0.77},{"year":2008,"total":1119.71,"principal":0,"interest":0,"penalty":0},{"year":2009,"total":1095.35,"principal":0,"interest":0,"penalty":0},{"year":2010,"total":339.31,"principal":0,"interest":0,"penalty":0},{"year":2011,"total":314.25,"principal":0,"interest":0,"penalty":0},{"year":2012,"total":1097.91,"principal":0,"interest":0,"penalty":831.21},{"year":2013,"total":1172.97,"principal":0,"interest":0,"penalty":920.07},{"year":2014,"total":1851.77,"principal":0,"interest":0,"penalty":824.77}],"taxNet":7768.49,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":950000,"taxable":950000,"land":252600,"improvement":697400,"taxableLand":252600,"taxableImprovement":697400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":950000,"taxable":950000,"land":252600,"improvement":697400,"taxableLand":252600,"taxableImprovement":697400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":978500,"taxable":978500,"land":273980,"improvement":704520,"taxableLand":273980,"taxableImprovement":704520,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":977500,"taxable":977500,"land":282178,"improvement":695322,"taxableLand":282178,"taxableImprovement":695322,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":983800,"taxable":983800,"land":283997,"improvement":699803,"taxableLand":283997,"taxableImprovement":699803,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":983800,"taxable":983800,"land":283997,"improvement":699803,"taxableLand":283997,"taxableImprovement":699803,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":983800,"taxable":983800,"land":283997,"improvement":699803,"taxableLand":283997,"taxableImprovement":699803,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":983800,"taxable":983800,"land":283997,"improvement":699803,"taxableLand":283997,"taxableImprovement":699803,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":983800,"taxable":983800,"land":283997,"improvement":699803,"taxableLand":283997,"taxableImprovement":699803,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1305000,"taxable":1305000,"land":783000,"improvement":522000,"taxableLand":783000,"taxableImprovement":522000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1305000,"taxable":1305000,"land":783000,"improvement":522000,"taxableLand":783000,"taxableImprovement":522000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1500000,"taxable":1500000,"land":300000,"improvement":1200000,"taxableLand":300000,"taxableImprovement":1200000,"exemptLand":0,"exemptImprovement":0}],"taxNow":18267,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"849772","date":"2018-03-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-06-25","scope":"ALTERATIONS:INTERIOR/EXTERIOR PLUMBING; OFFICES, CLASSROOMS AND AN APPRENTICE TRAINING AREA; FIXTURES & SANITARY BRANCHES SHALL BE PROVIDED A MINIMUM SIZE 1-1/2\" VENT IN ACCORDANCE WITH THE PHILADELPHIA PLUMBING CODE TABLE P-1110.4; 2\" DOMESTIC WATER SERVICE W/ BACKFLOW PROTECTION; WATER CLOSETS, LAVATORY SINKS, URINAL KITCHENS, METER PIT, & JANITOR ROOMS - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"854865","date":"2018-05-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-05-02","scope":"NEW OFFICES, CLASSROOMS AND AN APPRENTICE TRAINING AREA."},{"number":"839526","date":"2018-05-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-06-27","scope":"CONVERT EXISTING SPACE INTO NEW OFFICES, CLASSROOMS AND AN APPRENTICE TRAINING AREA. INSTALL NEW PARTITIONS, DOORS AND DROP CEILING AS PER PLANS. SEPARATE PERMITS REQUIRED FOR M, E, P."},{"number":"878547","date":"2018-06-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-07-15","scope":"HVAC INSTALLATION INCLUDES REPLACE 3 EXISTING ROOF TOPS UNITS AND INSTALL NEW DUCT WORK SYSTEM AS PER PLAN."},{"number":"886856","date":"2018-07-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-07-12","scope":"ON AN EXISTING SERVICE,FURNISH AND INSTALL 150-LIGHTS AND 50-DUPLEX RECEPTS AS PER 2008 NEC (EAST DISTRICT) INSTALL A NEW FIRE ALARM SYSTEM COMPLETE WITH PULLS,HORNS,STROBES,MOTION LIGHTS AND PANEL AS PER NFPA72"},{"number":"939592","date":"2019-01-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-06-27","scope":"F&I (52) CAT6 CABLES. VARIOUS LOCATION, F&I (5) SECURITY COMPOSITE CABLES. APPROXIMATELY 150' PER CABLE AS PER 2008 NEC."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"sale","p":1700000},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Electrical"}],"rented":false,"licenses":[{"number":"280554","type":"Dumpster License - Private Property","status":"Inactive","businessName":"TOM LIDDELL SERVICE CORP","legalName":"TOM LIDDELL SERVICE CORP","address":"2704 BLACK LAKE PL","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2000-12-07","latestIssueDate":"2000-12-07","expirationDate":"2010-07-31","inactiveDate":null}],"licenseActivity":[{"number":"280554","type":"Dumpster License - Private Property","businessName":"TOM LIDDELL SERVICE CORP","legalName":"TOM LIDDELL SERVICE CORP","issuedDate":"2000-12-07","latestIssueDate":"2000-12-07","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 33% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $983,800 to $1,305,000","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 #854865: 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 #280554: 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 1 historical violation 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 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/"}]}