{"asOf":"2026-07-22T23:44:21.290Z","block":"4300-4399 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4300-4399-lancaster-ave","address":"4317 LANCASTER AVE","parcelNumber":"884340685","source":"https://property.phila.gov/?p=884340685","ownerType":"absentee","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"273","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"WAREHOUSE","useLabel":"Industrial building","owner":"AREFAINE SENAIT","coOwner":null,"marketValue":459300,"landAssessment":91800,"improvementAssessment":367500,"livableArea":7500,"yearBuilt":1908,"lastSale":{"price":10,"date":"2013-07-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"1930439","date":"2010-05-06","code":"PM-306.0/1","title":"VACANT PROP 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STRUCTURE","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-095380","date":"2023-12-11","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-12-07","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-095381","date":"2023-12-11","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-12-07","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"234396","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"CI","status":"CLOSED","createdDate":"2010-05-07","completedDate":null,"violations":[{"number":"1930439","date":"2010-05-06","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1930438","date":"2010-05-06","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1930440","date":"2010-09-15","code":"PM-102.4/4","title":"LICENSE-VAC COMM BLDG","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1930437","date":"2010-11-10","code":"PM-304.4/1","title":"EXT S-ROOF REPAIR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"379931","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2013-05-10","completedDate":"2019-01-16","violations":[{"number":"3894923","date":"2013-05-10","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"671173","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2019-01-22","completedDate":null,"violations":[{"number":"211955884","date":"2019-01-18","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211955885","date":"2019-01-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-125400","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CODE ENFORCEMENT COURTS","status":"COMPLIED, BALANCE DUE","createdDate":"2023-12-11","completedDate":null,"violations":[{"number":"VI-2023-095380","date":"2023-12-11","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-12-07","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-095381","date":"2023-12-11","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-12-07","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2010,"n":4,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2019,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 8"},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"85660","date":"2006-10-18","type":"BC INSP","status":"FAILED"},{"caseNumber":"86080","date":"2006-10-19","type":"BC INSP","status":"FAILED"},{"caseNumber":"86080","date":"2006-11-28","type":"BC INSP","status":"FAILED"},{"caseNumber":"85660","date":"2007-12-14","type":"BC INSP","status":"PASSED"},{"caseNumber":"86080","date":"2007-12-14","type":"BC INSP","status":"PASSED"},{"caseNumber":"234396","date":"2010-05-06","type":"CI INSP","status":"FAILED"},{"caseNumber":"234396","date":"2010-06-25","type":"CI INSP","status":"PASSED"},{"caseNumber":"234396","date":"2010-09-15","type":"CI INSP","status":"PASSED"},{"caseNumber":"234396","date":"2010-11-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"234396","date":"2010-12-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"234396","date":"2010-12-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"234396","date":"2010-12-22","type":"CI INSP","status":"CLOSED"},{"caseNumber":"234396","date":"2010-12-22","type":"CI INSP","status":"CLOSED"},{"caseNumber":"379931","date":"2013-05-10","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"379931","date":"2013-09-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"379931","date":"2016-04-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"379931","date":"2017-06-03","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"379931","date":"2019-01-16","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"671173","date":"2019-01-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"671173","date":"2019-02-25","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"671173","date":"2021-01-14","type":null,"status":"FAILED"},{"caseNumber":"671173","date":"2021-03-09","type":null,"status":"FAILED"},{"caseNumber":"671173","date":"2021-08-02","type":null,"status":"FAILED"},{"caseNumber":"671173","date":"2022-03-02","type":null,"status":"FAILED"},{"caseNumber":"671173","date":"2022-08-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-125400","date":"2023-12-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-125400","date":"2024-01-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-125400","date":"2024-02-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-125400","date":"2024-12-07","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":3,"passes":0},{"y":2007,"fails":0,"passes":2},{"y":2010,"fails":4,"passes":2},{"y":2013,"fails":2,"passes":0},{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2019,"fails":2,"passes":0},{"y":2021,"fails":3,"passes":0},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":2,"passes":1}],"taxOwed":4792.21,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":4792.21,"principalDue":3247.86,"penaltyDue":419.1,"interestDue":431.49,"otherChargesDue":693.76,"yearsOwed":2,"oldestYearOwed":2020,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2022-02-07","assessmentYear":2022,"totalAssessment":211000,"taxableAssessment":211000,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":2953.58,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.968387482466234,"lng":-75.21018990460495,"geom":{"type":"Polygon","coordinates":[[[-75.209987874,39.968448183],[-75.210248102,39.968201413],[-75.210416554,39.968306373],[-75.210185736,39.968529728],[-75.210008143,39.968547638],[-75.209987874,39.968448183]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":null,"lotArea":7652,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"646 N 65TH ST, PHILADELPHIA PA, 19151","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":155500,"taxable":155500,"land":23500,"improvement":132000,"taxableLand":23500,"taxableImprovement":132000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":155500,"taxable":155500,"land":23500,"improvement":132000,"taxableLand":23500,"taxableImprovement":132000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":168400,"taxable":168400,"land":22500,"improvement":145900,"taxableLand":22500,"taxableImprovement":145900,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":209700,"taxable":209700,"land":22367,"improvement":187333,"taxableLand":22367,"taxableImprovement":187333,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":211000,"taxable":211000,"land":22506,"improvement":188494,"taxableLand":22506,"taxableImprovement":188494,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":211000,"taxable":211000,"land":22506,"improvement":188494,"taxableLand":22506,"taxableImprovement":188494,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":211000,"taxable":211000,"land":22506,"improvement":188494,"taxableLand":22506,"taxableImprovement":188494,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":262500,"taxable":262500,"land":52500,"improvement":210000,"taxableLand":52500,"taxableImprovement":210000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":262500,"taxable":262500,"land":52500,"improvement":210000,"taxableLand":52500,"taxableImprovement":210000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":397500,"taxable":397500,"land":79500,"improvement":318000,"taxableLand":79500,"taxableImprovement":318000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":397500,"taxable":397500,"land":79500,"improvement":318000,"taxableLand":79500,"taxableImprovement":318000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":459300,"taxable":459300,"land":91800,"improvement":367500,"taxableLand":91800,"taxableImprovement":367500,"exemptLand":0,"exemptImprovement":0}],"taxNow":5564,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"964377","date":"2019-04-05","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-01-14","scope":"MAKE SAFE PERMIT - For reapiring the main roof with like in-kind materials to resolve case 671173. Abutting sidewalk must be closed with fencing a minimum of 6' in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case 671173."},{"number":"CP-2021-000877","date":"2021-04-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2021-08-02","scope":"MAKE SAFE PERMIT TO COMPLY UNSAFE VIOLATION NO. 671173. FOR THE PARTIAL DEMOLITION OF UNSAFE ROOF STRUCTURE AND INSTALL TEMPORATORY ROOFING TOP AFTER DEMOLITION NO OTHER WORK AUTHORIZED BY THIS PERMIT. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6 FT IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #671173. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."},{"number":"CP-2021-005061","date":"2021-08-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-08-08","scope":"**MAKE SAFE PERMIT** FOR PARTIAL DEMOLITION OF THE ROOF (N.T.E. 2/3 OF EXISTING FRAMING) AND FOR THE INSTALLATION OF TEMPORARY BRACING AND TEMPORARY ROOF COVERING TO COMPLY WITH VIOLATION CASE #671173. NOT TO EXCEED SCOPE OF WORK SHOWN ON APPROVED PLANS. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #671173. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY, AND ADJACENT PROPERTIES REQUIRED AT ALL TIMES. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR RIGHT-OF-WAY ENCROACHMENT OR CLOSURE. MAKE SAFE PERMIT ONLY."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"viol","w":"4 L&I violations"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2019,"k":"permit","w":"Roof Covering Replacement"},{"y":2019,"k":"viol","w":"2 L&I violations incl EXTERIOR STRUCT UNSAFE COND 8"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"insp","w":"Inspection failed ×3"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"945369","type":"Vacant Residential Property / Lot","status":"Active","businessName":"Senait Arefaine","legalName":"Senait Arefaine","address":"4317 LANCASTER AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2024-02-28","latestIssueDate":"2026-03-23","expirationDate":"2027-02-27","inactiveDate":null}],"licenseActivity":[{"number":"945369","type":"Vacant Residential Property / Lot","businessName":"Senait Arefaine","legalName":"Senait Arefaine","issuedDate":"2024-02-28","latestIssueDate":"2026-03-23","closureDate":null,"expirationDate":"2027-02-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-21","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$4,792 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021, 2023, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 51% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $262,500 to $397,500","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 964377 (Expired), CP-2021-000877 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 9 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$4,792.21 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"20 failed, 6 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 7, 2024.","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":"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/"}],"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/"}]}