{"asOf":"2026-07-26T04:50:43.188Z","block":"8600-8699 TORRESDALE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/8600-8699-torresdale-ave","address":"8683 TORRESDALE AVE","parcelNumber":"884462985","source":"https://property.phila.gov/?p=884462985","ownerType":"owner-occupied","kind":"industrial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"620","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"RELIGIOUS","useLabel":"Industrial building","owner":"FRUSCO WILLIAM","coOwner":null,"marketValue":182000,"landAssessment":36400,"improvementAssessment":145600,"livableArea":2600,"yearBuilt":1945,"lastSale":{"price":135000,"date":"2010-10-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"2456682","date":"2012-05-31","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG 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SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2012-05-31","completedDate":"2012-08-17","violations":[{"number":"2516663","date":"2012-05-31","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"330793","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2012-06-01","completedDate":"2012-07-26","violations":[{"number":"2458061","date":"2012-05-31","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-056706","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-05","completedDate":"2024-10-25","violations":[{"number":"VI-2024-050615","date":"2024-06-14","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-10-24","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-050616","date":"2024-06-14","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2024-10-24","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2026-017821","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2026-03-01","completedDate":"2026-05-05","violations":[{"number":"VI-2026-011285","date":"2026-03-01","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2026-05-05","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-011286","date":"2026-03-01","code":"PM15-306.1(4)","title":"MASONRY COMPONENTS","status":"COMPLIED","resolutionDate":"2026-05-05","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"407877","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2456909","date":"2012-05-31","code":"E-1201.1/1","title":"NOT CONFORM TO PRC/NEC","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":4,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2026,"n":2,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"330538","date":"2012-05-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"330588","date":"2012-05-31","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"330793","date":"2012-05-31","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"330538","date":"2012-06-11","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"330588","date":"2012-07-25","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"330793","date":"2012-07-25","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"330588","date":"2012-08-17","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"CF-2024-056706","date":"2024-06-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-056706","date":"2024-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-056706","date":"2024-10-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-017821","date":"2026-03-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-017821","date":"2026-05-05","type":null,"status":"PASSED"}],"inspYears":[{"y":2012,"fails":4,"passes":3},{"y":2024,"fails":2,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.043432658506624,"lng":-75.00978111503511,"geom":{"type":"Polygon","coordinates":[[[-75.009659792,40.043282437],[-75.009859783,40.043458555],[-75.009876006,40.043448947],[-75.009970006,40.043531212],[-75.009900211,40.043578248],[-75.009590015,40.043329054],[-75.009659792,40.043282437]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2024-029318","type":"Fire Alarm Certification","inspectionDate":"2024-10-15","result":"Certified","expirationDate":"2025-10-15","buildingId":"1550755"},{"number":"BC-2025-026570","type":"Fire Alarm Certification","inspectionDate":"2025-10-01","result":"Certified","expirationDate":"2026-10-01","buildingId":"1550755"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":null,"baths":null,"stories":null,"lotArea":3094,"zoning":"ICMX","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"8683 TORRESDALE AVE, PHILADELPHIA PA, 19136","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":154400,"taxable":154400,"land":9000,"improvement":145400,"taxableLand":9000,"taxableImprovement":145400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":154400,"taxable":154400,"land":9000,"improvement":145400,"taxableLand":9000,"taxableImprovement":145400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":154400,"taxable":154400,"land":15400,"improvement":139000,"taxableLand":15400,"taxableImprovement":139000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":159000,"taxable":159000,"land":15859,"improvement":143141,"taxableLand":15859,"taxableImprovement":143141,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":160000,"taxable":160000,"land":15959,"improvement":144041,"taxableLand":15959,"taxableImprovement":144041,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":160000,"taxable":160000,"land":15959,"improvement":144041,"taxableLand":15959,"taxableImprovement":144041,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":160000,"taxable":160000,"land":15959,"improvement":144041,"taxableLand":15959,"taxableImprovement":144041,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":168500,"taxable":168500,"land":33700,"improvement":134800,"taxableLand":33700,"taxableImprovement":134800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":168500,"taxable":168500,"land":33700,"improvement":134800,"taxableLand":33700,"taxableImprovement":134800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":182000,"taxable":182000,"land":54600,"improvement":127400,"taxableLand":54600,"taxableImprovement":127400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":182000,"taxable":182000,"land":54600,"improvement":127400,"taxableLand":54600,"taxableImprovement":127400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":182000,"taxable":182000,"land":36400,"improvement":145600,"taxableLand":36400,"taxableImprovement":145600,"exemptLand":0,"exemptImprovement":0}],"taxNow":2548,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"407877","date":"2012-05-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-07-26","scope":"200AMP SERVICE, GROUND ROD 'ONLY' AS PER 2008 NEC, NO OTHER WORK ON THIS PERMIT, 'STORAGE ONLY' AS PER BILL FRUSCO(OWNER) WAREHOUSE"},{"number":"409158","date":"2012-06-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-06-05","scope":"USE TO OFFICES"},{"number":"421849","date":"2012-08-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-19","scope":"BRANCH CIRCUITS FOR TELECOMMUNICATION EQUPIMENT OUTLETS AS NEEDED IN ACCORDANCE WITH 2008 NEC(COMMERCIAL)(EAST DIST)"},{"number":"ZP-2024-006658","date":"2024-06-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Religious Assembly"},{"number":"AP-2024-005201","date":"2024-09-14","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2024-10-21","scope":"FOR THE CERTIFICATE OF OCCUPANCY AND LAWFUL OCCUPANCY FOR THE USE OF A3 OCCUPANCY (PLACE OF RELIGIOUS WORSHIP) PER APPROVED PLANS. NO WORK IS PERMITTED UNDER THIS PERMIT."},{"number":"CP-2026-001155","date":"2026-03-26","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-05-12","scope":"MAKE SAFE PERMIT- For the replacement of a 4'-0 long by 6'-0 high section of cmu non-load-bearing exterior wall with like-in-kind materials as per Engineer’s Report to resolve case #CF-2026-017821. 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 #CF-2026-017821. AN INSPECTION TO BE SCHEDULED WITH INSPECTOR BEFORE WORK STARTS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Use"},{"y":2012,"k":"viol","w":"4 L&I violations"},{"y":2012,"k":"insp","w":"L&I: 4 failed, 3 passed"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2026,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2026,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"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"],"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":"Use permit #409158: COMPLETED. The history also contains “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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 8 historical violations across 6 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 5, 2026.","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Oct 1, 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/"}]}