{"asOf":"2026-07-28T13:02:28.065Z","block":"1100-1199 S 9TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-s-9th-st","address":"1101-33 S 9TH ST","parcelNumber":"885000310","source":"https://property.phila.gov/?p=885000310","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"256","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"RETAIL - * SINGLE OCCUPANCY","useLabel":"Store","owner":"ECU STEWART LLC","coOwner":null,"marketValue":2834300,"landAssessment":566800,"improvementAssessment":2267500,"livableArea":3204,"yearBuilt":1915,"lastSale":{"price":1,"date":"2018-12-19T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-072821","date":"2021-10-14","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2022-06-02","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-006454","date":"2024-02-01","code":"A-1001.7.3","title":"SIGNAGE- OTHER BLDG REQUIRED","status":"SVN ISSUED","resolutionDate":"2024-02-01","resolution":"SVN ISSUED"},{"number":"VI-2024-012812","date":"2024-02-28","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-012811","date":"2024-02-28","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-075426","date":"2025-09-24","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2026-01-05","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-075427","date":"2025-09-24","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2026-01-05","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"CF-2021-100884","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-14","completedDate":"2022-10-03","violations":[{"number":"VI-2021-072821","date":"2021-10-14","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2022-06-02","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-007938","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-01","completedDate":"2024-03-12","violations":[{"number":"VI-2024-006454","date":"2024-02-01","code":"A-1001.7.3","title":"SIGNAGE- OTHER BLDG REQUIRED","status":"SVN ISSUED","resolutionDate":"2024-02-01","resolution":"SVN ISSUED"}]},{"number":"CF-2024-015571","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-28","completedDate":"2024-03-13","violations":[{"number":"VI-2024-012812","date":"2024-02-28","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-012811","date":"2024-02-28","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-03-13","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-105394","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-24","completedDate":"2026-01-05","violations":[{"number":"VI-2025-075426","date":"2025-09-24","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2026-01-05","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-075427","date":"2025-09-24","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2026-01-05","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2021,"n":1,"worst":null},{"y":2024,"n":3,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-100884","date":"2021-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-100884","date":"2021-12-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-100884","date":"2022-02-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-100884","date":"2022-10-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-007938","date":"2024-02-01","type":null,"status":null},{"caseNumber":"CF-2024-015571","date":"2024-02-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-015571","date":"2024-03-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-105394","date":"2025-09-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-105394","date":"2025-12-23","type":null,"status":"FAILED"}],"inspYears":[{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":1},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93577762529736,"lng":-75.15825553498867,"geom":null,"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":32556,"zoning":"CMX3","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"430 PARK AVENUE SUITE 505, NEW YORK NY, 10022","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF ONE (1) STORY STRUCTURE WITH A ROOF DECK (FOR COMMERCIAL USE) ACCESSED BY A ROOF ACCESS STRUCTURE INCLUDING AN ELEVATOR PENTHOUSE. FOR FIFTEEN (15) MULTIPLE USES CONSISTING OF: SIX (6) RETAIL SALES USE (INCLUDING ","status":"Prepare Meeting","outcome":null,"date":"2026-10-28","number":"ZP-2026-004939","relatedPermit":"ZP-2026-004939"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":2834300,"taxable":2834300,"land":566860,"improvement":2267440,"taxableLand":566860,"taxableImprovement":2267440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2834300,"taxable":2834300,"land":566860,"improvement":2267440,"taxableLand":566860,"taxableImprovement":2267440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2834300,"taxable":2834300,"land":566800,"improvement":2267500,"taxableLand":566800,"taxableImprovement":2267500,"exemptLand":0,"exemptImprovement":0}],"taxNow":39675,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"961843","date":"2019-07-22","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Expired","completedDate":"2021-05-13","scope":"FOR THE INSTALLATION OF A FOUNDATION SYSTEM AS SHOWN PER APPROVED PLANS SEALED BY A PROFESSIONAL ENGINEER. SEPARATE PERMITS REQUIRED FOR CONSTRUCTION OF REMAINDER OF BUILDING. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. **IBC 2009 REVIEW**"},{"number":"CP-2020-000649","date":"2020-12-01","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-04-30","scope":"NEW CONSTRUCTION OF A SEVEN (7) STORY STRUCTURE TO INCLUDE VACANT COMMERCIAL SPACES ON THE FIRST FLOOR (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY; WITH USES ALLOWED IN THE CMX-3 COMMERCIAL DISTRICT AS PER TABLE 14-602-2), MULTI-FAMILY HOUSEHOLD LIVING (ONE-HUNDRED AND FIFTY-SEVEN (157) DWELLING UNITS) ABOVE, AND ACCESSORY PARKING AS PER APPROVED PLANS. BUILDING TO UTILIZE HORIZONTAL SEPARATIONS TO CREATE TWO (2) SEPARATE BUILDINGS WITH TWO (2) DIFFERENT CONSTRUCTION TYPES (1ST FLOOR - TYPE IA AND 2ND THROUGH 6TH FLOORS - TYPE IIIB). . WORK TO INCLUDE UNDERPINNING TO BE MONITORED BY A PA LICENSED PE AT ALL TIMES. **BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR MEP/FSP AND ALL OTHER WORK; SEE PERMIT #976640 FOR ZONING/USE APPROVAL. *2009 IBC REVIEW*"},{"number":"PP-2022-004907","date":"2022-03-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-05-23","scope":"SEAL SEWER LATERAL"},{"number":"ZP-2026-004939","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Foundation"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2026-004939: Prepare Meeting; related permit ZP-2026-004939. 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 961843 (Expired), CP-2020-000649 (Expired), ZP-2026-004939 (Denied). 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 23, 2025.","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":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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.","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/"},{"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 6 historical violations across 4 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/"}]}