{"asOf":"2026-07-26T21:25:18.104Z","block":"0-99 RICHMOND ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-richmond-st","address":"25 RICHMOND ST","parcelNumber":"885045980","source":"https://property.phila.gov/?p=885045980","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":true,"buildingCode":"SI","buildingCodeNew":null,"buildingClass":"VACANT LAND INDUST < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"COMMONWEALTH OF PENNSYLVANIA","coOwner":null,"marketValue":6042200,"landAssessment":6042200,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2024-10-17T04:00:00Z"},"openViolations":0,"violations":[{"number":"1340334","date":"2008-01-30","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1340335","date":"2008-01-30","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3300184","date":"2014-08-20","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3300183","date":"2014-08-20","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3300182","date":"2014-08-20","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"144945","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-01-30","completedDate":"2012-04-11","violations":[{"number":"1340334","date":"2008-01-30","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1340335","date":"2008-01-30","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"448912","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2014-08-20","completedDate":"2014-11-21","violations":[{"number":"3300184","date":"2014-08-20","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3300183","date":"2014-08-20","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3300182","date":"2014-08-20","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2014,"n":3,"worst":null}],"investigations":[{"caseNumber":"448912","date":"2014-08-20","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"448912","date":"2014-11-21","type":"EP_ELEC","status":"PASSED"}],"inspYears":[{"y":2014,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96660322235619,"lng":-75.13513851155514,"geom":{"type":"Polygon","coordinates":[[[-75.134535488,39.966537948],[-75.135144109,39.966278732],[-75.136011695,39.966432538],[-75.135999402,39.966486873],[-75.135843008,39.966561524],[-75.1354724,39.966726547],[-75.134859179,39.966951148],[-75.134535914,39.966955112],[-75.134535488,39.966537948]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":60422,"zoning":null,"grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"7000 GEERDES BOULEVARD, KING OF PRUSSIA PA, 19406","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE UNITY OF USE TO CREATE ONE (1) LOT FROM TWO (2) LOTS (25 RICHMOND STREET AND 49-61 RICHMOND STREET) FOR ZONING PURPOSES; WITH RESTRICTIVE COVENANTS, AGREEMENTS AND EASEMENTS TO BE RECORDED TO BIND CURRENT AND FUTURE OWNERS TO","status":"CLOSED","outcome":"Granted","date":"2012-10-31","number":"19044","relatedPermit":"422987"},{"type":"ZBA Appeal Against L&I","grounds":"APPEAL AGAINST L&I FOR ISSUANCE OF PERMIT #592602 FOR A PARKING LOT THAT WOULD SUPPORT OTHER PROPERTIES, SPECIFICALLY 33 LAUREL STREET AND 1000 FRANKFORD AVENUE. THE PERMIT IS INCORRECT BECAUSE A NON-ACCESSORY SURFACE PARKING LOT IS NOT PER","status":"In Process","outcome":null,"date":"2026-06-24","number":"24984","relatedPermit":null},{"type":"Zoning board appeal","grounds":"PERMIT FOR USE OF LOT AS NON-ACCESSORY SURFACE PARKING LOT WITH TWO-HUNDRED-AND-SIXTEEN (216) PARKING SPACES\n(INCLUDING SEVEN (7) VAN-ACCESSIBLE ADA SPACES, AND FIFTY-FOUR (54) COMPACT SPACES), AND TWENTY-TWO (22)\nBICYCLE PARKING SPACES, SI","status":"OPEN","outcome":"Granted","date":"2020-03-04","number":"39086","relatedPermit":"997852"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":175200,"taxable":175200,"land":175200,"improvement":0,"taxableLand":175200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":175200,"taxable":175200,"land":175200,"improvement":0,"taxableLand":175200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1867000,"taxable":1867000,"land":1867000,"improvement":0,"taxableLand":1867000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":4853800,"taxable":4853800,"land":4853800,"improvement":0,"taxableLand":4853800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":4853800,"taxable":4853800,"land":4853800,"improvement":0,"taxableLand":4853800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":4853800,"taxable":4853800,"land":4853800,"improvement":0,"taxableLand":4853800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":4853800,"taxable":4853800,"land":4853800,"improvement":0,"taxableLand":4853800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":4368400,"taxable":4368400,"land":4368400,"improvement":0,"taxableLand":4368400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":4368400,"taxable":4368400,"land":4368400,"improvement":0,"taxableLand":4368400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":4531700,"taxable":4531700,"land":4531700,"improvement":0,"taxableLand":4531700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":4531700,"taxable":4531700,"land":4531700,"improvement":0,"taxableLand":4531700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":6042200,"taxable":6042200,"land":6042200,"improvement":0,"taxableLand":6042200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":63435,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"438955","date":"2012-11-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-11-21","scope":"USE TO CREATE ONE LOT FROM TWO LOTS, 25 RICHMOND AND 49-61 RICHMOND, WITH A TOTAL OF 163 PARKING SPACES TO BE USED AS A PUBLIC PARKING LOT OPEN 24 HOURS 7 DAYS A WEEK, ERECT AN AUTOMATED 4'X6' PARKING FEE COLLECTION BOOTH WITH GATE ARMS TO ALLOW TRAFFIC ENTERING AND EXITING TO GET TICKET/PAY FOR PARKING, ERECT A 168.9 SINGLE FACE: PARKING OPEN\" SIGN"},{"number":"422987","date":"2012-11-21","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-11-21","scope":"USE TO CREATE ONE LOT FROM TWO LOTS, 25 RICHMOND AND 49-61 RICHMOND, WITH A TOTAL OF 163 PARKING SPACES TO BE USED AS A PUBLIC PARKING LOT OPEN 24 HOURS 7 DAYS A WEEK, ERECT AN AUTOMATED 4'X6' PARKING FEE COLLECTION BOOTH WITH GATE ARMS TO ALLOW TRAFFIC ENTERING AND EXITING TO GET TICKET/PAY FOR PARKING, ERECT A 168.9 SINGLE FACE: PARKING OPEN\" SIGN"},{"number":"463044","date":"2013-04-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"ABANDONED","completedDate":null,"scope":"INSTALLING 100AMP SERVICE W/OUTDOOR METER & 12-CIRCUIT WEATHER PROOF PANEL MAIN 100AMP GROUND ROD, INSTALLING 13-250 WATT LIGHTS AROUND FENCE AS PER NEC 2008 (PARKING LOT)"},{"number":"564000","date":"2014-11-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"PARKING LOT ELECTRICAL ALTERATIONS - 200AMP ELECTRICAL SERVICE AND ADDITIONAL WIRING PER THE APPROVED PLANS AND THE 2008 NEC"},{"number":"592602","date":"2015-03-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-03-09","scope":"FOR THE PURPOSE OF NON ACCESSORY SURFACE PARKING LOT FOR A TOTAL OF ONE HUNDRED SIXTY-THREE (163) PARKING SPACES INCLUDING SIX (6) ACCESSIBLE PARKING SPACES EXCLUSIVELY FOR USE OF THE PROPERTY LOCATED AT 33 LAUREL ST & 1000 FRANKFORD AVE."},{"number":"997852","date":"2020-06-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Parking, Non-Accessory - Surface Parking"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"sale","p":750000},{"y":2012,"k":"appeal","w":"Appeal granted"},{"y":2012,"k":"permit","w":"Use"},{"y":2012,"k":"permit","w":"Zoning"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2014,"k":"viol","w":"3 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Use"},{"y":2020,"k":"appeal","w":"Appeal granted"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 33% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $4,531,700 to $6,042,200","no permit shown in 2026-2028"],"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":"Appeal #19044: CLOSED · Granted; related permit 422987. Use permit #438955: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 463044 (ABANDONED).","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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 21, 2014.","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.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 5 historical violations across 2 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/"}]}