{"asOf":"2026-07-26T15:57:07.783Z","block":"5500-5599 HAVERFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5500-5599-haverford-ave","address":"5500 HAVERFORD AVE","parcelNumber":"886000241","source":"https://property.phila.gov/?p=886000241","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":null,"buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"COMMUNITY JUSTICE LAND TRUST","coOwner":null,"marketValue":397700,"landAssessment":397700,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":525000,"date":"2022-05-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-055727","date":"2021-08-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-12-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-055728","date":"2021-08-13","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-12-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-033703","date":"2023-05-15","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-06-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-033704","date":"2023-05-15","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-06-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-001527","date":"2026-01-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2026-01-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-001526","date":"2026-01-08","code":"A-305.2.7","title":"EXCAVATION PERMITS","status":"COMPLIED","resolutionDate":"2026-01-13","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2021-077306","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-08-13","completedDate":"2021-12-17","violations":[{"number":"VI-2021-055727","date":"2021-08-13","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-12-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-055728","date":"2021-08-13","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2021-12-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2023-043849","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-15","completedDate":"2023-06-06","violations":[{"number":"VI-2023-033703","date":"2023-05-15","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-06-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-033704","date":"2023-05-15","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-06-05","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-002474","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-01-08","completedDate":"2026-01-14","violations":[{"number":"VI-2026-001527","date":"2026-01-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2026-01-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-001526","date":"2026-01-08","code":"A-305.2.7","title":"EXCAVATION PERMITS","status":"COMPLIED","resolutionDate":"2026-01-13","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2021,"n":2,"worst":null},{"y":2023,"n":2,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-077306","date":"2021-08-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-077306","date":"2021-12-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043849","date":"2023-05-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043849","date":"2023-06-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-002474","date":"2026-01-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-002474","date":"2026-01-14","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":2,"passes":0},{"y":2023,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96663771074081,"lng":-75.23026319097492,"geom":null,"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":null,"lotArea":12867,"zoning":"CA1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"100 W OXFORD STREET E 2300, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (42.3’ HIGH) WITH PILOTHOUSE AND ELEVATOR OVERRUN (NTE 20% OF GFA OF THE GROUND FLOOR) FOR A MULTI-FAMILY HOUSEHOLD LIVING (THIRTY-THREE (33) DWELLING UNITS) WITH TWELVE (12) 1A CLASS BICYCLE SPACES","status":"Completed","outcome":"Granted with conditions","date":"2023-07-05","number":"ZP-2022-011826","relatedPermit":"ZP-2022-011826"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":350000,"taxable":350000,"land":350000,"improvement":0,"taxableLand":350000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":397700,"taxable":397700,"land":397700,"improvement":0,"taxableLand":397700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":4899,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-011826","date":"2023-06-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (42.3’ HIGH) WITH PILOTHOUSE AND ELEVATOR OVERRUN (NTE 20% OF GFA OF THE GROUND FLOOR) FOR A MULTI-FAMILY HOUSEHOLD LIVING (THIRTY-THREE (33) DWELLING UNITS) WITH TWELVE (12) 1A CLASS BICYCLE SPACES IN AN ACCESSIBLE ROUTE AT FIRST FLOOR. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"CP-2025-001526","date":"2025-08-08","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF A FOUR (4) STORY, FOR USE AS THIRTY THREE (33) DWELLING UNITS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 MINIMUM (EXTERIOR WALL OPENINGS). SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. *2018 IBC* *FINAL HELICAL PILE DESIGN MUST BE SUBMITTED THROUGH AN AMENDMENT (DEFERRED SUBMISSION)* AMENDMENT 12/28/2025 TO SUBMIT FINAL HELICAL PILE DESIGN."},{"number":"SP-2025-000886","date":"2026-01-12","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for CP-2025-001526"},{"number":"EP-2026-000965","date":"2026-02-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-02-27","scope":"200 Amp Temporary Service for construction site. All work to be done according to the 2017 NEC."},{"number":"MP-2025-006129","date":"2026-03-10","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. AMENDMENT APPROVED AS OF 04/08/2026: TO RELOCATE CONDENSERS FROM SIDE OF THE BUILDING TO THE ROOF PER AMENDED PLANS."},{"number":"PP-2026-003173","date":"2026-03-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL SANITARY AND STORM CT's, FAI's, MD's & 2\" WDP."},{"number":"PP-2025-015546","date":"2026-04-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"All sanitary,storm and domestic water piping to a point of 5 feet ouside of building.All fixtures and piping to include 44-WC, 44-Lavatory, 21- bath tubs, 12 SHW, 35 Kitchen Sinks, 33-Washer Boxes, 40-EWH, 1-SP-1, 1-SP-2, 36 FD, 1- Area Drain, 6- Wall Hydrant, 2 Hose bib, 4 Mop receptors, 1-drinking fountain"},{"number":"FP-2025-002514","date":"2026-04-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"TO INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 4\" MAIN FIRE SERVICE LINE WITH 4\" AMES COLT 200 BACKFLOW PREVENTION ASSEMBLY AND FIRE SYSTEM TO INCLUDE FIRE PUMP IN ACCORDANCE WITH NFPA 20 AND THE INSTALLATION OF TWO (2) STANDPIPES IN EXIT STAIRWAYS, STANDPIPES TO BE INTERCONNECTED PER NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2026-002778","date":"2026-05-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 1200 AMP SERVICE WITH GROUNDING. INSTALL LIGHTING, RECEPTACLES, SMOKE/CO ALARMS, FIRE PUMP WIRING, TELECOMMUNICATIONS WIRING, AND PROVIDE POWER TO EQUIPMENT AS PER 2017 NEC. INSTALL FIRE ALARM AS PER 2016 NFPA 72."},{"number":"MP-2025-006396","date":"2026-07-14","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, GRDs, BATHROOM AND CLOTHES DRYER EXHAUSTS, AND ASSOCIATED DUCTWORK THROUGHOUT A MULTI-FAMILY BUILDING AS PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. SEE CP-2025-001526 FOR ASSOCIATED BUILDING PERMIT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Excavation"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"202928","type":"Food Preparing and Serving","status":"Inactive","businessName":"HADDINGTON LEADERSHIP ORG","legalName":"HADDINGTON LEADERSHIP ORG","address":"5500 HAVERFORD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-11-14","latestIssueDate":"2004-11-14","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"202928","type":"Food Preparing and Serving","businessName":"HADDINGTON LEADERSHIP ORG","legalName":"HADDINGTON LEADERSHIP ORG","issuedDate":"2004-11-14","latestIssueDate":"2004-11-14","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"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":["9 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":"Appeal #ZP-2022-011826: Completed · Granted with conditions; related permit ZP-2022-011826.","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":"8 permits not marked completed: CP-2025-001526 (Issued), SP-2025-000886 (Issued), MP-2025-006129 (Issued), PP-2026-003173 (Issued), PP-2025-015546 (Issued).","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":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 14, 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":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #202928: Inactive since Dec 22, 2012","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 6 historical violations across 3 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/"}]}