{"asOf":"2026-07-24T02:38:09.192Z","block":"900-999 W INDIANA AVE","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-w-indiana-ave","address":"913 W INDIANA AVE","parcelNumber":"886909070","source":"https://property.phila.gov/?p=886909070","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W30","buildingCodeNew":"22","buildingClass":"APT 2-4 UNITS 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"EVELYN SANDERS 2 LP","coOwner":null,"marketValue":43800,"landAssessment":10900,"improvementAssessment":32900,"livableArea":1982,"yearBuilt":2010,"lastSale":{"price":1,"date":"2010-01-26T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-020698","date":"2022-03-28","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2023-07-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-020697","date":"2022-03-28","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-07-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2022-025463","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2022-03-28","completedDate":"2026-03-17","violations":[{"number":"VI-2022-020698","date":"2022-03-28","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2023-07-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2022-020697","date":"2022-03-28","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-07-27","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2022,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2022-025463","date":"2022-03-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025463","date":"2022-05-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025463","date":"2022-06-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025463","date":"2026-03-17","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":3,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.997643447636754,"lng":-75.14552056555567,"geom":{"type":"Polygon","coordinates":[[[-75.145447376,39.997726849],[-75.145488349,39.997544947],[-75.145593228,39.997559206],[-75.145553492,39.997741652],[-75.145447376,39.997726849]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-002075","type":"Sprinkler Certification","inspectionDate":"2021-12-15","result":"Deficient","expirationDate":null,"buildingId":"1014362"},{"number":"BC-2023-009216","type":"Sprinkler Certification","inspectionDate":"2022-12-05","result":"Certified","expirationDate":"2023-12-05","buildingId":"1014362"},{"number":"BC-2022-018465","type":"Sprinkler Certification","inspectionDate":"2022-12-07","result":"Certified","expirationDate":"2023-12-07","buildingId":"1014362"},{"number":"BC-2024-001309","type":"Sprinkler Certification","inspectionDate":"2023-12-05","result":"Certified","expirationDate":"2024-12-05","buildingId":"1014362"},{"number":"BC-2024-031521","type":"Sprinkler Certification","inspectionDate":"2024-11-15","result":"Certified","expirationDate":"2025-11-15","buildingId":"1014362"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":1,"lotArea":1999,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"407 FAIRMOUNT AVE, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM TWO (2) LOTS, FOR THE ERECTION OF A TWO (2) STORY DETACHED STRUCTURE MAX HEIGHT NOT TO EXCEED 35 FT FOR USE AS A  TWO (2) FAMILY DWELLING, FOR THREE (3) ACCESSORY OPEN AIR PA","status":"CLOSED","outcome":"Granted","date":"2009-11-04","number":"10063","relatedPermit":"232737"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":45000,"taxable":9993,"land":9993,"improvement":35007,"taxableLand":9993,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":35007},{"y":2017,"v":45000,"taxable":9993,"land":9993,"improvement":35007,"taxableLand":9993,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":35007},{"y":2018,"v":42000,"taxable":10500,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":31500},{"y":2019,"v":42000,"taxable":10500,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":31500},{"y":2020,"v":42000,"taxable":10500,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":31500},{"y":2021,"v":42000,"taxable":10500,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":31500},{"y":2022,"v":42000,"taxable":42000,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":31500,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":42000,"taxable":42000,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":31500,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":42000,"taxable":42000,"land":10500,"improvement":31500,"taxableLand":10500,"taxableImprovement":31500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":43800,"taxable":43800,"land":10950,"improvement":32850,"taxableLand":10950,"taxableImprovement":32850,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":43800,"taxable":43800,"land":10950,"improvement":32850,"taxableLand":10950,"taxableImprovement":32850,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":43800,"taxable":43800,"land":10900,"improvement":32900,"taxableLand":10900,"taxableImprovement":32900,"exemptLand":0,"exemptImprovement":0}],"taxNow":613,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"232737","date":"2009-12-17","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2009-12-17","scope":"CONSOL 2 LOTS INTO 1 LOT. CONSTRUCT 1 2 STORY DUPLEX UNIT WITH 3 PARKING SPACES. UNIT IS WITH FLAT ROOF SYSTEM"},{"number":"253961","date":"2010-01-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-01-08","scope":"CONSOL 2 LOTS INTO 1 LOT. CONSTRUCT 1 2 STORY DUPLEX UNIT WITH 3 PARKING SPACES. UNIT IS WITH FLAT ROOF SYSTEM"},{"number":"248951","date":"2010-01-21","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-01-25","scope":"ERECTION OF ONE DUPLEX UNIT WITH ACCESSIBLE UNIT ON THE 1ST FL AS PER PLAN. SEE A/P 248946 FOR PLANS"},{"number":"270704","date":"2010-04-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-01-04","scope":"NEW CONSTRUCTION,2 FAMILY,14 FIXTURES WITH PIPING THROUGHOUT"},{"number":"269772","date":"2010-07-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-01-21","scope":"INSTALL FIRE SUPPRESSION SYSTEM AS PER PLANS."},{"number":"288763","date":"2010-07-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-01-04","scope":"INSTALL 2 HEATERS AND AIR CONDITION UNITS"},{"number":"273688","date":"2010-09-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-02-23","scope":"WIRE DUPLEX WIRE, INSTALL 200AMP SERVICE, 100AMP SERVICE FOR EACH APARTMENTS, 3 METERS, GROUND ROD, TELEPHONE AND CATV AS PER 2005 NEC (NORTH DISTRICT)"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2009,"k":"appeal","w":"Appeal granted"},{"y":2009,"k":"permit","w":"Zoning"},{"y":2010,"k":"permit","w":"Zoning/use"},{"y":2010,"k":"permit","w":"New construction"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2010,"k":"permit","w":"Suppression"},{"y":2010,"k":"permit","w":"Mechanical"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"531800","type":"Rental","status":"Active","businessName":"EVELYN SANDERS  2 LP (ASTRID ZAYAS AGT)","legalName":"EVELYN SANDERS  2 LP","address":"913 W INDIANA AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2011-04-29","latestIssueDate":"2026-03-24","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"531800","type":"Rental","businessName":"EVELYN SANDERS  2 LP (ASTRID ZAYAS AGT)","legalName":"EVELYN SANDERS  2 LP","issuedDate":"2011-04-29","latestIssueDate":"2026-03-24","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #10063: CLOSED · Granted; related permit 232737. Use permit #253961: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Nov 15, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 17, 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":"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 multi-family. 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 2 historical violations across 1 case.","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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}