{"asOf":"2026-07-27T19:43:37.546Z","block":"1500-1599 FRANKFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-frankford-ave","address":"1540 FRANKFORD AVE","parcelNumber":"888001571","source":"https://property.phila.gov/?p=888001571","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"41","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":null,"useLabel":"Apartment building","owner":"1538 FRANKFORD LLC","coOwner":null,"marketValue":464200,"landAssessment":46420,"improvementAssessment":417780,"livableArea":1113,"yearBuilt":2024,"lastSale":null,"openViolations":0,"violations":[{"number":"VI-2023-084941","date":"2023-10-30","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-10-30","resolution":"WARNING ISSUED"}],"violationCases":[{"number":"CF-2023-113223","type":"WARNING","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-10-30","completedDate":"2023-10-31","violations":[{"number":"VI-2023-084941","date":"2023-10-30","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-10-30","resolution":"WARNING ISSUED"}]}],"violYears":[{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2023-113223","date":"2023-10-30","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97393991465264,"lng":-75.13378873754318,"geom":null,"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":2,"baths":2,"stories":1,"lotArea":23740,"zoning":"CMX2","grade":null,"basement":null,"heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":null,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE LOT FROM EXISTING TWO (2) LOTS ( 3 DEEDED LOTS- 1538 FRANKFORD AVE, 1540 FRANKFORD AVE & 1542-44 FRANKFORD AVE) AND FOR THE COMPLETE DEMOLITION OF ALL STRUCTURES AND FOR THE ERECTION OF AN ATTAC","status":"Completed","outcome":"Granted with conditions","date":"2021-03-12","number":"1050223","relatedPermit":"1050223"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":450000,"taxable":450000,"land":54000,"improvement":396000,"taxableLand":54000,"taxableImprovement":396000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":450000,"taxable":450000,"land":54000,"improvement":396000,"taxableLand":54000,"taxableImprovement":396000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":464200,"taxable":464200,"land":46420,"improvement":417780,"taxableLand":46420,"taxableImprovement":417780,"exemptLand":0,"exemptImprovement":0}],"taxNow":6299,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-010145","date":"2020-12-18","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-05","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE ON LOT"},{"number":"ZP-2021-006404","date":"2021-01-20","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-06-25","scope":"FOR THE COMPLETE DEMOLITION OF ALL STRUCTURES AND FOR THE ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND TWO ROOF DECK ACCESS STRUCTURES WITH AN ELEVATOR (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"1050223","date":"2021-01-20","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-05","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE LOT FROM EXISTING TWO (2) LOTS ( 3 DEEDED LOTS- 1538 FRANKFORD AVE, 1540 FRANKFORD AVE & 1542-44 FRANKFORD AVE). SIZE AND LOCATION AS SHOWN ON PLANS"},{"number":"CP-2021-004133","date":"2021-11-09","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-06-25","scope":"NEW CONSTRUCTION OF A FOUR (4) STORY BUILDING WITH ROOF DECK AND PILOT HOUSE ACCESS STRUCTURES FOR USE AS A SHELL COMMERCIAL SPACE (USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) AND TWELVE (12) DWELLING UNITS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. FIRE WATCH REQUIRED PER CODE BULLETIN F-2001. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK** AMENDMENT APPROVED 2/10/22 AMEND NEW CONSTRUCTION PERMIT CP-2021-004133 FOR CHANGES TO FOUNDATIONS AND BASEMENT LAYOUT AS PER APPROVED PLANS. AMENDMENT APPROVED 11/17/23 AMEND NEW CONSTRUCTION PERMIT CP-2021-004133 FOR CHANGE TO ELECTRICAL ROOM IN BASEMENT AS PER APPROVED PLANS. AMENDMENT APPROVED 5/4/24 AMEND NEW CONSTRUCTION PERMIT CP-2021-004133 FOR CHANGES TO BASEMENT LAYOUT AS PER APPROVED PLANS."},{"number":"PP-2023-002054","date":"2023-03-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-25","scope":"INSTALL 2 INCH WATER SERVICE, 1 BUILDING DRAIN, 1 CURB TRAP, 1 FAI, 12 HUB DRAINS, 6 ROOF DRAINS, 3 FLOOR DRAINS, 1 AREA DRAIN, 12 HOT WATER HEATERS, 24 SHOWER/TUBS, 36 WATER CLOSETS, 36 LAVATORIES, 12 KITCHEN SINKS, 12 WASHING MACHINE BOXES, 1 SUMP PUMP, 2 BACKWATER VALVES AND 1 BACKFLOW PREVENTER ACCORDING TO THE 2018 PPC."},{"number":"FP-2022-003285","date":"2023-03-10","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-06-25","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 4\" MAIN FIRE SERVICE LINE WITH 4\" AMES 2000SS BACKFLOW PREVENTION ASSEMBLY AND FIRE SYSTEM TO INCLUDE THE INSTALLATION OF 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":"MP-2023-000817","date":"2023-03-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-06-25","scope":"FOR INSTALLATION OF HVAC SYSTEM TO SERVE THE RESIDENTIAL UNITS AS PER APPROVED PLANS."},{"number":"ZP-2024-005499","date":"2024-06-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-01-05","scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2024-003235","date":"2024-09-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-08-06","scope":"FOR LEVEL II INTERIOR ALTERATIONS WITH A PARTIAL CHANGE IN OCCUPANCY AT THE 1ST FLOOR TO GROUP A-2 SIT-DOWN RESTAURANT. EXISTING BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"PP-2024-008413","date":"2024-11-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-06","scope":"Plumbing fitout for sit down restaurant from vanilla box per drawing, including food equipment per drawings (sinks, dishwashers, icemakers, backflow to equipment, drip tray, etc."},{"number":"MP-2024-002715","date":"2025-02-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-08-06","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALTERATION TO INCLUDE THE INSTALLATION OF A TYPE 1 COMMERCIAL KITCHEN HOOD (12'-0\") WITH ASSOCIATED DUCTWORK AND FANS. FOR USE AS PREVIOUSLY APPROVED. 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."},{"number":"EP-2024-011987","date":"2025-02-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-14","scope":"INSTALL A 400 AMP 3 PHASE FEEDER FROM THE EXISTING 400 AMP SERVICE RATED CIRCUIT BREAKER TO THE EXISTING 400 AMP PANEL PP, INSTALL A 200 AMP FEEDER FROM PANEL PP TO THE NEW 200 AMP PANEL SP. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS & RECEPTACLES. PROVIDE POWER FOR THE MECHANICAL, HVAC & KITCHEN EQUIPMENT. INSTALL THE REQUIRED ADDITIONAL FIRE ALARM DEVICES TO THE EXISTING BUILDING FIRE ALARM SYSTEM. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Lot Line Relocation"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"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":["8 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation 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"}]}