{"asOf":"2026-07-10T17:50:37.709Z","block":"1700-1799 S 2ND ST","blockUrl":"https://blockreport.homes/block/1700-1799-s-2nd-st","address":"1709 S 2ND ST","parcelNumber":"011202300","source":"https://property.phila.gov/?p=011202300","ownerType":"owner-occupied","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 3 STY MASONRY","useLabel":"House","owner":"PETRIL DIO","coOwner":"SQUILLA DANIELLE","marketValue":742700,"livableArea":2757,"yearBuilt":2020,"lastSale":{"price":1,"date":"2018-08-07T04:00:00Z"},"openViolations":0,"violations":[{"number":"5024340","date":"2018-05-24","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"636245","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-05-29","completedDate":"2019-10-31","violations":[{"number":"5024340","date":"2018-05-24","code":"PM15-304.6","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":1,"worst":null}],"investigations":[{"caseNumber":"636245","date":"2018-05-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"636245","date":"2018-07-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"636245","date":"2019-05-03","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"636245","date":"2019-09-06","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92641597369119,"lng":-75.14903070131678,"geom":{"type":"Polygon","coordinates":[[[-75.148879263,39.92641713],[-75.148888976,39.926374505],[-75.149185067,39.926415169],[-75.149168311,39.926457475],[-75.148879263,39.92641713]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":4,"baths":3,"stories":3,"lotArea":1306,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1709 S 2ND ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":216800,"taxable":144000},{"y":2017,"v":216800,"taxable":144000},{"y":2018,"v":216800,"taxable":144000},{"y":2019,"v":265600,"taxable":265600},{"y":2020,"v":221000,"taxable":221000},{"y":2021,"v":650000,"taxable":162500},{"y":2022,"v":650000,"taxable":162500},{"y":2023,"v":650000,"taxable":130000},{"y":2024,"v":650000,"taxable":130000},{"y":2025,"v":741500,"taxable":148300},{"y":2026,"v":741500,"taxable":148300},{"y":2027,"v":742700,"taxable":148540}],"taxNow":2076,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"999365","date":"2019-08-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-11-13","scope":"REPLACE 5\" SEAL TRAP AS PER 2004 PPC"},{"number":"999806","date":"2019-08-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-08-09","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED STRUCTURE. FOR USE AS A VACANT LOT."},{"number":"999812","date":"2019-08-15","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2020-04-16","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING, ATTACHED THREE (3) STORY STRUCTURE. STRUCTURE TO BE DEMOLISHED BY HAND AND WITH HAND HELD TOOLS ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 7 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2 * PERMIT ISSUED IN RESPONSE TO VIOLATION CASE NUMBER 636245 * NEWLY EXPOSED WALLS TO BE TREATED"},{"number":"1005256","date":"2019-10-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-10-08","scope":"FOR THE ERECTIOR OF A THREE (3) STORY STRUCTURE WITH A CELLAR WITH AN EGRESS WELL AND TWO ROOF DECKS, ONE WITH A ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION PER PLANS. FOR THE USE AS SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"1027829","date":"2020-01-16","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-11-23","scope":"Amendment is Due to site conditions, the front entrance stair turned 90 degrees. The egress well is moving to the rear of the building. The site, as shown, has an easement leading from the rear yard to Watkins Street. The path in the basement from the main space to the egress well is unimpeded. For a Single Family Household Living. As per plans. FOR UNDERPINNING AND THE CONSTRUCTION OF AN ATTACHED STRUCTURE WITH CELLAR AND THIRD (3RD) FLOOR REAR DECK ACCESSED FROM REAR OF THIRD FLOOR AND ROOF DECK ACCESSED BY A ROOF DECK ACCESS STRUCTURE. FOR A SINGLE FAMILY HOUSEHOLD LIVING. AS PER PLANS."},{"number":"1047283","date":"2020-03-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-11-23","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D, WITH A ONE-INCH FIRE SERVICE LINE, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2020-001713","date":"2020-05-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-11-13","scope":"For Interior/Exterior Plumbing Work to include rough and finish plumbing, supply lines to fixtures, waste lines from fixtures. (4)WATER CLOSETS, (4) LAVATORIES, (3) SHOWER/TUB, (1) LAUNDRY SINK, (1) DISHWASHER, (1) WATER HEATER, 1” DOMESTIC WATER SERVICE, 6\" CURB TRAP, 4\" HOUSE DRAIN, 4\" STORM WATER PIPING, 4\" FRESH AIR INLET, (2) HOSE BIBBS, (1) AREA DRAIN, and (1)SUMP PUMP/EJECTOR as per 2018 Philadelphia Plumbing Code."},{"number":"MP-2020-000937","date":"2020-06-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-11-23","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of new ductwork, registers/grilles/diffusers, and warm-air appliances as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans.*No rooftop units* Install (2) 96% Efficiency 40,000 BTU Gas Furnaces, (2) 2 Ton A/C Condensers with duct work, grilles, registers and diffusers."},{"number":"EP-2020-003371","date":"2020-06-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-11-11","scope":"Install 200a 120/240v 1ph main service. Install 40 circuit main breaker panel. Install all wiring throughout SFD as per 2014 NEC. Install cable tv wiring as per 2014 NEC."},{"number":"ZP-2025-008015","date":"2025-08-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of a third-floor addition at the rear of an existing attached structure. Size and location per plans."},{"number":"RP-2025-011925","date":"2026-01-12","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"For the erection of a third-floor addition at the rear of an existing attached structure. details per plans."},{"number":"EP-2026-004597","date":"2026-05-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Rough/adjust general receptacles on 3rd fl addition Provide and install new recessed on 3rd fl addition"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Minor Demolition"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"demo"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"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":["3 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":"Use permit #999806: 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":"2 permits not marked completed: RP-2025-011925 (Issued), EP-2026-004597 (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":"2 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Sep 6, 2019.","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 and appears related-party/family-held.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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"}]}