{"asOf":"2026-07-11T08:07:07.780Z","block":"2300-2399 N 16TH ST","blockUrl":"https://blockreport.homes/block/2300-2399-n-16th-st","address":"2339 N 16TH ST","parcelNumber":"161069901","source":"https://property.phila.gov/?p=161069901","ownerType":"vacant","kind":"vacant land","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"VACANT LAND RESIDE < ACRE","useLabel":"Vacant lot","owner":"T&I DEVELOPMENT LLC","coOwner":null,"marketValue":41700,"livableArea":null,"yearBuilt":null,"lastSale":{"price":110000,"date":"2025-05-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"2293929","date":"2011-12-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2293930","date":"2011-12-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4202221","date":"2017-01-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4202220","date":"2017-01-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-087868","date":"2022-11-22","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-01-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-087867","date":"2022-11-22","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-01-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-040716","date":"2025-06-06","code":"A-402.8.1","title":"FAILURE TO NOTIFY PRIOR TO START\n","status":"SVN ISSUED","resolutionDate":"2025-06-06","resolution":"SVN ISSUED"}],"violationCases":[{"number":"307819","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-12-01","completedDate":"2012-01-03","violations":[{"number":"2293929","date":"2011-12-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2293930","date":"2011-12-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"570074","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2017-01-20","completedDate":"2017-02-08","violations":[{"number":"4202221","date":"2017-01-20","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4202220","date":"2017-01-20","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-117496","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-11-22","completedDate":"2023-01-05","violations":[{"number":"VI-2022-087868","date":"2022-11-22","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2023-01-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-087867","date":"2022-11-22","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2023-01-04","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-054201","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-06-06","completedDate":"2025-08-15","violations":[{"number":"VI-2025-040716","date":"2025-06-06","code":"A-402.8.1","title":"FAILURE TO NOTIFY PRIOR TO START\n","status":"SVN ISSUED","resolutionDate":"2025-06-06","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2011,"n":2,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2022-117496","date":"2022-11-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-117496","date":"2022-12-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-054201","date":"2025-06-06","type":null,"status":null}],"inspYears":[{"y":2022,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98915547335769,"lng":-75.15867875106989,"geom":{"type":"Polygon","coordinates":[[[-75.158524219,39.989154697],[-75.158533853,39.989113663],[-75.158833328,39.989156403],[-75.158824373,39.989197211],[-75.158524219,39.989154697]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":null,"lotArea":1290,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"446 GERMANTOWN PIKE UNIT 174, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":5600,"taxable":5600},{"y":2017,"v":11300,"taxable":11300},{"y":2018,"v":11300,"taxable":11300},{"y":2019,"v":11300,"taxable":11300},{"y":2020,"v":11300,"taxable":11300},{"y":2021,"v":11300,"taxable":11300},{"y":2022,"v":11300,"taxable":11300},{"y":2023,"v":40400,"taxable":40400},{"y":2024,"v":40400,"taxable":40400},{"y":2025,"v":52500,"taxable":52500},{"y":2026,"v":52500,"taxable":52500},{"y":2027,"v":41700,"taxable":41700}],"taxNow":735,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-005913","date":"2023-07-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED THREE (3) STORY STRUCTURE WITH TWO (2) TIER DECKS AT THE SECOND AND THIRD FLOOR REAR; FOR USE AS MULTI-FAMILY (THREE (3) DWELLING UNITS) HOUSEHOLD LIVING; SIZE AND LOCATION AS SHOWN IN THE PLAN."},{"number":"ZP-2024-007732","date":"2024-09-12","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-10","scope":"FOR THE ERECTION OF AN ATTACHED THREE (3) STORY STRUCTURE; FOR USE AS A MULTI-FAMILY (THREE (3) DWELLING UNITS) HOUSEHOLD LIVING; SIZE AND LOCATION AS SHOWN ON THE PLAN."},{"number":"CP-2024-006002","date":"2025-05-15","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-02-10","scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE OF TYPE V-B CONSTRUCTION WITH 3RD STORY MEZZANINE FOR USE AS THREE (3) DWELLING UNITS (GROUP R-2). BUILDING TO BE FULLY SPRINKLERED PER NFPA 13R. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, FIRE SUPPRESSION, AND EXCAVATION WORK."},{"number":"SP-2025-000644","date":"2025-06-16","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2026-02-10","scope":"Site / Utility Permit for CP-2024-006002"},{"number":"MP-2025-003391","date":"2025-06-24","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-13","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"},{"number":"PP-2025-008078","date":"2025-07-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-13","scope":"NEW CONSTRUCTION OF 3 DWELLING UNIT BUILDING. EXTERIOR CURB TRAP, FAI, MAIN DRAIN, AND 1 1/2\" WATER DISTRIBUTION. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY PIPING FOR LISTED FIXTURES. ALL WORK TO BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"FP-2025-001565","date":"2025-07-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-11-20","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A 2 INCH WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/ HYDRAULIC CALCULATIONS."},{"number":"EP-2025-005920","date":"2025-08-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-10","scope":"INSTALL 400 AMP ELECTRICAL SERVICE AND 4 METER PACKS WITH PROPER GROUNDING AND BONDING. INSTALL ONE 100 AMP SUBPANELS FOR HOUSE AND ONE 125 AMP SUBPANEL FOR EACH OF THE 3 DWELLING UNITS. INSTALL WIRING, LIGHTING, SWITCHES AND RECEPTACLE OUTLETS. INSTALL INTERCONNECTED SMOKE AND CO ALARMS. INSTALL FIRE ALARM SYSTEM. ALL WORK TO BE DONE ACCORDING TO THE 2017 NEC, 2016 NFPA 72 AND PER PLANS."}],"storyTag":"New construction","storyDelta":219,"timeline":[{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"sale","p":85000},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"sale","p":110000},{"y":2025,"k":"permit","w":"Excavation"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"1000088","type":"Rental","status":"Active","businessName":"T&I Development LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2026-02-20","latestIssueDate":"2026-02-20","expirationDate":"2027-02-19","inactiveDate":null}],"units":3,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (446 GERMANTOWN PIKE UNIT 174, LAFAYETTE HILL PA, 19444).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"2 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Jun 6, 2025.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 4 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/"}]}