{"asOf":"2026-07-10T16:53:28.758Z","block":"2100-2199 E WILLIAM ST","blockUrl":"https://blockreport.homes/block/2100-2199-e-william-st","address":"2173 E WILLIAM ST","parcelNumber":"252078100","source":"https://property.phila.gov/?p=252078100","ownerType":"owner-occupied","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 2 STY MASONRY","useLabel":"House","owner":"MORALES JENNY L","coOwner":"RAMOS ANGEL L","marketValue":330600,"livableArea":1425,"yearBuilt":2021,"lastSale":{"price":1,"date":"2025-03-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"979749","date":"2008-06-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"979750","date":"2008-06-11","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-008648","date":"2020-06-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-05-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"164445","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-06-11","completedDate":"2010-02-17","violations":[{"number":"979749","date":"2008-06-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"979750","date":"2008-06-11","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-023042","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-06-08","completedDate":"2021-05-11","violations":[{"number":"VI-2020-008648","date":"2020-06-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-05-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2020,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2020-023042","date":"2020-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-023042","date":"2021-05-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":0,"passes":1}],"taxOwed":1066.96,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":1066.96,"principalDue":822.58,"penaltyDue":49.35,"interestDue":43.19,"otherChargesDue":151.84,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":315000,"taxableAssessment":63000,"exemptAbatementAssessment":252000,"homesteadValue":0,"netTaxAfterHomestead":881.87,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"sheriffSaleAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98729513377197,"lng":-75.11617850067357,"geom":{"type":"Polygon","coordinates":[[[-75.116064456,39.98733455],[-75.116263917,39.987228173],[-75.116291213,39.987258186],[-75.116088706,39.987362559],[-75.116064456,39.98733455]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":3,"baths":2,"stories":3,"lotArea":864,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2173 E WILLIAM ST, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"Green Tree Contracting Group (Lic. 37545) received notice of 18-months suspension (at case CF-2021-009870) on February 10, 2021; the suspension is unjustified, as is the fine imposed.","status":"Closed","outcome":"Complete","date":"2025-01-17","number":"HA-2021-001066","relatedPermit":null}],"taxYears":[{"year":1997,"total":575.27,"principal":167.27,"interest":288.54,"penalty":11.71},{"year":1998,"total":557.5,"principal":167.27,"interest":273.48,"penalty":11.71},{"year":1999,"total":539.74,"principal":167.27,"interest":258.43,"penalty":11.71},{"year":2000,"total":521.97,"principal":167.27,"interest":243.37,"penalty":11.71},{"year":2001,"total":329.43,"principal":106.44,"interest":145.29,"penalty":7.45},{"year":2002,"total":318.13,"principal":106.44,"interest":135.71,"penalty":7.45},{"year":2003,"total":306.82,"principal":106.44,"interest":126.13,"penalty":7.45},{"year":2004,"total":295.52,"principal":106.44,"interest":116.55,"penalty":7.45},{"year":2005,"total":284.21,"principal":106.44,"interest":106.97,"penalty":7.45},{"year":2006,"total":94.84,"principal":30.41,"interest":27.83,"penalty":2.13},{"year":2007,"total":91.6,"principal":30.41,"interest":25.09,"penalty":2.13},{"year":2008,"total":88.37,"principal":30.41,"interest":22.35,"penalty":2.13},{"year":2009,"total":85.15,"principal":30.41,"interest":19.62,"penalty":2.13},{"year":2010,"total":81.92,"principal":30.41,"interest":16.88,"penalty":2.13},{"year":2011,"total":84.13,"principal":33.42,"interest":15.54,"penalty":2.34},{"year":2012,"total":82.79,"principal":34.71,"interest":13.02,"penalty":2.43},{"year":2013,"total":81.1,"principal":35.96,"interest":10.25,"penalty":2.52},{"year":2014,"total":270.21,"principal":112.49,"interest":21.93,"penalty":7.87},{"year":2015,"total":258.27,"principal":112.49,"interest":11.81,"penalty":7.87},{"year":2016,"total":219.59,"principal":117.52,"interest":1.76,"penalty":1.18}],"taxNet":5166.56,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":7300,"taxable":7300},{"y":2017,"v":11900,"taxable":11900},{"y":2018,"v":11900,"taxable":11900},{"y":2019,"v":11900,"taxable":11900},{"y":2020,"v":11900,"taxable":11900},{"y":2021,"v":315000,"taxable":63000},{"y":2022,"v":315000,"taxable":63000},{"y":2023,"v":368000,"taxable":73600},{"y":2024,"v":368000,"taxable":73600},{"y":2025,"v":290000,"taxable":58000},{"y":2026,"v":290000,"taxable":58000},{"y":2027,"v":330600,"taxable":66120}],"taxNow":812,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"1014341","date":"2019-12-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-12-06","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPROVED PLANS. SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"1014340","date":"2019-12-06","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-05-11","scope":"FOR THE ERECTION OF A NEW THREE (3) STORY ATTACHED STRUCTURE (WITH A ROOF DECK ACCESSED BY A PILOT HOUSE CONTAINING ACCESS STAIRS ONLY) TO BE USED AS GROUP R-3 (SFD) THROUGHOUT, AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ALL MEP/FSP WORK; BUILDING TO BE FULLY SPRINKLERED AS PER NFPA 13D AT MINIMUM."},{"number":"1051615","date":"2020-02-27","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-05-11","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM AND 1\" COMBINED SERVICE IN ACCORDANCE WITH NFPA 13D THROUGHOUT THE ENTIRE BUILDING. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2020-001511","date":"2020-05-11","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-05-11","scope":"INSTALLATION OF A HOUSE DRIN; CURB TRAP, FRESHAIR INLET INSTALLATION OF (3) WATER CLOSETS; (4) LAVS; (2) SHOWERS; (1) KITCHEN SINK; (1) DISHWASHER; (1) WASHER BOX; (1) HOT WATER HEATER; (1)ROOF DRAIN; (1)AREA DRAIN; (1)HOSE BIBB ALL WORK AS PER 2018 PHILADELPHIA PLUMBING CODE."},{"number":"EP-2020-002310","date":"2020-05-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-05-11","scope":"Install a 200 amp service and new wire throughout a new single family dwelling per 2014 NEC."},{"number":"MP-2020-003831","date":"2020-09-17","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-05-11","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. *ROOFTOP UNITS PERMITTED IF INCLUDED IN APPROVED BUILDING PLANS*"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2008,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"sale","p":325000},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[],"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$1,067 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #1014341: 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$1,066.96 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 11, 2021.","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 3 historical violations across 2 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/"},{"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"}]}