{"asOf":"2026-07-10T05:28:00.289Z","block":"1200-1299 N 25TH ST","blockUrl":"https://blockreport.homes/block/1200-1299-n-25th-st","address":"1203 N 25TH ST","parcelNumber":"291323700","source":"https://property.phila.gov/?p=291323700","ownerType":"absentee","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"APT 2-4 UNITS 3 STY MASON","useLabel":"Apartment building","owner":"GARSSON KUAU","coOwner":"CHEUNG ELEANOR","marketValue":395100,"livableArea":2322,"yearBuilt":2017,"lastSale":{"price":530000,"date":"2018-01-24T05:00:00Z"},"openViolations":0,"violations":[{"number":"766329","date":"2007-12-11","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null},{"number":"766328","date":"2007-12-11","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"2773397","date":"2013-04-24","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null},{"number":"2773396","date":"2013-04-24","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"2863681","date":"2013-07-16","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null},{"number":"2863682","date":"2013-07-16","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null},{"number":"3191979","date":"2014-05-23","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null},{"number":"3191978","date":"2014-05-23","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"3350774","date":"2014-10-06","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null},{"number":"3350775","date":"2014-10-06","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null}],"violationCases":[{"number":"138163","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2007-12-11","completedDate":"2010-02-18","violations":[{"number":"766329","date":"2007-12-11","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null},{"number":"766328","date":"2007-12-11","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null}]},{"number":"377465","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-04-24","completedDate":"2013-06-04","violations":[{"number":"2773397","date":"2013-04-24","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null},{"number":"2773396","date":"2013-04-24","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null}]},{"number":"391632","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-07-16","completedDate":null,"violations":[{"number":"2863681","date":"2013-07-16","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null},{"number":"2863682","date":"2013-07-16","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null}]},{"number":"433319","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2014-05-23","completedDate":"2014-06-06","violations":[{"number":"3191979","date":"2014-05-23","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null},{"number":"3191978","date":"2014-05-23","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null}]},{"number":"455765","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2014-10-06","completedDate":null,"violations":[{"number":"3350774","date":"2014-10-06","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null},{"number":"3350775","date":"2014-10-06","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2013,"n":4,"worst":null},{"y":2014,"n":4,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97470761850221,"lng":-75.17682936183809,"geom":{"type":"Polygon","coordinates":[[[-75.176706735,39.974713886],[-75.176716848,39.974670959],[-75.17695123,39.974701072],[-75.176942128,39.974744424],[-75.176706735,39.974713886]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":4,"baths":null,"stories":3,"lotArea":1072,"zoning":"RM1","grade":"A-","basement":"A","heater":"D","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"216 BLOOFIELD ST, HOBOKEN NJ, 07030","mailOut":true,"appeals":[],"taxYears":[{"year":1997,"total":0.01,"principal":0,"interest":0,"penalty":0},{"year":1999,"total":0.01,"principal":0,"interest":0,"penalty":0},{"year":2000,"total":0.01,"principal":0,"interest":0,"penalty":0},{"year":2001,"total":0.01,"principal":0,"interest":0,"penalty":0},{"year":2003,"total":0.01,"principal":0,"interest":0,"penalty":0},{"year":2004,"total":0.01,"principal":0,"interest":0,"penalty":0},{"year":2011,"total":13.14,"principal":0,"interest":0,"penalty":0},{"year":2012,"total":23.61,"principal":0,"interest":0,"penalty":0},{"year":2013,"total":23.6,"principal":0,"interest":0,"penalty":0}],"taxNet":60.37,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":5100,"taxable":5100},{"y":2017,"v":12800,"taxable":12800},{"y":2018,"v":12800,"taxable":12800},{"y":2019,"v":530000,"taxable":151050},{"y":2020,"v":530000,"taxable":151050},{"y":2021,"v":530000,"taxable":151050},{"y":2022,"v":530000,"taxable":151050},{"y":2023,"v":575800,"taxable":115100},{"y":2024,"v":575800,"taxable":115100},{"y":2025,"v":612700,"taxable":122540},{"y":2026,"v":612700,"taxable":122540},{"y":2027,"v":395100,"taxable":79020}],"taxNow":1715,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"765093","date":"2017-03-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-03-20","scope":"CONSTRUCT THREE STORY, ATTACHED STRUCTURE WITH CELLAR, ROOF DECK AND ACCESS PILOT HOUSE. USE AS TWO FAMILY HOUSEHOLD LIVING."},{"number":"765112","date":"2017-03-20","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-01-26","scope":"CONSTRUCT THREE STORY, ATTACHED STRUCTURE WITH CELLAR, ROOF DECK AND ACCESS PILOT HOUSE. USE AS TWO FAMILY HOUSEHOLD LIVING."},{"number":"788541","date":"2017-06-30","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-01-26","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13D (USING TWO (2) NEW, 1\" COMBINED FIRE/DOMESTIC SERVICE LINES) FOR A NEW, THREE (3) STORY ATTACHED STRUCTURE WITH A ROOF DECK AND PILOT HOUSE TO BE USED AS A SINGLE-FAMILY DWELLING, AS PER PLANS."},{"number":"803951","date":"2017-08-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-07","scope":"5\" LATERAL,5\" CURB TRAP,4\" HOUSE DRAIN AND 1\" WATER SERVCIE PA20172072360(TWO FAMILY)\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"815183","date":"2017-09-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-01-25","scope":"4 WC,4 LAVS,2 TUBS,2 SHOWERS AND 2 KITCHEN SINKS(TWO FAMILY)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"818983","date":"2017-09-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-01-25","scope":"INSTALL TWO 80,000 BTU 95% GAS FURNACES WITH AIR AND RELATED DUCT WORK,ONE IN BASEMENT FOR BASEMENT AND 1ST FL,ONE ON 2ND FL FOR 2ND AND 3RD FL"},{"number":"823843","date":"2017-10-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-01-26","scope":"NEW CONSTRUCTION WIRE: 50- RECEPTACLES, 14- SWITCHES, 6- SMOKE DETECTORS, 40- HI-HATS, 200A SERVICE W/3 METERS, 2- 20- CIRCUIT PANELS, 1- 8-CIRCUIT PANEL (HOUSE PANEL)... IN ACCORDANCE WITH 2008 NEC FOR A TWO FAMILY BUILDING"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2013,"k":"viol","w":"4 L&I violations"},{"y":2014,"k":"viol","w":"4 L&I violations"},{"y":2016,"k":"land","p":50000},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"New construction"},{"y":2017,"k":"land","p":138500},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"sale","p":530000}],"rented":true,"licenses":[{"number":"767597","type":"Rental","status":"Active","businessName":"kuau garsson","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-02-28","latestIssueDate":"2026-01-10","expirationDate":"2027-02-27","inactiveDate":null}],"units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #765093: 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":"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 (216 BLOOFIELD ST, HOBOKEN NJ, 07030).","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"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":"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 10 historical violations across 5 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"}]}