{"asOf":"2026-07-10T05:27:19.631Z","block":"1300-1399 N 25TH ST","blockUrl":"https://blockreport.homes/block/1300-1399-n-25th-st","address":"1305 N 25TH ST","parcelNumber":"291325300","source":"https://property.phila.gov/?p=291325300","ownerType":"investor","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"VACANT LAND RESIDE < ACRE","useLabel":"Vacant lot","owner":"HARRISON PROPERTIES INC","coOwner":null,"marketValue":551800,"livableArea":1989,"yearBuilt":2024,"lastSale":{"price":1,"date":"2022-03-01T05:00:00Z"},"openViolations":0,"violations":[{"number":"766363","date":"2007-12-11","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null},{"number":"766362","date":"2007-12-11","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"211981222","date":"2019-12-06","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2021-10-14"},{"number":"211981223","date":"2019-12-06","title":"WASTE MATERIAL","status":"COMPLIED","resolutionDate":"2021-10-14"},{"number":"VI-2020-035410","date":"2020-09-15","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-01-26"},{"number":"VI-2020-035411","date":"2020-09-15","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-01-26"},{"number":"VI-2021-058868","date":"2021-08-24","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-09-20"},{"number":"VI-2022-026383","date":"2022-04-21","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-05-06"}],"violationCases":[{"number":"138173","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2007-12-11","completedDate":"2010-02-18","violations":[{"number":"766363","date":"2007-12-11","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null},{"number":"766362","date":"2007-12-11","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null}]},{"number":"718301","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-12-06","completedDate":"2021-10-14","violations":[{"number":"211981222","date":"2019-12-06","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2021-10-14"},{"number":"211981223","date":"2019-12-06","title":"WASTE MATERIAL","status":"COMPLIED","resolutionDate":"2021-10-14"}]},{"number":"CF-2020-063131","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-09-15","completedDate":"2021-02-04","violations":[{"number":"VI-2020-035410","date":"2020-09-15","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-01-26"},{"number":"VI-2020-035411","date":"2020-09-15","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-01-26"}]},{"number":"CF-2021-081821","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-08-25","completedDate":"2021-09-21","violations":[{"number":"VI-2021-058868","date":"2021-08-24","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-09-20"}]},{"number":"CF-2022-033867","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-04-21","completedDate":"2022-05-09","violations":[{"number":"VI-2022-026383","date":"2022-04-21","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-05-06"}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2020,"n":2,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2022,"n":1,"worst":null}],"investigations":[{"caseNumber":"718301","date":"2019-12-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"CF-2020-063131","date":"2020-09-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-063131","date":"2021-02-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-063131","date":"2021-02-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-081821","date":"2021-08-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-081821","date":"2021-09-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-081821","date":"2021-09-21","type":null,"status":"PASSED"},{"caseNumber":"718301","date":"2021-10-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-033867","date":"2022-04-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-033867","date":"2022-05-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":3,"passes":3},{"y":2022,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97565522716283,"lng":-75.17664330714594,"geom":{"type":"Polygon","coordinates":[[[-75.176539457,39.975663313],[-75.176547194,39.975621155],[-75.176748316,39.975647685],[-75.176739313,39.975688992],[-75.176539457,39.975663313]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":6,"baths":null,"stories":3,"lotArea":855,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"PO BOX 30131, ELKINS PARK PA, 19027","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE (NTE 38? HIGH); ROOF DECK ACCESSED BY A PILOTHOUSE WITH BAY WINDOWS FROM SECOND FLOOR THROUGH THIRD FLOORS FOR A TWO (2) FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN IN THE APPLICATION","status":"Completed","outcome":"Granted with conditions","date":"2021-07-20","number":"ZP-2021-001857","relatedPermit":"ZP-2021-001857"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":4100,"taxable":685},{"y":2017,"v":10200,"taxable":10200},{"y":2018,"v":10200,"taxable":10200},{"y":2019,"v":10200,"taxable":10200},{"y":2020,"v":10200,"taxable":10200},{"y":2021,"v":10200,"taxable":10200},{"y":2022,"v":10200,"taxable":10200},{"y":2023,"v":25600,"taxable":25600},{"y":2024,"v":25600,"taxable":25600},{"y":2025,"v":536400,"taxable":107280},{"y":2026,"v":536400,"taxable":107280},{"y":2027,"v":551800,"taxable":110360}],"taxNow":1502,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-001857","date":"2021-07-07","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-07-15","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (NTE 38' HIGH); ROOF DECK ACCESSED BY A PILOTHOUSE WITH BAY WINDOWS FROM SECOND FLOOR THROUGH THIRD FLOORS SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"RP-2021-014933","date":"2021-12-21","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-07-15","scope":"**Amendment Dated 7/8/2024 to document deferred PWD Utility Plan submission** For the erection of a new, three (3) story attached structure (w/roof deck and pilot house enclosing access stairs only) to be used as Group R-3 (2FD), as per plans; see sub-permits for all MEP work; separate permit required for FSP work; building to be fully sprinklered as per NFPA 13D throughout; if field conditions vary, contact design engineer prior to the start of any work; covered walkway or sidewalk closure shall be required within 8.5 feet of the building facade in accordance with Section 3306 in the 2018 IBC (separate building and/or Streets Department permit required prior to start of any work); blower door testing shall be performed in accordance with ASTM E 779 or ASTM E 1827 by an approved third party agency; see ZP-2021-001857 for zoning/use approval."},{"number":"PP-2021-024793","date":"2023-05-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-15","scope":"Plumbing Permit (Interior) for combo RP-2021-014933"},{"number":"MP-2021-008849","date":"2023-06-21","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-07-11","scope":"Mechanical / Fuel Gas Permit for combo RP-2021-014933"},{"number":"FP-2023-001612","date":"2023-11-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-07-11","scope":"FOR THE INSTALLATION NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13D THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2 (1\") COMBINE FIRE SERVICE LINE AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2021-015364","date":"2023-12-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-06-21","scope":"Electrical Permit for combo RP-2021-014933"},{"number":"PP-2023-016917","date":"2023-12-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-03-06","scope":"INSTALL SANITARY AND STORM MD, CT, FAI & (2) 1\" WDP."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2021,"k":"insp","w":"L&I: 3 failed, 3 passed"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"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":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"}],"rented":true,"licenses":[{"number":"0993570","type":"Rental","status":"Active","businessName":"Harrison Properties","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-11-14","latestIssueDate":"2025-11-14","expirationDate":"2026-11-13","inactiveDate":null}],"units":2,"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":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1995% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $25,600 to $536,400","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-001857: Completed · Granted with conditions; related permit ZP-2021-001857. The history also contains “PERM Z- NEW 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 (PO BOX 30131, ELKINS PARK PA, 19027).","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":"6 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 9, 2022.","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":"2 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":"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.","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":"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 8 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"}]}