{"asOf":"2026-07-10T09:09:44.936Z","block":"2100-2199 FITZWATER ST","blockUrl":"https://blockreport.homes/block/2100-2199-fitzwater-st","address":"2120 FITZWATER ST","parcelNumber":"302000024","source":"https://property.phila.gov/?p=302000024","ownerType":"investor","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW CONV/APT 3 STY MASON","useLabel":"Apartment building","owner":"FITZ 2120 LLC","coOwner":null,"marketValue":1229200,"livableArea":2421,"yearBuilt":2022,"lastSale":{"price":350000,"date":"2021-06-30T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94316755289908,"lng":-75.1781161667888,"geom":{"type":"Polygon","coordinates":[[[-75.178065917,39.943256942],[-75.17810679,39.943069988],[-75.178166158,39.94307838],[-75.17812603,39.943264373],[-75.178065917,39.943256942]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-018329","type":"Fire Alarm Certification","inspectionDate":"2024-03-27","result":"Certified","expirationDate":"2025-03-27","buildingId":"1411446"},{"number":"BC-2026-013870","type":"Sprinkler Certification","inspectionDate":"2026-05-06","result":"Certified","expirationDate":"2027-05-06","buildingId":"1411446"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":4,"baths":null,"stories":3,"lotArea":1124,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"736 S 20TH ST UNIT B, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"FOR THE RELOCATION OF LOT LINES TO CREATE TWO (2) LOTS (PARCEL A AND PARCEL B) FROM EXISTING ONE LOT (2118-20 FITZWATER ST) FOR THE USE AS EXISTING SINGLE FAMILY HOUSEHOLD LIVING ON PARCEL A AND FOR THE USE AS VACANT LAND ON PARCEL B (SIZE ","status":"Completed","outcome":"Granted","date":"2021-02-01","number":"ZP-2020-002162","relatedPermit":"ZP-2020-002162"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":253100,"taxable":253100},{"y":2023,"v":935500,"taxable":187100},{"y":2024,"v":935500,"taxable":187100},{"y":2025,"v":1001000,"taxable":200200},{"y":2026,"v":1001000,"taxable":200200},{"y":2027,"v":1229200,"taxable":245840}],"taxNow":2802,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-002162","date":"2020-10-28","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-13","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE TWO (2) LOTS (PARCEL A AND PARCEL B) FROM EXISTING ONE LOT (2118-20 FITZWATER ST) (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"ZP-2020-009703","date":"2021-02-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-06-13","scope":"erection of an attached structure size and location as shown on plans. No sign on this permit"},{"number":"CP-2020-006752","date":"2021-04-28","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-06-13","scope":"NEW CONSTRUCTION OF A THREE STORY STRUCTURE WITH MEZZANINE FOR USE AS FOUR (4) DWELLING UNITS AS PER APPROVED PLANS. WORK TO INCLUDE UNDERPINNING TO BE MONITORED BY A PA LICENSED PE AT ALL TIMES. BUILDING TO BE FULLY SPRINKLERED. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK. AMENDMENT APPROVED 12/8/22 AMEND NEW CONSTRUCTION PERMIT CP-2020-006752 FOR CHANGE TO DPRC-SI AND LICENSED SPECIAL INSPECTIONS AGENCY AS PER APPROVED DOCUMENTS."},{"number":"EP-2021-007313","date":"2021-08-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-06","scope":"Install fire alarm per plans and 2016 NFPA 72"},{"number":"FP-2021-002535","date":"2021-10-11","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-05-12","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT AN EXISTING STRUCTURE TO INCLUDE 2 \" MAIN FIRE SERVICE LINE AND 2\" DCv WILKINS 950XLT2BF BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"MP-2021-007992","date":"2021-12-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-05-12","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. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (installation of (4) 2.5 ton heat pump HVAC systems including new duct work)."},{"number":"PP-2021-024119","date":"2021-12-23","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-12","scope":"INSTALL 1 BACKFLOW PREVENTER, 4 HUB DRAINS, 4 HOT WATER HEATERS, 4 KITCHEN SINKS, 5 LAVATORIES, 4 WASHING MACHINE BOXES 5 SHOWER/TUBS AND 5 WATER CLOSETS ACCORDING TO THE 2018 PPC."},{"number":"EP-2022-006846","date":"2022-07-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-11-10","scope":"New 400 amp. Service. 125 amp for each unit and 100 amp house panel. Total wiring of a new 4 unit building .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. **FIRE ALARM IS ON SEPARATE PERMIT**"},{"number":"PP-2022-015688","date":"2022-10-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-02-01","scope":"Storm and sani trap, FAI, main drain 1 inch water curb to house"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Lot Line Relocation"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"}],"rented":true,"licenses":[{"number":"309038","type":"Rental","status":"Inactive","businessName":"GENECE E AND BONETTI RENZO A BRINKLEY (GENECE E BRINKLEY)","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2005-03-12","latestIssueDate":"2019-04-27","expirationDate":"2020-02-29","inactiveDate":"2020-04-29"},{"number":"944702","type":"Rental","status":"Active","businessName":"Fitz 2120 LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2024-02-20","latestIssueDate":"2026-02-09","expirationDate":"2027-02-19","inactiveDate":null}],"units":4,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2020-002162: Completed · Granted; related permit ZP-2020-002162.","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Mar 27, 2025; Sprinkler Certification: Certified through May 6, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"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/"}],"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"}]}