{"asOf":"2026-07-10T09:09:44.936Z","block":"2100-2199 FITZWATER ST","blockUrl":"https://blockreport.homes/block/2100-2199-fitzwater-st","address":"2113 FITZWATER ST","parcelNumber":"302043000","source":"https://property.phila.gov/?p=302043000","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 3 STY MASONRY","useLabel":"Multi-family","owner":"KEVIN J WRIGHT","coOwner":null,"marketValue":729500,"livableArea":1808,"yearBuilt":1915,"lastSale":{"price":7500,"date":"1978-09-15T04:00:00Z"},"openViolations":2,"violations":[{"number":"2149896","date":"2011-06-07","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null},{"number":"2149897","date":"2011-06-07","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null},{"number":"2149898","date":"2011-06-07","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null},{"number":"2149899","date":"2011-06-07","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null},{"number":"2322747","date":"2011-10-17","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null},{"number":"2297146","date":"2011-12-05","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null},{"number":"2297165","date":"2011-12-05","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null},{"number":"2907296","date":"2012-06-06","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null},{"number":"3172577","date":"2013-07-03","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null},{"number":"VI-2026-001129","date":"2026-01-07","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2026-01-07"},{"number":"VI-2026-001338","date":"2026-01-07","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null},{"number":"VI-2026-001339","date":"2026-01-07","title":"EXTERIOR STRUCTURE DOORS","status":"OPEN","resolutionDate":null}],"violationCases":[{"number":"281648","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-06-13","completedDate":"2011-10-14","violations":[{"number":"2149896","date":"2011-06-07","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null},{"number":"2149897","date":"2011-06-07","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null},{"number":"2149898","date":"2011-06-07","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null},{"number":"2149899","date":"2011-06-07","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null}]},{"number":"302330","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-10-18","completedDate":"2012-06-01","violations":[{"number":"2322747","date":"2011-10-17","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null}]},{"number":"308219","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-12-05","completedDate":"2012-01-03","violations":[{"number":"2297146","date":"2011-12-05","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null},{"number":"2297165","date":"2011-12-05","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null}]},{"number":"330758","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-06-01","completedDate":"2013-09-11","violations":[{"number":"2907296","date":"2012-06-06","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null}]},{"number":"389516","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-07-03","completedDate":"2019-07-15","violations":[{"number":"3172577","date":"2013-07-03","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null}]},{"number":"CF-2026-001945","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-01-07","completedDate":null,"violations":[{"number":"VI-2026-001129","date":"2026-01-07","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2026-01-07"}]},{"number":"CF-2026-002178","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-01-08","completedDate":null,"violations":[{"number":"VI-2026-001338","date":"2026-01-07","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null},{"number":"VI-2026-001339","date":"2026-01-07","title":"EXTERIOR STRUCTURE DOORS","status":"OPEN","resolutionDate":null}]}],"violYears":[{"y":2011,"n":7,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"20194","date":"2003-11-22","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"48412","date":"2006-01-19","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"79725","date":"2006-09-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"79725","date":"2009-08-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"48412","date":"2009-08-19","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"281648","date":"2011-06-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"79725","date":"2011-06-07","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"281648","date":"2011-07-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"281648","date":"2011-10-14","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"302330","date":"2011-10-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"302330","date":"2011-11-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"308219","date":"2011-12-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"302330","date":"2011-12-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"302330","date":"2012-05-24","type":"PRECOURT","status":"PASSED"},{"caseNumber":"302330","date":"2012-06-01","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"389516","date":"2013-07-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"389516","date":"2013-08-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"330758","date":"2013-08-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"330758","date":"2013-09-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"389516","date":"2013-09-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"389516","date":"2014-01-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"389516","date":"2014-03-18","type":"PRECOURT","status":"FAILED"},{"caseNumber":"389516","date":"2014-05-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"389516","date":"2019-07-15","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2026-001945","date":"2026-01-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-002178","date":"2026-01-08","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2011,"fails":4,"passes":2},{"y":2012,"fails":0,"passes":2},{"y":2013,"fails":3,"passes":0},{"y":2014,"fails":3,"passes":0},{"y":2019,"fails":0,"passes":1},{"y":2026,"fails":2,"passes":0}],"taxOwed":10703.72,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":10703.72,"principalDue":8512.73,"penaltyDue":617.77,"interestDue":761.81,"otherChargesDue":811.41,"yearsOwed":2,"oldestYearOwed":2020,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2022-02-09","assessmentYear":2022,"totalAssessment":387400,"taxableAssessment":387400,"exemptAbatementAssessment":0,"homesteadValue":629.91,"netTaxAfterHomestead":4792.92,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"sheriffSaleAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.943501841052395,"lng":-75.17797094148726,"geom":{"type":"Polygon","coordinates":[[[-75.1779191,39.943610985],[-75.1779661,39.943385652],[-75.178022914,39.943392955],[-75.17797558,39.943618231],[-75.1779191,39.943610985]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2026-012188","type":"Fire Alarm Certification","inspectionDate":"2026-04-23","result":"Certified","expirationDate":"2027-04-23","buildingId":"1374378"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":1344,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":true,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"2025 FITZWATER ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"appellant...\"need more time/disagree with violation and/or action\"as reason to appeal\n\njb","status":"In Process","outcome":null,"date":"2026-02-20","number":"HA-2026-000594","relatedPermit":null},{"type":"LIRB SVN Appeal","grounds":"LATE APPEAL\n\nNEED MORE TIME\n\nDISAGREE WITH VIOLATION","status":"Closed","outcome":"Withdrawn","date":"2026-06-03","number":"HA-2026-000869","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":126400,"taxable":126400},{"y":2017,"v":126400,"taxable":126400},{"y":2018,"v":126400,"taxable":126400},{"y":2019,"v":396400,"taxable":396400},{"y":2020,"v":387400,"taxable":387400},{"y":2021,"v":387400,"taxable":387400},{"y":2022,"v":387400,"taxable":342400},{"y":2023,"v":511600,"taxable":431600},{"y":2024,"v":511600,"taxable":431600},{"y":2025,"v":595200,"taxable":495200},{"y":2026,"v":595200,"taxable":495200},{"y":2027,"v":729500,"taxable":629500}],"taxNow":6932,"familyHeld":false,"lastTransferNominal":false,"permits":[],"storyTag":"History","storyDelta":null,"timeline":[{"y":2011,"k":"viol","w":"7 L&I violations"},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"insp","w":"Inspection failed ×3"},{"y":2014,"k":"insp","w":"Inspection failed ×3"},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"appeal","w":"Appeal filed"},{"y":2026,"k":"appeal","w":"Appeal withdrawn"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"275641","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"KEVIN J WRIGHT","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2000-04-09","latestIssueDate":"2000-04-09","expirationDate":"2001-02-28","inactiveDate":"2012-05-04"},{"number":"562932","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"KEVIN WRIGHT","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-05-04","latestIssueDate":"2015-06-29","expirationDate":"2014-02-28","inactiveDate":null},{"number":"669784","type":"Rental","status":"Active","businessName":"KEVIN WRIGHT","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2015-06-29","latestIssueDate":"2026-05-21","expirationDate":"2027-06-30","inactiveDate":null}],"units":3,"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":["2 open L&I violations","$10,704 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2026"],"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":"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":"violations","level":"attention","title":"2 open L&I violations","finding":"12 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$10,703.72 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"14 failed, 5 passed, and 7 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jan 8, 2026.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #275641: Inactive since May 4, 2012; Vacant Residential Property / Lot #562932: Closed","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Apr 23, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","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"}]}