{"asOf":"2026-07-10T09:09:44.936Z","block":"2100-2199 FITZWATER ST","blockUrl":"https://blockreport.homes/block/2100-2199-fitzwater-st","address":"2121 FITZWATER ST","parcelNumber":"302043600","source":"https://property.phila.gov/?p=302043600","ownerType":"owner-occupied","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 3 STY MASONRY","useLabel":"House","owner":"ABBS WILLIAM","coOwner":"BOSELLI COLLEEN","marketValue":950400,"livableArea":1860,"yearBuilt":1915,"lastSale":{"price":775000,"date":"2018-10-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"4352100","date":"2017-05-01","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null},{"number":"4352101","date":"2017-05-01","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null},{"number":"4627113","date":"2018-02-21","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null}],"violationCases":[{"number":"581316","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2017-05-01","completedDate":"2017-09-14","violations":[{"number":"4352100","date":"2017-05-01","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null},{"number":"4352101","date":"2017-05-01","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null}]},{"number":"622778","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2018-02-21","completedDate":"2018-09-11","violations":[{"number":"4627113","date":"2018-02-21","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null}]}],"violYears":[{"y":2017,"n":2,"worst":null},{"y":2018,"n":1,"worst":null}],"investigations":[{"caseNumber":"581316","date":"2017-05-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"581316","date":"2017-06-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"581316","date":"2017-09-14","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"622778","date":"2018-02-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"622778","date":"2018-04-02","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"622778","date":"2018-07-25","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2017,"fails":2,"passes":1},{"y":2018,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.943469584793604,"lng":-75.17821400707894,"geom":{"type":"Polygon","coordinates":[[[-75.178187645,39.943439495],[-75.178193199,39.943414473],[-75.178289561,39.943427078],[-75.178159251,39.943567204],[-75.178187645,39.943439495]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":3473,"zoning":"RM1","grade":"C+","basement":null,"heater":"A","centralAir":true,"extCond":"3","intCond":"2","garage":null,"homestead":false,"mail":"2121 FITZWATER ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":364400,"taxable":334400},{"y":2017,"v":364400,"taxable":334400},{"y":2018,"v":790000,"taxable":399867},{"y":2019,"v":790000,"taxable":364400},{"y":2020,"v":772100,"taxable":364400},{"y":2021,"v":772100,"taxable":364400},{"y":2022,"v":772100,"taxable":364400},{"y":2023,"v":841100,"taxable":340666},{"y":2024,"v":841100,"taxable":340666},{"y":2025,"v":957200,"taxable":387690},{"y":2026,"v":957200,"taxable":387690},{"y":2027,"v":950400,"taxable":384936}],"taxNow":5427,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"689521","date":"2016-05-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"EZ PERMIT STANDARD ALTERATIONS- FOR ALTERATIONS TO AN EXISTING ONE FAMILY DWELLING AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"705936","date":"2016-08-29","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-08-29","scope":"FOR THE ERECTION OF AN ADDITION WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPROVED PLANS. MAINTAIN EXISTING USE AS SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"779974","date":"2017-06-30","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2018-10-17","scope":"FOR THE INTERIOR/EXTERIOR ALTERATIONS AND RENOVATION WITH THE CONSTRUCTION OF THE THIRD STORY ADDITION WITH ROOF DECK ACCESSED BY A PILOTHOUSE IN AN EXISTING SINGLE FAMILY DWELLING AS PER PLANS,"},{"number":"834103","date":"2017-11-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-04-16","scope":"INSTALL ONE 200AMP SERVICE AND TOTAL REWIRE; OUTLETS, LIGHT FIXTURES, AND RECEPTECLES AS PER 2008 NEC."},{"number":"840712","date":"2017-12-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-15","scope":"ROUGH PLUMBING FOR KITCHEN,FULL BATHS,1 HALF BATH,WASHER AND WET BAR SINK(SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"841357","date":"2018-01-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-15","scope":"INSTALL 2 HVAC UNITS WITH DUCTWORK (SFD)"},{"number":"863365","date":"2018-05-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-10-22","scope":"TO AMEND THE PERMIT (A/P# 779974) TO REVISE THE LOCATIONS OF INTERIOR STAIRS, INTERIOR LAYOUTS, AND STRUCTURAL DETAILS AS PER REVISED PLANS."},{"number":"882855","date":"2018-06-18","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-10-17","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH A NFPA 13D SYSTEM SERVICED BY A 1-1/2 INCH FIRE SERVICE LINE WITH A WATER METER ASSEMBLY. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13D STANDARD."},{"number":"909529","date":"2018-09-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-17","scope":"1.5\" COMBINATION WATER DISTRIBUTION/13D FIRE SPRINKLER SYSTEM \"RFSS\" INSTALLATION AND/OR REPLACEMENT - \"SELF-CERTIFICATIONS ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT TIME OF INSPECTION.\""},{"number":"PP-2025-005757","date":"2025-05-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-23","scope":"Replace curb trap, main drain, fai"}],"storyTag":"New construction","storyDelta":1.35,"timeline":[{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2017,"k":"permit","w":"New Construction"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"sale","p":775000},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 689521 (EXPIRED).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 25, 2018.","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":"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. 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"}]}