{"asOf":"2026-07-10T12:49:58.897Z","block":"2600-2699 WEBSTER ST","blockUrl":"https://blockreport.homes/block/2600-2699-webster-st","address":"2621 WEBSTER ST","parcelNumber":"302110700","source":"https://property.phila.gov/?p=302110700","ownerType":"owner-occupied","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 3 STY MASONRY","useLabel":"House","owner":"DAI DAVID LUPING","coOwner":"LU BARBIE","marketValue":640100,"livableArea":1430,"yearBuilt":2017,"lastSale":{"price":615000,"date":"2021-04-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"4407595","date":"2016-11-04","title":"INTERIOR UNSAFE CONDITION 2","status":"COMPLIED","resolutionDate":null},{"number":"4407598","date":"2016-11-04","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null},{"number":"4407594","date":"2016-11-04","title":"INTERIOR UNSAFE CONDITION 1","status":"COMPLIED","resolutionDate":null},{"number":"4407593","date":"2016-11-04","title":"EXTERIOR STRUCT STRUCTURAL MEM","status":"COMPLIED","resolutionDate":null},{"number":"4407591","date":"2016-11-04","title":"DOOR AND WINDOW OCCUPIED/MIXED","status":"COMPLIED","resolutionDate":null},{"number":"4407597","date":"2016-11-04","title":"INTERIOR UNSAFE CONDITION 6","status":"COMPLIED","resolutionDate":null},{"number":"4540979","date":"2017-12-20","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null},{"number":"4542398","date":"2017-12-21","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null},{"number":"4545479","date":"2017-12-27","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"COMPLIED","resolutionDate":null}],"violationCases":[{"number":"562773","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-11-07","completedDate":"2017-08-10","violations":[{"number":"4407595","date":"2016-11-04","title":"INTERIOR UNSAFE CONDITION 2","status":"COMPLIED","resolutionDate":null},{"number":"4407598","date":"2016-11-04","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null},{"number":"4407594","date":"2016-11-04","title":"INTERIOR UNSAFE CONDITION 1","status":"COMPLIED","resolutionDate":null},{"number":"4407593","date":"2016-11-04","title":"EXTERIOR STRUCT STRUCTURAL MEM","status":"COMPLIED","resolutionDate":null},{"number":"4407591","date":"2016-11-04","title":"DOOR AND WINDOW OCCUPIED/MIXED","status":"COMPLIED","resolutionDate":null},{"number":"4407597","date":"2016-11-04","title":"INTERIOR UNSAFE CONDITION 6","status":"COMPLIED","resolutionDate":null}]},{"number":"616045","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2017-12-18","completedDate":"2017-12-29","violations":[{"number":"4540979","date":"2017-12-20","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null}]},{"number":"616518","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2017-12-21","completedDate":"2018-02-09","violations":[{"number":"4542398","date":"2017-12-21","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null}]},{"number":"616837","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2017-12-27","completedDate":"2017-12-29","violations":[{"number":"4545479","date":"2017-12-27","title":"SWO- CONTRARY TO GOOD PRACTICE","status":"COMPLIED","resolutionDate":null}]}],"violYears":[{"y":2016,"n":6,"worst":"INTERIOR UNSAFE CONDITION 2"},{"y":2017,"n":3,"worst":null}],"investigations":[{"caseNumber":"562773","date":"2016-11-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"562773","date":"2017-08-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"562773","date":"2017-08-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"616045","date":"2017-12-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"616518","date":"2017-12-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"616837","date":"2017-12-27","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"616837","date":"2017-12-29","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"616045","date":"2017-12-29","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"616518","date":"2018-02-02","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":4,"passes":3},{"y":2018,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.943077713400506,"lng":-75.18629514309092,"geom":{"type":"Polygon","coordinates":[[[-75.186283213,39.943013684],[-75.186332511,39.943019775],[-75.186307074,39.943141743],[-75.186257775,39.943135652],[-75.186283213,39.943013684]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":3,"stories":2,"lotArea":630,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2621 WEBSTER ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":160100,"taxable":160100},{"y":2017,"v":160100,"taxable":160100},{"y":2018,"v":171100,"taxable":171100},{"y":2019,"v":190700,"taxable":190700},{"y":2020,"v":200000,"taxable":200000},{"y":2021,"v":200000,"taxable":200000},{"y":2022,"v":200000,"taxable":200000},{"y":2023,"v":579900,"taxable":115980},{"y":2024,"v":579900,"taxable":115980},{"y":2025,"v":640100,"taxable":128020},{"y":2026,"v":640100,"taxable":128020},{"y":2027,"v":640100,"taxable":128000}],"taxNow":1792,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"209348","date":"2009-04-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-12-17","scope":"WIRING & INSTALLING 80 DUPLEX OUTLETS, 40 LT FIXTURES, 40 SWITCHES, 9 SMK DETECTORS, 10 GFI OUTLETS, 6 PHONE JACKS, 6 CABLE TV'S, A NEW 250A SER, EA APT (2) 150A PANEL & HOUSE PANEL, 100A HOOKUP OF A/C & HEATING UNIT IN EA APT, AS PER 2005 NEC (SOUTH DIST)"},{"number":"797305","date":"2017-07-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-07-11","scope":"\"SEAL LATERAL\" - ABANDONED LATERALS SHALL HAVE THE HOUSE TRAP REMOVED AND THE PIPE SHALL BE HERMETICALLY SEALED BY A CAP OR PLUG AT THE CURB LINE - \"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 THE TIME OF INSPECTION\""},{"number":"796604","date":"2017-07-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-07-25","scope":"DEMOLITION OF EXISTING 2 STORY SINGLE FAMILY. PROPOSED 3 STORY SINGLE FMAILY DWELLING WITH CELLAR, PILOT HOUSE TO WALK-ON-ROOF DECKS WITH GUARD RAIL. BAYS AT 2ND AND 3RD FLRS AND MASONRY STEPS WITH HANDRAIL -AS PER PLANS."},{"number":"801150","date":"2017-08-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-08-21","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED STRUCTURE FOR USE AS A VACANT LOT"},{"number":"801154","date":"2017-08-21","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-10-24","scope":"FOR THE COMPLETE DEMOLITION OF A TWO (2) STORY EXISTING STRUCTURE. STRUCTURE TO BE DEMOLISHED BY HAND AND WITH HAND HELD TOOLS ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 5.2 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2 * NEWLY EXPOSED WALLS TO BE TREATED *PERMIT RECEIVED FROM DOWNSTAIRS*"},{"number":"803624","date":"2017-10-18","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-12-11","scope":"CONSTRUCTION OF A NEW SINGLE FAMILY DWELLING AS PER PLAN"},{"number":"827166","date":"2017-11-15","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-02-03","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D, WITH A ONE-INCH FIRE SERVICE LINE, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"847289","date":"2018-01-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL NEW 100AMP SERVICE COMPLETE WITH METER, PANEL AND GROUNDING, TOTAL REWIRE RECEPTS, SWITCHES, LIGHTS, DOOR BELL, SMOKES/CO DETECTORS (NO PHONE OR CABLE LINES ON THIS PERMIT) AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"866026","date":"2018-04-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-12-11","scope":"INSTALLATION OF SOIL WASTE AND VENT PIPES WITH HOT AND COLD WATER LINES FOR 3 WC,3 LAVS,1 BATH TUB,1 SHOWER,1 KITCHEN SINK AND LAUNDRY.INSTALL 1\" COMBO,CURB TRAP AND FAI PA20181000232 (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004\"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":"879838","date":"2018-05-24","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-12-11","scope":"INSTALL 90,000 BTU WITH 92% FURNACE AND 3 1/2 TON COIL IN BASEMENT, INSTALL 3 1/2 TON CONDENSER WITH 13 SEER IN BACK YARD,INSTALL ALL SUPPLY AND RETURN,SEAL ALL DUCT WORK"},{"number":"877950","date":"2018-11-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-06-04","scope":"AMENDMENT TO EXISTING PERMIT# 803624-REVISION TO FRONT ENTRY STAIRS ONLY- AS PER PLANS. NO FURTHER ENCROACHMENT INTO THE SIDEWALK (FROM STREETS DEPARTMENT PREVIOUS APPROVAL). NO OTHER WORK APPROVED ON THIS PERMIT."},{"number":"944502","date":"2019-03-06","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-12-11","scope":"AMEND PERMIT #803624- TO AS BUILT CONDITIONS PARTY WALL-AS PER ATTACHED PLANS. NO CHANGE TO HEIGHT OR ANY OTHER CHANGES APPROVED ON THIS. PROVIDE FLASHING AT THE TOP OF THE WALL TO PREVENT WATER INFILTRATION. NO ENCORACHMENTS OVER THE PROPERTY LINE AS PER PLAN."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Demolition"},{"y":2017,"k":"permit","w":"New Construction"},{"y":2017,"k":"demo"},{"y":2017,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"New Construction or Additions"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2021,"k":"sale","p":615000}],"rented":false,"licenses":[{"number":"339193","type":"Rental","status":"Inactive","businessName":"JOSEPH BIANCANIELLO (MICHAEL EXPOSITO)","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-09-30","latestIssueDate":"2016-05-26","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"}],"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 190% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $200,000 to $579,900","no permit shown in 2022-2024"],"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":"Use permit #796604: COMPLETED. The history also contains “DOOR AND WINDOW OCCUPIED/MIXED.”","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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 9 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 2, 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/"}],"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"}]}