{"asOf":"2026-07-11T13:55:36.410Z","block":"2600-2699 LATONA ST","blockUrl":"https://blockreport.homes/block/2600-2699-latona-st","address":"2635 LATONA ST","parcelNumber":"362054305","source":"https://property.phila.gov/?p=362054305","ownerType":"vacant","kind":"vacant land","isHouse":false,"residential":false,"taxExempt":true,"institutional":false,"buildingClass":"VACANT LAND RESIDE < ACRE","useLabel":"Vacant lot","owner":"PHILADELPHIA LAND BANK","coOwner":null,"marketValue":91000,"livableArea":null,"yearBuilt":null,"lastSale":{"price":3,"date":"2016-05-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-035682","date":"2020-09-16","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-03-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-033875","date":"2021-06-01","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-07-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-079412","date":"2022-10-19","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-10-24","resolution":"COMPLIED - 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BY ENFORCEMENT ACTION"}]},{"number":"CF-2021-046058","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-01","completedDate":"2021-07-14","violations":[{"number":"VI-2021-033875","date":"2021-06-01","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-07-13","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-107208","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-19","completedDate":"2022-12-15","violations":[{"number":"VI-2022-079412","date":"2022-10-19","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-10-24","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-039542","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-04","completedDate":"2023-06-13","violations":[{"number":"VI-2023-030407","date":"2023-05-04","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-06-12","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-060594","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-11","completedDate":"2024-07-17","violations":[{"number":"VI-2024-048163","date":"2024-06-11","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-07-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-048164","date":"2024-06-11","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-07-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2024-115624","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-10-29","completedDate":"2024-12-13","violations":[{"number":"VI-2024-088665","date":"2024-10-29","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-12-13","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-042632","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-14","completedDate":"2025-06-03","violations":[{"number":"VI-2025-032089","date":"2025-05-14","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-06-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-032088","date":"2025-05-14","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-06-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-094715","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-02","completedDate":"2025-09-29","violations":[{"number":"VI-2025-067884","date":"2025-09-02","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-09-29","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-067885","date":"2025-09-02","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-09-29","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-067886","date":"2025-09-02","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-09-29","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2020,"n":1,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2024,"n":3,"worst":null},{"y":2025,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2020-063504","date":"2020-09-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-063504","date":"2020-12-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-046058","date":"2021-06-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-046058","date":"2021-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-046058","date":"2021-07-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-107208","date":"2022-10-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-107208","date":"2022-12-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-039542","date":"2023-05-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-039542","date":"2023-06-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-060594","date":"2024-06-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-060594","date":"2024-06-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-060594","date":"2024-07-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-115624","date":"2024-10-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-115624","date":"2024-12-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-042632","date":"2025-05-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-042632","date":"2025-06-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-094715","date":"2025-09-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-094715","date":"2025-09-29","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":2,"passes":1},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":1,"passes":1},{"y":2024,"fails":3,"passes":2},{"y":2025,"fails":4,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93763271964308,"lng":-75.18809885447172,"geom":{"type":"Polygon","coordinates":[[[-75.188062782,39.93768931],[-75.188086255,39.937570452],[-75.18813563,39.937576649],[-75.188110406,39.937695806],[-75.188062782,39.93768931]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":609,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1234 MARKET ST 17TH FL, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6900,"taxable":0},{"y":2017,"v":20800,"taxable":0},{"y":2018,"v":20800,"taxable":0},{"y":2019,"v":20800,"taxable":0},{"y":2020,"v":20800,"taxable":0},{"y":2021,"v":20800,"taxable":0},{"y":2022,"v":20800,"taxable":0},{"y":2023,"v":100900,"taxable":0},{"y":2024,"v":100900,"taxable":0},{"y":2025,"v":115200,"taxable":0},{"y":2026,"v":115200,"taxable":0},{"y":2027,"v":91000,"taxable":0}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2025-007213","date":"2025-07-31","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For erection of an attach structure for use as single-family household living. Size and location per plan."},{"number":"RP-2025-009502","date":"2026-02-02","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED TWO-STORY STRUCTURE. FOR USE AS A SINGLE-FAMILY HOUSEHOLD LIVING OCCUPANCY. BUILDING TO BE SPRINKLERED IN ACCORDANCE WITH NFPA 13D THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN SEVEN (7) FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE 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"},{"number":"SP-2026-000016","date":"2026-03-09","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for RP-2025-009502"},{"number":"EP-2026-000142","date":"2026-04-08","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo RP-2025-009502"},{"number":"PP-2026-004858","date":"2026-05-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Install vents, drains, water lines, 2 toilets, 2 lavs, 1 kitchen sink, 1 tub, 1 shower, 1 hot water heater, 1 washer box, 1 hose bib, 1 sump pump, 1 ejector pump, house drain, house trap, fresh air inlets, and a 1\" combined water line."},{"number":"MP-2026-000125","date":"2026-05-14","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2025-009502"},{"number":"FP-2026-000972","date":"2026-06-02","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITN NFPA 13D, WITH A ONE-INCH COMBINED FIRE SERVICE LINE, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"insp","w":"Inspection failed ×4"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Excavation"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[],"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":["7 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 385% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $20,800 to $100,900","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":"The history also contains “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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: RP-2025-009502 (Issued), SP-2026-000016 (Issued), EP-2026-000142 (Issued), PP-2026-004858 (Issued), MP-2026-000125 (Issued).","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":"13 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Sep 29, 2025.","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 historical violations across 8 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/"}]}