{"asOf":"2026-07-11T07:42:44.589Z","block":"1500-1599 S 15TH ST","blockUrl":"https://blockreport.homes/block/1500-1599-s-15th-st","address":"1541 S 15TH ST","parcelNumber":"365044700","source":"https://property.phila.gov/?p=365044700","ownerType":"absentee","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 3 STY MASONRY","useLabel":"House","owner":"GIUSTI SAMANTHA M","coOwner":"SCARANO AMY","marketValue":696900,"livableArea":2628,"yearBuilt":1915,"lastSale":{"price":300000,"date":"2017-12-07T05:00:00Z"},"openViolations":0,"violations":[{"number":"2685398","date":"2012-04-02","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3746920","date":"2015-10-21","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"322718","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-04-10","completedDate":"2017-12-05","violations":[{"number":"2685398","date":"2012-04-02","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"507283","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-10-22","completedDate":"2016-05-28","violations":[{"number":"3746920","date":"2015-10-21","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":1,"worst":null},{"y":2015,"n":1,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"322718","date":"2012-04-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"322718","date":"2012-09-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"322718","date":"2012-12-26","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"507283","date":"2015-10-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"507283","date":"2016-05-28","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"322718","date":"2017-12-05","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":0},{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":0,"passes":1},{"y":2017,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93095945976576,"lng":-75.16972220094092,"geom":{"type":"Polygon","coordinates":[[[-75.169542135,39.930958532],[-75.16955133,39.930914909],[-75.169902853,39.930960571],[-75.169892957,39.93100392],[-75.169542135,39.930958532]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":4,"baths":2,"stories":3,"lotArea":1600,"zoning":"RSA5","grade":"C+","basement":"D","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1617 S ISEMINGER ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[{"year":2014,"total":15.61,"principal":0,"interest":0,"penalty":0},{"year":2016,"total":2537.03,"principal":2250.46,"interest":33.76,"penalty":22.5}],"taxNet":2475.12,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":139800,"taxable":139800},{"y":2017,"v":139800,"taxable":139800},{"y":2018,"v":139800,"taxable":139800},{"y":2019,"v":280000,"taxable":139800},{"y":2020,"v":210800,"taxable":106988},{"y":2021,"v":210800,"taxable":106988},{"y":2022,"v":210800,"taxable":106988},{"y":2023,"v":515000,"taxable":267800},{"y":2024,"v":515000,"taxable":267800},{"y":2025,"v":689400,"taxable":358488},{"y":2026,"v":689400,"taxable":358488},{"y":2027,"v":696900,"taxable":362388}],"taxNow":5018,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"838766","date":"2017-12-12","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-06-13","scope":"RENOVATING ENTIRE HOUSE, NEW KITCHEN, BATHS, WINDOWS, NEW FLOORS AND DOORS, MINOR FRAMING AND NEW SHEET ROCK. NO STRUCTURAL WORK ON THIS PERMIT."},{"number":"851427","date":"2018-02-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-25","scope":"COMPLETE REWIRE THROUGH OUT- 200 AMP SERVICE, ALL PROPER BONDIBG,GROUNDING, SMOKE AND C/O DETECTORS, INSTALLATIONS OF ALL OUTLETS, SWITCHES, GFCI OUTLETS AND LIGHTING- ALL INSTALLATIONS IN ACCORDANCE WITH 2008 NEC"},{"number":"854519","date":"2018-02-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-23","scope":"INSTALL TWO 80,000 BTU 95% GAS FURNACE WITH AIR AND RELATED DUCT WORK ONE SYSTEM IN BASEMENT AND ONE SYSTEM ON 2ND FL WITH RELATED DUCT WORK"},{"number":"855553","date":"2018-03-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-05-23","scope":"EZ PLUMBING PERMIT - INSTALL ROUGH AND FINISH PLUMBING FOR 2 1/2 BATHROOM 1 KITCHEN AND 1 HWH, 3 TOILETS, 3 LAVS, 1 KITCHEN SINK, 1 TUB, 1 SHOWER, 1 LAUNDRY HOOKUP, GAS CONNECTION TO HEATER AND RANGE AS PER THE 2004 PHILADELPHIA PLUMBING CODE."}],"storyTag":"Improved","storyDelta":1.03,"timeline":[{"y":2007,"k":"sale","p":148000},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2012,"k":"insp","w":"Inspection failed ×2"},{"y":2015,"k":"viol","w":"L&I: UNSAFE STRUCTURE"},{"y":2015,"k":"insp","w":"Inspection failed"},{"y":2016,"k":"insp","w":"Inspection passed"},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2017,"k":"sale","p":300000},{"y":2017,"k":"permit","w":"Alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Plumbing"}],"rented":false,"licenses":[{"number":"758714","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"15TH STREET PARTNERS LP","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2017-12-01","latestIssueDate":"2017-12-01","expirationDate":"2018-11-30","inactiveDate":"2019-01-29"}],"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 34% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $515,000 to $689,400","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 2 historical violations across 2 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":"3 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 5, 2017.","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 #758714: Inactive since Jan 29, 2019","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":"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. 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"}]}