{"asOf":"2026-07-10T11:16:52.921Z","block":"2500-2599 S FAIRHILL ST","blockUrl":"https://blockreport.homes/block/2500-2599-s-fairhill-st","address":"2553 S FAIRHILL ST","parcelNumber":"392315210","source":"https://property.phila.gov/?p=392315210","ownerType":"owner-occupied","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 2 STY MASONRY","useLabel":"House","owner":"LOPATE CARLIE","coOwner":null,"marketValue":256400,"livableArea":1072,"yearBuilt":1915,"lastSale":{"price":185000,"date":"2021-06-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"2473537","date":"2008-06-24","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null},{"number":"2473538","date":"2008-06-24","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null},{"number":"2473539","date":"2009-03-11","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null},{"number":"2473540","date":"2009-03-11","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null},{"number":"1827514","date":"2010-06-17","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null},{"number":"1827513","date":"2010-06-17","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null},{"number":"2599082","date":"2012-08-10","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null},{"number":"2599083","date":"2012-08-10","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null},{"number":"2599081","date":"2012-08-10","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null}],"violationCases":[{"number":"166614","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2008-06-25","completedDate":"2012-08-09","violations":[{"number":"2473537","date":"2008-06-24","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null},{"number":"2473538","date":"2008-06-24","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null},{"number":"2473539","date":"2009-03-11","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null},{"number":"2473540","date":"2009-03-11","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null}]},{"number":"239848","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-06-17","completedDate":null,"violations":[{"number":"1827514","date":"2010-06-17","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null},{"number":"1827513","date":"2010-06-17","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null}]},{"number":"343456","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-08-10","completedDate":"2014-07-24","violations":[{"number":"2599082","date":"2012-08-10","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null},{"number":"2599083","date":"2012-08-10","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null},{"number":"2599081","date":"2012-08-10","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2009,"n":2,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2012,"n":3,"worst":null}],"investigations":[{"caseNumber":"166614","date":"2008-06-24","type":"BRU INSP","status":"FAILED"},{"caseNumber":"239848","date":"2010-06-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"239848","date":"2010-08-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"239848","date":"2010-09-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"239848","date":"2010-09-17","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"166614","date":"2012-06-11","type":"BRU INSP","status":"FAILED"},{"caseNumber":"166614","date":"2012-08-01","type":"BRU INSP","status":"PASSED"},{"caseNumber":"343456","date":"2012-08-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"343456","date":"2012-10-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"343456","date":"2014-07-24","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2010,"fails":3,"passes":1},{"y":2012,"fails":3,"passes":1},{"y":2014,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91651842288402,"lng":-75.15724696585129,"geom":{"type":"Polygon","coordinates":[[[-75.157175832,39.916488761],[-75.157327057,39.916508074],[-75.157318205,39.916548078],[-75.157166817,39.916529178],[-75.157175832,39.916488761]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":2,"baths":1,"stories":2,"lotArea":602,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"2553 S FAIRHILL ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":123700,"taxable":123700},{"y":2017,"v":123700,"taxable":123700},{"y":2018,"v":123700,"taxable":123700},{"y":2019,"v":194500,"taxable":194500},{"y":2020,"v":210700,"taxable":210700},{"y":2021,"v":210700,"taxable":210700},{"y":2022,"v":210700,"taxable":210700},{"y":2023,"v":252900,"taxable":172900},{"y":2024,"v":252900,"taxable":172900},{"y":2025,"v":251000,"taxable":151000},{"y":2026,"v":251000,"taxable":151000},{"y":2027,"v":256400,"taxable":156400}],"taxNow":2114,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"162776","date":"2008-10-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"RENOVATIONS TO EXISTING 2 STORY. NEW WINDOWS, DOORS,WALLS AND CEILINGS. NO STRUCTURAL WORK ON THIS PERMIT. SEP PERMIT REQ FOR WARM AIR."},{"number":"524421","date":"2014-03-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-05-29","scope":"REPLACE STACK WASTE AND WATER LINE AND SET FIXTURE 1 WC,1 BATH TUB,1 LAV SINK AND 1 KITCHEN SINK (SFD)"},{"number":"524651","date":"2014-03-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REWIRE 1ST FLOOR ONLY PER 2008 NEC (SFD)"},{"number":"524637","date":"2014-03-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-05-29","scope":"616 SQUARE FEET OF INTERIOR ALTERATIONS - SINGLE FAMILY DWELLING - APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED JAN 2011. DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRIC AND HVAC. CALL INSPECTOR AT DISTRICT OFFICE AT LEAST 24 HOURS PRIOR TO STARTING WORK. *** THE LISTED GENERAL CONTRACTOR, BLUE LINE CONSTRUCTION, HAS NO EMPLOYEES AS PER NOTARIZED LETTER.ALL SUB-CONTRACTORS ARE TO BE LICENSED IN THE CITY OF PHILADELPHIA, AND LISTED ON PERMIT. A SUB-CONTRACTORS LIST IS TO BE GIVEN TO THE INSPECTOR BEFORE ANY WORK STARTS."}],"storyTag":"Renovated & sold on","storyDelta":18.4,"timeline":[{"y":2010,"k":"viol","w":"2 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2012,"k":"viol","w":"3 L&I violations"},{"y":2012,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2014,"k":"sale","p":9534},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"sale","p":120000},{"y":2014,"k":"insp","w":"Inspection passed"},{"y":2015,"k":"sale","p":130000},{"y":2021,"k":"sale","p":185000}],"rented":false,"licenses":[{"number":"222610","type":"Rental","status":"Inactive","businessName":"COMMITTEE FOR DIGNITY & FAIRNESS","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-03-18","latestIssueDate":"2004-03-18","expirationDate":"2005-02-28","inactiveDate":"2012-08-01"}],"signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 162776 (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":"7 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 24, 2014.","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 3 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"}]}