{"asOf":"2026-07-11T08:32:11.148Z","block":"5500-5599 LARCHWOOD AVE","blockUrl":"https://blockreport.homes/block/5500-5599-larchwood-ave","address":"5550 LARCHWOOD AVE","parcelNumber":"463004600","source":"https://property.phila.gov/?p=463004600","ownerType":"investor","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW CONV/APT 2 STY MASON","useLabel":"Apartment building","owner":"5550 LARCHWOOD LLC","coOwner":null,"marketValue":228300,"livableArea":1440,"yearBuilt":1925,"lastSale":{"price":45000,"date":"2019-09-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"211991262","date":"2020-02-25","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":"2022-01-19","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"725175","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-02-25","completedDate":"2022-01-19","violations":[{"number":"211991262","date":"2020-02-25","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":"2022-01-19","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2020,"n":1,"worst":null}],"investigations":[{"caseNumber":"725175","date":"2020-02-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"725175","date":"2020-12-29","type":null,"status":"FAILED"},{"caseNumber":"725175","date":"2022-01-19","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2022,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95269370606429,"lng":-75.23402096450715,"geom":{"type":"Polygon","coordinates":[[[-75.233964358,39.952842963],[-75.23402471,39.952537823],[-75.234075307,39.952544769],[-75.234017681,39.952848115],[-75.233964358,39.952842963]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":2,"lotArea":1665,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"4","garage":null,"homestead":false,"mail":"1401 SPRUCE ST APT 18C8, PHILADELPHIA PA, 19106","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":81400,"taxable":81400},{"y":2017,"v":81400,"taxable":81400},{"y":2018,"v":81400,"taxable":81400},{"y":2019,"v":106800,"taxable":106800},{"y":2020,"v":110900,"taxable":110900},{"y":2021,"v":110900,"taxable":110900},{"y":2022,"v":110900,"taxable":110900},{"y":2023,"v":235000,"taxable":110900},{"y":2024,"v":235000,"taxable":110900},{"y":2025,"v":185200,"taxable":87399},{"y":2026,"v":185200,"taxable":87399},{"y":2027,"v":228300,"taxable":107738}],"taxNow":1223,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1014850","date":"2019-09-30","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2021-03-31","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB. NO WORK MAY BE PEFORMED IN THE BASEMENT OR CELLAR)"},{"number":"1027263","date":"2019-11-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-10-31","scope":"FOR INTERIOR ALTERATIONS TO EXISTING STRUCTURE, TO INCLUDE NEW INTERIOR PARTITIONS AND INTERIOR FINISHES FOR A THREE (3) FAMILY DWELLING, AS PER APPROVED PLANS."},{"number":"1028096","date":"2019-11-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-11-19","scope":"USE CHANGE TO THREE FAMILY DWELLING."},{"number":"1033853","date":"2019-12-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-11-13","scope":"LEVEL II STRUCTURAL ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR UNDERPINNING AT THE BASEMENT LEVEL OF AN EXISTING BUILDING AS PER APPROVED PLANS. **UNDERPINNING TO BE CONTINUOUSLY INSPECTED BY JAMES CLANCY, PE**"},{"number":"PP-2020-002751","date":"2020-07-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-08","scope":"Install: 4-Bath Tubs 4-Lav Sinks 4-Toilets 3-40 Gallon Electric Water Heaters 3-Water Meters 3-Kitchen Sinks 2-Yard Drains"},{"number":"PP-2020-013060","date":"2020-11-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-08","scope":"-Install 1\" copper water service from main in street to curb and from curb to inside front unit -Install 2 new 6\" curb traps storm and sanitary approx 9ft deep -Install 2 new 4\" cast-iron main drain lines from each curb trap to inside front wall and tie onto existing PVC storm and sanitary lines in basement PPC 2018"},{"number":"EP-2020-006247","date":"2021-02-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-17","scope":"Install 400 amp service and rewire throughout as per 2017 NEC. Install fire alarm system as per 2016 NFPA 72."},{"number":"MP-2021-000893","date":"2021-02-16","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-10-08","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. (Install all new ductwork on 2nd and 1st floor Install 2-2ton air handler units, Install 2-2 ton heat pump units, Basement unit will have 2 ductless mini-split units-9k btu each, All condensers will be located in the backyard, House will have 12 diffusers)."},{"number":"GP-2021-002506","date":"2021-05-20","work":"Retaining Wall","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-09-21","scope":"FOR THE INSTALLATION OF MASONRY RETAINING WALLS TO INCLUDE FOOTING INSTALLATION. SIZE AND LOCATION AS PER PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Retaining Wall"},{"y":2022,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"910886","type":"Rental","status":"Active","businessName":"5550 larchwood llc","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-11-17","latestIssueDate":"2025-11-18","expirationDate":"2026-11-16","inactiveDate":null}],"units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 112% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $110,900 to $235,000","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 #1028096: COMPLETED.","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":"1 permit not marked completed: 1033853 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 19, 2022.","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":"1 fire/suppression-related permit 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","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"}]}