{"asOf":"2026-07-10T07:48:36.502Z","block":"5500-5599 WILLOWS AVE","blockUrl":"https://blockreport.homes/block/5500-5599-willows-ave","address":"5502 WILLOWS AVE","parcelNumber":"513215400","source":"https://property.phila.gov/?p=513215400","ownerType":"investor","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW B/GAR 2 STY MASONRY","useLabel":"House","owner":"KRB ROTH HOLDINGS LLC","coOwner":null,"marketValue":193800,"livableArea":1316,"yearBuilt":1925,"lastSale":{"price":117500,"date":"2018-05-17T04:00:00Z"},"openViolations":0,"violations":[{"number":"3729019","date":"2015-03-25","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null},{"number":"3729020","date":"2015-03-25","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null},{"number":"4627857","date":"2017-02-07","title":"EXT S-EXTERIOR 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WALLS","status":"COMPLIED","resolutionDate":"2023-02-02"}],"violationCases":[{"number":"472599","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2015-03-26","completedDate":"2016-10-14","violations":[{"number":"3729019","date":"2015-03-25","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null},{"number":"3729020","date":"2015-03-25","title":"VAC PROP REPLAC WIN/DRS 80%","status":"COMPLIED","resolutionDate":null}]},{"number":"572348","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-02-08","completedDate":"2020-01-17","violations":[{"number":"4627857","date":"2017-02-07","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null},{"number":"4627858","date":"2017-02-07","title":"EXT S-DOOR REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null},{"number":"4627863","date":"2017-02-07","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":null},{"number":"4627862","date":"2017-02-07","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"COMPLIED","resolutionDate":null},{"number":"4627860","date":"2017-02-07","title":"EXTERIOR AREA DRAINAGE","status":"COMPLIED","resolutionDate":null},{"number":"4627861","date":"2017-02-07","title":"EXTERIOR STRUCTURE WALLS","status":"COMPLIED","resolutionDate":null},{"number":"4627859","date":"2017-02-07","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null},{"number":"4627856","date":"2017-02-07","title":"SD-REQD EXIST GROUP R","status":"COMPLIED","resolutionDate":null}]},{"number":"657230","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-09-28","completedDate":"2018-12-15","violations":[{"number":"4827083","date":"2018-09-27","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null},{"number":"4827085","date":"2018-09-27","title":"EXTERIOR STRUCT STAIRS, ETC","status":"COMPLIED","resolutionDate":null},{"number":"4827084","date":"2018-09-27","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":null}]},{"number":"679071","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-04-08","completedDate":"2020-01-17","violations":[{"number":"4997034","date":"2019-04-05","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null}]},{"number":"CF-2021-110511","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-11-16","completedDate":"2023-02-02","violations":[{"number":"VI-2021-079525","date":"2021-11-16","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2023-02-02"},{"number":"VI-2021-079527","date":"2021-11-16","title":"MASONRY COMPONENTS","status":"COMPLIED","resolutionDate":"2023-02-02"},{"number":"VI-2021-079526","date":"2021-11-16","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-02-02"}]}],"violYears":[{"y":2015,"n":2,"worst":null},{"y":2017,"n":8,"worst":null},{"y":2018,"n":3,"worst":null},{"y":2019,"n":1,"worst":null},{"y":2021,"n":3,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"472599","date":"2015-03-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"472599","date":"2015-05-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"472599","date":"2015-07-03","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"472599","date":"2016-10-13","type":"PRECOURT","status":"PASSED"},{"caseNumber":"572348","date":"2017-02-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"572348","date":"2017-03-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"572348","date":"2017-08-24","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"572348","date":"2018-04-02","type":"PRECOURT","status":"FAILED"},{"caseNumber":"572348","date":"2018-05-25","type":"PRECOURT","status":"PASSED"},{"caseNumber":"657230","date":"2018-09-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"657230","date":"2018-12-15","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"679071","date":"2019-04-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"679071","date":"2019-05-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2021-110511","date":"2021-11-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-110511","date":"2021-12-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-110511","date":"2022-01-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-110511","date":"2022-03-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-110511","date":"2023-02-02","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":2,"passes":0},{"y":2016,"fails":0,"passes":1},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":2,"passes":2},{"y":2019,"fails":1,"passes":0},{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94289884261526,"lng":-75.22951944922923,"geom":{"type":"Polygon","coordinates":[[[-75.229398796,39.942829808],[-75.229438266,39.942800596],[-75.229640428,39.942968587],[-75.22960115,39.942997142],[-75.229398796,39.942829808]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":3,"baths":1,"stories":1,"lotArea":1336,"zoning":"RSA5","grade":"C","basement":"F","heater":null,"centralAir":null,"extCond":"4","intCond":"3","garage":1,"homestead":false,"mail":"1218 N MARSHALL ST, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":37500,"taxable":37500},{"y":2017,"v":37500,"taxable":37500},{"y":2018,"v":37500,"taxable":37500},{"y":2019,"v":78500,"taxable":78500},{"y":2020,"v":85100,"taxable":85100},{"y":2021,"v":85100,"taxable":85100},{"y":2022,"v":85100,"taxable":85100},{"y":2023,"v":146600,"taxable":146600},{"y":2024,"v":146600,"taxable":146600},{"y":2025,"v":180300,"taxable":180300},{"y":2026,"v":180300,"taxable":180300},{"y":2027,"v":193800,"taxable":193800}],"taxNow":2524,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2021-001662","date":"2022-06-02","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-02-06","scope":"MAKE SAFE PERMIT- For REMOVAL/REPLACEMENT OF PARTIALLY COLLAPSED MASONRY WALL ABOVE THE REAR SECOND STORY WINDOW WITH LIKE-IN-KIND MATERIAL, INSTALLATION OF NEW STEEL ANGLES, AND REPOINTING OF MASONRY JOINTS AS PER ENGINEER’S REPORT AND PLAN to resolve case #CF-2021-110511. The abutting sidewalk must be closed with fencing a minimum of 6’ in height. A separate Streets Department permit is required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed in case #CF-2021-110511."}],"storyTag":"Improved","storyDelta":3.05,"timeline":[{"y":2015,"k":"sale","p":29000},{"y":2015,"k":"sale","p":101800},{"y":2017,"k":"viol","w":"8 L&I violations"},{"y":2018,"k":"sale","p":117500},{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"681253","type":"Rental","status":"Inactive","businessName":"STATE-SIDE PHILLY LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2015-10-20","latestIssueDate":"2015-10-20","expirationDate":"2016-10-31","inactiveDate":"2016-12-30"},{"number":"688899","type":"Rental","status":"Inactive","businessName":"CHAPMAN MOORE (NAMPAHC SIRI LLC)","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2016-01-15","latestIssueDate":"2017-06-14","expirationDate":"2018-01-01","inactiveDate":"2018-03-02"},{"number":"789096","type":"Rental","status":"Active","businessName":"KRB Roth Holdings LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-09-14","latestIssueDate":"2025-10-06","expirationDate":"2026-09-13","inactiveDate":null}],"units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 17 historical violations across 5 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":"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":"11 failed, 4 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 2, 2023.","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/"}],"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"}]}