{"asOf":"2026-07-10T18:52:23.783Z","block":"1500-1599 SPRING GARDEN ST","blockUrl":"https://blockreport.homes/block/1500-1599-spring-garden-st","address":"1507 SPRING GARDEN ST","parcelNumber":"871514290","source":"https://property.phila.gov/?p=871514290","ownerType":"absentee","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 4 STY MASONRY","useLabel":"Apartment building","owner":"GAO BIN","coOwner":null,"marketValue":670200,"livableArea":2446,"yearBuilt":1915,"lastSale":{"price":500000,"date":"2025-04-08T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96293773895401,"lng":-75.16332845884709,"geom":{"type":"Polygon","coordinates":[[[-75.163283157,39.963013963],[-75.163317632,39.962854558],[-75.163373761,39.962861514],[-75.163339286,39.96302092],[-75.163283157,39.963013963]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-001460","type":"Fire Alarm Certification","inspectionDate":"2022-02-05","result":"Certified","expirationDate":"2023-02-05","buildingId":"1040373"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":938,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"117 LAKE PLACID DR, LITTLE EGG HARBOR NJ, 08087","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A SIT-DOWN RESTAURANT AT FIRST FLOOR IN THE SAME BUILDING WITH AN EXISTING TWO (2) FAMILY HOUSEHOLD LIVING ABOVE. NO SIGN ON THIS APPLICATION.","status":"Prepare Meeting","outcome":"Continued","date":"2021-05-27","number":"ZP-2020-006652","relatedPermit":"ZP-2020-006652"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE USE * EATING AND DRINKING ESTABLISHMENT SIT-DOWN RESTAURANT AND TAKE-OUT RETAURANT* IN AN EXISTING ATTACHED STRUCTURE WITH PREVIOUSLY APPROVED USES TO REMAIN. NO SIGN ON THIS APPLICATION.","status":"Completed","outcome":"Granted with conditions","date":"2026-01-30","number":"ZP-2025-005530","relatedPermit":"ZP-2025-005530"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":400600,"taxable":400600},{"y":2017,"v":400600,"taxable":400600},{"y":2018,"v":452300,"taxable":452300},{"y":2019,"v":453500,"taxable":453500},{"y":2020,"v":458000,"taxable":458000},{"y":2021,"v":458000,"taxable":458000},{"y":2022,"v":458000,"taxable":458000},{"y":2023,"v":601800,"taxable":601800},{"y":2024,"v":601800,"taxable":601800},{"y":2025,"v":609900,"taxable":609900},{"y":2026,"v":609900,"taxable":609900},{"y":2027,"v":670200,"taxable":670200}],"taxNow":8537,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"60868","date":"2007-03-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-12-20","scope":"INSTALLATION OF TWO APARTMENTS, 3 PIECE BATH AND KITCHEN SINK. (CENTER CITY DISTRICT)"},{"number":"69668","date":"2007-05-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-09-02","scope":"INSTALL 2-100AMP FEEDERS (SUB), 2-100AMP SUB PANELS, 2-100AMP METERS, 2-100AMP DISCONNECTS FOR 2ND & 3RD FLOORS, WIRE 2ND & 3RD FLOOR AS PER 2005 NEC, USE MC CABLE/WIRE (WEST DIST)"},{"number":"70280","date":"2007-07-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-02-14","scope":"INSTALLATION OF 2 TON UNIT HEAT PUMP AND A 1 1/2 TON UNIT HEAT PUMP AND DUCT"},{"number":"ZP-2025-005530","date":"2026-01-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Take-Out Restaurant; Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2026-003038","date":"2026-06-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR A LEVEL II INTERIOR ALTERATIONS TO INCLUDE A CHANGE IN OCCUPANCY WITHOUT CHANGE IN OCCUPANCY CLASSIFICATION. WORK TO BE LIMITED TO THE FIRST FLOOR AND BASEMENT LEVEL OF AN EXISTING STRUCTURE. **ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK.** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK.**"},{"number":"ZP-2020-006652","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"Improved","storyDelta":-0.09,"timeline":[{"y":2007,"k":"permit","w":"Plumbing"},{"y":2007,"k":"permit","w":"Electrical"},{"y":2007,"k":"permit","w":"Mechanical"},{"y":2020,"k":"sale","p":550000},{"y":2021,"k":"appeal","w":"Appeal continued"},{"y":2025,"k":"sale","p":500000},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"428265","type":"Rental","status":"Inactive","businessName":"ANTHONY & CAROLINE LAGANELLA (JMH REALTY CONCEPTS INC)","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2007-11-06","latestIssueDate":"2013-02-20","expirationDate":"2014-02-28","inactiveDate":"2014-04-19"},{"number":"631227","type":"Rental","status":"Inactive","businessName":"CAROLINE LAGANELLA (LIVING TRUST)","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2014-06-05","latestIssueDate":"2020-03-18","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"},{"number":"895080","type":"Rental","status":"Closed","businessName":"KANSAI JAPANESE SUSHI INC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-05-13","latestIssueDate":"2024-05-28","expirationDate":"2025-05-12","inactiveDate":null},{"number":"0978049","type":"Rental","status":"Active","businessName":"BIN GAO","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-05-06","latestIssueDate":"2026-05-02","expirationDate":"2027-05-05","inactiveDate":null}],"units":2,"signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2020-006652: Prepare Meeting · Continued; related permit ZP-2020-006652.","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":"2 permits not marked completed: CP-2026-003038 (Issued), ZP-2020-006652 (Denied).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Feb 5, 2023","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (117 LAKE PLACID DR, LITTLE EGG HARBOR NJ, 08087).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1915 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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/"}],"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"}]}