{"asOf":"2026-07-11T01:11:18.401Z","block":"1500-1599 SNYDER AVE","blockUrl":"https://blockreport.homes/block/1500-1599-snyder-ave","address":"1522 SNYDER AVE","parcelNumber":"871534180","source":"https://property.phila.gov/?p=871534180","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"LEGACY MORTGAGE COMPANY","coOwner":null,"marketValue":421500,"livableArea":2184,"yearBuilt":1920,"lastSale":{"price":450000,"date":"2020-01-31T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-026917","date":"2025-04-29","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026939","date":"2025-04-29","code":"F-604.4","title":"MULTIPLUG ADAPTORS\n","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026923","date":"2025-04-29","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026927","date":"2025-04-29","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026922","date":"2025-04-29","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026920","date":"2025-04-29","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026906","date":"2025-04-30","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2025-035609","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-04-30","completedDate":"2025-06-09","violations":[{"number":"VI-2025-026917","date":"2025-04-29","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026939","date":"2025-04-29","code":"F-604.4","title":"MULTIPLUG ADAPTORS\n","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026923","date":"2025-04-29","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026927","date":"2025-04-29","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026922","date":"2025-04-29","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026920","date":"2025-04-29","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026906","date":"2025-04-30","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"COMPLIED","resolutionDate":"2025-06-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2025,"n":7,"worst":null}],"investigations":[{"caseNumber":"70026","date":"2006-07-06","type":"BC INSP","status":"PASSED"},{"caseNumber":"89092","date":"2007-11-07","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2025-035609","date":"2025-04-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-035609","date":"2025-06-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2007,"fails":0,"passes":1},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92452465537104,"lng":-75.17228766333638,"geom":{"type":"Polygon","coordinates":[[[-75.17224513,39.92460296],[-75.172279894,39.924440399],[-75.172330576,39.924447181],[-75.172294676,39.92460936],[-75.17224513,39.92460296]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2021-001766","type":"Fire Alarm Certification","inspectionDate":"2021-06-22","result":"Certified","expirationDate":"2022-06-22","buildingId":"1370664"},{"number":"BC-2022-008458","type":"Fire Alarm Certification","inspectionDate":"2022-06-21","result":"Certified","expirationDate":"2023-06-21","buildingId":"1370664"},{"number":"BC-2023-013130","type":"Fire Alarm Certification","inspectionDate":"2023-06-21","result":"Certified","expirationDate":"2024-06-21","buildingId":"1370664"},{"number":"BC-2024-018608","type":"Fire Alarm Certification","inspectionDate":"2024-06-21","result":"Certified","expirationDate":"2025-06-21","buildingId":"1370664"},{"number":"BC-2025-018089","type":"Fire Alarm Certification","inspectionDate":"2025-07-07","result":"Certified","expirationDate":"2026-07-07","buildingId":"1370664"},{"number":"BC-2026-019080","type":"Fire Alarm Certification","inspectionDate":"2026-07-07","result":"Certified","expirationDate":"2027-07-07","buildingId":"1370664"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":900,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"773 SWITCHMAN RD, MEDIA PA, 19063","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR A RETAIL GROCERY STORE WITH PREPARATION AND SERVING OF COLD FOOD FOR TAKEOUT ON THE FIRST FLOOR IN THE SAME BUILDING WITH AN EXISTING TWO (2) FAMILY DWELLING ABOVE.\n\n    (FAST TRACK)","status":"CLOSED","outcome":"Granted","date":"2011-05-04","number":"14884","relatedPermit":"325571"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":244400,"taxable":244400},{"y":2017,"v":244400,"taxable":244400},{"y":2018,"v":244400,"taxable":244400},{"y":2019,"v":251700,"taxable":251700},{"y":2020,"v":254200,"taxable":254200},{"y":2021,"v":254200,"taxable":254200},{"y":2022,"v":254200,"taxable":254200},{"y":2023,"v":366700,"taxable":366700},{"y":2024,"v":366700,"taxable":366700},{"y":2025,"v":392000,"taxable":392000},{"y":2026,"v":392000,"taxable":392000},{"y":2027,"v":421500,"taxable":421500}],"taxNow":5487,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"108222","date":"2007-10-09","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2008-04-11","scope":"INTERIOR DEMOLITION OF NON BEARING PARTITIONS"},{"number":"109124","date":"2007-10-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-10-15","scope":"ADD 1 APT. 3RD FLOOR FOR A TOTAL OF TWO APARTMENTS - ONE ON THE SECOND FLOOR AND ONE ON THE THIRD FLOOR IN THE SAME BUILDING WITH A VACANT RETAIL GROCERY STORE STORE TO INCLUDE PREPACKAGED FOODS ON THE FIRST FLOOR"},{"number":"121159","date":"2008-01-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-04-29","scope":"INTERIOR ALTERATIONS AS PER PLANS"},{"number":"124806","date":"2008-01-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-04-29","scope":"INSTALL 3 HVAC SYSTEMS (HEAT PUMPS) - 2 APTS. & VAC. STORE"},{"number":"124808","date":"2008-01-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-04-29","scope":"INSTALL DUCTWORK & REGISTERS/DIFFUSERS (2 APTS. & VAC. STORE) - SEE #124806 FOR HEAT PUMPS"},{"number":"126355","date":"2008-01-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-08-08","scope":"FIXTURE INSTALLATION"},{"number":"125410","date":"2008-03-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-06-21","scope":"EXISTING 200AMP SERVICE , REWIRING OF BUILDING AS PER 2005 NEC AND INSTALL F/A SYSTEM AS PER NFPA72 (WEST DISTRICT)"},{"number":"161048","date":"2008-06-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-06-26","scope":"USE FROM RETAIL VARIETY TO WIRELESS PHONE SALES AND ACCESSORY"},{"number":"ZP-2020-000192","date":"2020-03-25","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-02-17","scope":"Residential - Household Living - Two-Family; Office - Business and Professional"}],"storyTag":"Renovated & sold on","storyDelta":6.03,"timeline":[{"y":2007,"k":"permit","w":"Use"},{"y":2008,"k":"permit","w":"Major alteration"},{"y":2008,"k":"permit","w":"Mechanical"},{"y":2008,"k":"permit","w":"Mechanical"},{"y":2008,"k":"permit","w":"Plumbing"},{"y":2008,"k":"permit","w":"Electrical"},{"y":2008,"k":"permit","w":"Use"},{"y":2011,"k":"appeal","w":"Appeal granted"},{"y":2020,"k":"sale","p":450000},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2025,"k":"viol","w":"7 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"330905","type":"Rental","status":"Inactive","businessName":"YUAN ZHEN ZHU","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-08-03","latestIssueDate":"2005-08-03","expirationDate":"2006-02-28","inactiveDate":"2009-02-06"},{"number":"352006","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"TITERIE PLACE INC","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2006-04-19","latestIssueDate":"2006-04-21","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"},{"number":"465933","type":"Rental","status":"Inactive","businessName":"JIAO J TANG","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2009-02-06","latestIssueDate":"2019-06-20","expirationDate":"2020-02-29","inactiveDate":"2020-04-29"},{"number":"851037","type":"Rental","status":"Active","businessName":"Legacy Mortgage Company","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2020-09-11","latestIssueDate":"2025-09-09","expirationDate":"2026-09-10","inactiveDate":null}],"units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #14884: CLOSED · Granted; related permit 325571. Use permit #109124: 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: ZP-2020-000192 (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":"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 (773 SWITCHMAN RD, MEDIA PA, 19063).","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 1920 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":"1 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 9, 2025.","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":"Food Establishment, Retail Permanent Location #352006: Inactive since Dec 22, 2012","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jul 7, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}