{"asOf":"2026-07-11T06:12:53.818Z","block":"2800-2899 W LEHIGH AVE","blockUrl":"https://blockreport.homes/block/2800-2899-w-lehigh-ave","address":"2837-39 W LEHIGH AVE","parcelNumber":"871537680","source":"https://property.phila.gov/?p=871537680","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"RODRIGUEZ MANUEL","coOwner":"RODRIGUEZ JOSE R","marketValue":358200,"livableArea":8738,"yearBuilt":1915,"lastSale":{"price":380000,"date":"2021-06-08T04:00:00Z"},"openViolations":4,"violations":[{"number":"VI-2021-089375","date":"2021-12-31","code":"FC-13-901.6","title":"FIRE SYSTEMS MAINTAINED","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2021-089383","date":"2021-12-31","code":"FC-13-505","title":"PREMISES IDENTIFICATION REQ'D","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2021-089373","date":"2021-12-31","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2021-089374","date":"2021-12-31","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-065226","date":"2025-08-21","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-09-30","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2021-122114","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2021-12-31","completedDate":null,"violations":[{"number":"VI-2021-089375","date":"2021-12-31","code":"FC-13-901.6","title":"FIRE SYSTEMS MAINTAINED","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2021-089383","date":"2021-12-31","code":"FC-13-505","title":"PREMISES IDENTIFICATION REQ'D","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2021-089373","date":"2021-12-31","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2021-089374","date":"2021-12-31","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-091229","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-08-25","completedDate":"2025-10-01","violations":[{"number":"VI-2025-065226","date":"2025-08-21","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-09-30","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2021,"n":4,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"56112","date":"2005-12-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"56112","date":"2006-04-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"CF-2021-122114","date":"2021-12-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-091229","date":"2025-08-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-091229","date":"2025-10-01","type":null,"status":"PASSED"}],"inspYears":[{"y":2005,"fails":1,"passes":0},{"y":2006,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":0},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.997226956661855,"lng":-75.17831090460191,"geom":{"type":"Polygon","coordinates":[[[-75.178200185,39.997320652],[-75.178244887,39.997109872],[-75.178422294,39.997134544],[-75.178376476,39.997343767],[-75.178200185,39.997320652]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-003254","type":"Fire Alarm Certification","inspectionDate":"2024-02-06","result":"Certified","expirationDate":"2025-02-06","buildingId":"1199956"},{"number":"BC-2025-017167","type":"Special Hazards Certification","inspectionDate":"2025-05-16","result":"Deficient","expirationDate":null,"buildingId":"1199956"},{"number":"BC-2026-007472","type":"Fire Alarm Certification","inspectionDate":"2026-03-18","result":"Certified","expirationDate":"2027-03-18","buildingId":"1199956"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":null,"lotArea":3850,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2837-39 W LEHIGH AVE, PHILADELPHIA PA, 19132","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit for a four (4) family (multi-family) household living in an existing structure with other existing uses in the structure as previously approved.","status":"Completed","outcome":"Granted with conditions","date":"2025-03-21","number":"ZP-2024-003038","relatedPermit":"ZP-2024-003038"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":179900,"taxable":179900},{"y":2017,"v":179900,"taxable":179900},{"y":2018,"v":283400,"taxable":283400},{"y":2019,"v":291900,"taxable":291900},{"y":2020,"v":294800,"taxable":294800},{"y":2021,"v":294800,"taxable":294800},{"y":2022,"v":294800,"taxable":294800},{"y":2023,"v":251200,"taxable":251200},{"y":2024,"v":251200,"taxable":251200},{"y":2025,"v":315400,"taxable":315400},{"y":2026,"v":315400,"taxable":315400},{"y":2027,"v":358200,"taxable":358200}],"taxNow":4415,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1056687","date":"2020-05-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-31","scope":"INSTALL 400AMP 240V SINGLE PHASE SERVICE 5 NEW ELECTRIC METER MODULAR. 1 100AMP DISCONNECT, 4 125AMP DISCONNECT PER 2017 NEC"},{"number":"ZP-2024-003038","date":"2025-01-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2025-004464","date":"2025-10-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR WORK TO BE COMPLETED PER APPROVED PLANS. FOR A MULTI-FAMILY HOUSEHOLD LOVING FOR FOUR (4) DWELLING UNITS ON THE 2ND AND 3RD FLOOR OF AN EXISTING STRUCTURE"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2005,"k":"insp","w":"Inspection failed"},{"y":2006,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"viol","w":"4 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"308412","type":"Dumpster License - Private Property","status":"Inactive","businessName":"SANDRO V CRUZ","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-03-09","latestIssueDate":"2005-03-09","expirationDate":"2010-07-31","inactiveDate":null},{"number":"314572","type":"Food Preparing and Serving","status":"Inactive","businessName":"SANDRO V CRUZ (SANDRO FAMILY FOOD MARKET)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-04-21","latestIssueDate":"2009-06-04","expirationDate":"2010-04-30","inactiveDate":"2012-12-22"},{"number":"418077","type":"Rental","status":"Inactive","businessName":"SANDRO & BERENICE CRUZ","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2007-07-24","latestIssueDate":"2008-02-04","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"485197","type":"Dumpster License - Private Property","status":"Inactive","businessName":"LUISA ESPINAL (ESPINAL GROCERY)","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2009-10-08","latestIssueDate":"2009-10-08","expirationDate":"2010-07-31","inactiveDate":null},{"number":"486231","type":"Food Preparing and Serving","status":"Inactive","businessName":"LUISA ESPINAL (ESPINAL GROCERY)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-10-23","latestIssueDate":"2009-10-23","expirationDate":"2011-04-30","inactiveDate":"2011-01-19"},{"number":"538298","type":"Food Preparing and Serving","status":"Active","businessName":"LEHIGH AVE SUPERMARKET","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-07-11","latestIssueDate":"2026-04-27","expirationDate":"2027-04-30","inactiveDate":null},{"number":"632115","type":"Dumpster License - Private Property","status":"Active","businessName":"LEHIGH AVE SUPERMARKET","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-06-13","latestIssueDate":"2014-06-13","expirationDate":null,"inactiveDate":null},{"number":"704405","type":"Rental","status":"Inactive","businessName":"LI XIA LU","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2016-06-09","latestIssueDate":"2019-06-05","expirationDate":"2020-06-08","inactiveDate":"2020-08-07"}],"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["4 open L&I violations","failed L&I inspection activity in 2021"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["2 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Fire Alarm Certification: Certified through Mar 18, 2027; Special Hazards Certification: Deficient","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2024-003038: Completed · Granted with conditions; related permit ZP-2024-003038. The history also contains “OCCUPIED W/O TCO OR CO.”","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: CP-2025-004464 (Issued).","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":"violations","level":"attention","title":"4 open L&I violations","finding":"5 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 1, 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":"Dumpster License - Private Property #308412: Inactive; Food Preparing and Serving #314572: Inactive since Dec 22, 2012; Dumpster License - Private Property #485197: Inactive; Food Preparing and Serving #486231: Inactive since Jan 19, 2011","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/"}],"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"}]}