{"asOf":"2026-07-10T15:28:15.695Z","block":"1900-1999 S 7TH ST","blockUrl":"https://blockreport.homes/block/1900-1999-s-7th-st","address":"1903 S 7TH ST","parcelNumber":"871555140","source":"https://property.phila.gov/?p=871555140","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":"TOP PHEARAK","coOwner":null,"marketValue":369000,"livableArea":2636,"yearBuilt":1915,"lastSale":{"price":30000,"date":"2012-11-26T05:00:00Z"},"openViolations":0,"violations":[{"number":"1266377","date":"2009-03-12","title":"LIGHT SANIT CONDIT&SAFE OCC-NR","status":"COMPLIED","resolutionDate":null},{"number":"1266373","date":"2009-03-12","title":"PERME- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null},{"number":"1266374","date":"2009-03-12","title":"ELEC PROPERLY INSTALL-NR","status":"COMPLIED","resolutionDate":null},{"number":"1266375","date":"2009-03-12","title":"ELEC SYSTEM IS HAZARD-NR","status":"COMPLIED","resolutionDate":null},{"number":"1266376","date":"2009-03-12","title":"LIGHT CORR&STAIR MIN&CONTIN-NR","status":"COMPLIED","resolutionDate":null},{"number":"1266378","date":"2009-03-12","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null},{"number":"1266379","date":"2009-03-12","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null},{"number":"1266380","date":"2009-03-12","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null},{"number":"1266381","date":"2009-03-12","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null},{"number":"1808786","date":"2010-03-15","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null},{"number":"1808787","date":"2010-03-15","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null},{"number":"1808788","date":"2010-03-15","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null},{"number":"1808789","date":"2010-03-15","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null},{"number":"3424379","date":"2014-12-11","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null},{"number":"3908932","date":"2016-03-17","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null},{"number":"3908931","date":"2016-03-17","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null}],"violationCases":[{"number":"193718","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"NTF","status":"CLOSED","createdDate":"2009-03-12","completedDate":"2009-05-06","violations":[{"number":"1266377","date":"2009-03-12","title":"LIGHT SANIT CONDIT&SAFE OCC-NR","status":"COMPLIED","resolutionDate":null},{"number":"1266373","date":"2009-03-12","title":"PERME- REQUIRED TO CORR VIOL","status":"COMPLIED","resolutionDate":null},{"number":"1266374","date":"2009-03-12","title":"ELEC PROPERLY INSTALL-NR","status":"COMPLIED","resolutionDate":null},{"number":"1266375","date":"2009-03-12","title":"ELEC SYSTEM IS HAZARD-NR","status":"COMPLIED","resolutionDate":null},{"number":"1266376","date":"2009-03-12","title":"LIGHT CORR&STAIR MIN&CONTIN-NR","status":"COMPLIED","resolutionDate":null},{"number":"1266378","date":"2009-03-12","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null},{"number":"1266379","date":"2009-03-12","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null},{"number":"1266380","date":"2009-03-12","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null},{"number":"1266381","date":"2009-03-12","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null}]},{"number":"228631","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-03-15","completedDate":null,"violations":[{"number":"1808786","date":"2010-03-15","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null},{"number":"1808787","date":"2010-03-15","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null},{"number":"1808788","date":"2010-03-15","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null},{"number":"1808789","date":"2010-03-15","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null}]},{"number":"463710","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-12-17","completedDate":"2015-01-21","violations":[{"number":"3424379","date":"2014-12-11","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null}]},{"number":"524312","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-03-17","completedDate":"2016-05-23","violations":[{"number":"3908932","date":"2016-03-17","title":"MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":null}]},{"number":"524322","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-03-17","completedDate":"2016-05-23","violations":[{"number":"3908931","date":"2016-03-17","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null}]}],"violYears":[{"y":2009,"n":9,"worst":null},{"y":2010,"n":4,"worst":null},{"y":2014,"n":1,"worst":null},{"y":2016,"n":2,"worst":null}],"investigations":[{"caseNumber":"193718","date":"2009-03-06","type":"NTF INSP","status":"FAILED"},{"caseNumber":"193718","date":"2009-03-06","type":"NTF INSP","status":"CLOSED"},{"caseNumber":"193718","date":"2009-05-06","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"228631","date":"2010-03-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"228631","date":"2010-04-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"228631","date":"2010-06-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"228631","date":"2010-06-17","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"228631","date":"2010-08-24","type":"PRECOURT","status":"FAILED"},{"caseNumber":"228631","date":"2010-09-07","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"463710","date":"2014-12-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"463710","date":"2015-01-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"228631","date":"2016-02-16","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"250372","date":"2016-03-17","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"524312","date":"2016-03-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"524322","date":"2016-03-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"524322","date":"2016-04-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"524312","date":"2016-04-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"524322","date":"2016-05-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"524312","date":"2016-05-20","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":1},{"y":2010,"fails":4,"passes":0},{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":0,"passes":1},{"y":2016,"fails":4,"passes":4}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.925145862022006,"lng":-75.1574762610022,"geom":{"type":"Polygon","coordinates":[[[-75.157352662,39.925151914],[-75.15736201,39.925108827],[-75.157600064,39.925141211],[-75.157590582,39.925182859],[-75.157352662,39.925151914]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-013221","type":"Fire Alarm Certification","inspectionDate":"2023-06-24","result":"Certified","expirationDate":"2024-06-24","buildingId":"1503345"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":1088,"zoning":"RSA5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1903 S 7TH ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":105700,"taxable":105700},{"y":2017,"v":105700,"taxable":105700},{"y":2018,"v":218100,"taxable":218100},{"y":2019,"v":224600,"taxable":224600},{"y":2020,"v":226800,"taxable":226800},{"y":2021,"v":226800,"taxable":226800},{"y":2022,"v":226800,"taxable":226800},{"y":2023,"v":289100,"taxable":289100},{"y":2024,"v":289100,"taxable":289100},{"y":2025,"v":341800,"taxable":341800},{"y":2026,"v":341800,"taxable":341800},{"y":2027,"v":369000,"taxable":369000}],"taxNow":4785,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2020-003528","date":"2020-12-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-06-15","scope":"For removing / replacing rotten joist AS PER PLAN on 1st floor only. Separate permits required for any further renovation work."},{"number":"GM-2022-006519","date":"2022-07-28","work":"Masonry Facade Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2023-03-28","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2026-004807","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":"Personal Services"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"viol","w":"9 L&I violations"},{"y":2010,"k":"viol","w":"4 L&I violations"},{"y":2010,"k":"insp","w":"Inspection failed ×4"},{"y":2012,"k":"sale","p":30000},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"insp","w":"Inspection failed"},{"y":2015,"k":"insp","w":"Inspection passed"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 4 failed, 4 passed"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Masonry Facade Replacement"}],"rented":false,"licenses":[{"number":"203739","type":"Food Preparing and Serving","status":"Inactive","businessName":"THAN VAN KHIM (LUCKY SEVEN COFFEE SHOP)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-04-08","latestIssueDate":"2002-04-08","expirationDate":"2003-04-30","inactiveDate":null},{"number":"206563","type":"Food Preparing and Serving","status":"Inactive","businessName":"NUTH SOMALY (LUCKY SEVEN COFFEE SHOP)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-05-23","latestIssueDate":"2003-05-23","expirationDate":"2004-04-30","inactiveDate":null},{"number":"207449","type":"Food Preparing and Serving","status":"Inactive","businessName":"LORN B MOM","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-10-02","latestIssueDate":"2003-10-02","expirationDate":"2004-04-30","inactiveDate":null},{"number":"207970","type":"Food Preparing and Serving","status":"Inactive","businessName":"SOCKHA LIEU","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-04","latestIssueDate":"2008-04-28","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"463502","type":"Food Preparing and Serving","status":"Inactive","businessName":"SICHANTRA AN (NEW LUCKY 7)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-03-12","latestIssueDate":"2018-04-27","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"514067","type":"Rental","status":"Inactive","businessName":"SOHEAP AND HEUG UY CHAN","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2010-09-09","latestIssueDate":"2012-02-14","expirationDate":"2013-02-28","inactiveDate":null}],"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: ZP-2026-004807 (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 Jun 24, 2024","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-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":"10 failed, 6 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 20, 2016.","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 Preparing and Serving #203739: Inactive; Food Preparing and Serving #206563: Inactive; Food Preparing and Serving #207449: Inactive; Food Preparing and Serving #207970: 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 16 historical violations across 5 cases.","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"}]}