{"asOf":"2026-07-10T16:51:34.586Z","block":"800-899 N 40TH ST","blockUrl":"https://blockreport.homes/block/800-899-n-40th-st","address":"820 N 40TH ST","parcelNumber":"881000899","source":"https://property.phila.gov/?p=881000899","ownerType":"investor","kind":"apartments","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"VACANT LAND COMMER < ACRE","useLabel":"Vacant lot","owner":"MANTUA HOLDINGS LLC","coOwner":null,"marketValue":672400,"livableArea":5362,"yearBuilt":2025,"lastSale":{"price":110000,"date":"2021-12-06T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-024144","date":"2025-04-22","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-04-22","resolution":"SVN ISSUED"},{"number":"VI-2025-024145","date":"2025-04-22","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-04-22","resolution":"SVN ISSUED"},{"number":"VI-2025-024146","date":"2025-04-22","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-04-22","resolution":"SVN ISSUED"},{"number":"VI-2025-024834","date":"2025-04-24","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-04-24","resolution":"SVN ISSUED"},{"number":"VI-2025-024853","date":"2025-04-24","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-04-24","resolution":"SVN ISSUED"},{"number":"VI-2025-024869","date":"2025-04-24","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-04-24","resolution":"SVN ISSUED"},{"number":"VI-2025-031500","date":"2025-05-12","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-05-12","resolution":"SVN ISSUED"},{"number":"VI-2025-031509","date":"2025-05-12","code":"B-3306.9","title":"NO BARRIER FOR EXCAVATION\n","status":"SVN ISSUED","resolutionDate":"2025-05-12","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2025-031955","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-04-22","completedDate":"2026-02-19","violations":[{"number":"VI-2025-024144","date":"2025-04-22","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-04-22","resolution":"SVN ISSUED"}]},{"number":"CF-2025-031957","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-04-22","completedDate":"2026-02-19","violations":[{"number":"VI-2025-024145","date":"2025-04-22","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-04-22","resolution":"SVN ISSUED"}]},{"number":"CF-2025-031958","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-04-22","completedDate":"2026-02-19","violations":[{"number":"VI-2025-024146","date":"2025-04-22","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-04-22","resolution":"SVN ISSUED"}]},{"number":"CF-2025-032938","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-04-24","completedDate":"2026-06-16","violations":[{"number":"VI-2025-024834","date":"2025-04-24","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-04-24","resolution":"SVN ISSUED"}]},{"number":"CF-2025-032970","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-04-24","completedDate":"2026-06-16","violations":[{"number":"VI-2025-024853","date":"2025-04-24","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-04-24","resolution":"SVN ISSUED"}]},{"number":"CF-2025-033000","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-04-24","completedDate":"2026-06-16","violations":[{"number":"VI-2025-024869","date":"2025-04-24","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-04-24","resolution":"SVN ISSUED"}]},{"number":"CF-2025-041752","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-12","completedDate":"2026-06-16","violations":[{"number":"VI-2025-031500","date":"2025-05-12","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-05-12","resolution":"SVN ISSUED"}]},{"number":"CF-2025-041764","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-12","completedDate":"2026-06-16","violations":[{"number":"VI-2025-031509","date":"2025-05-12","code":"B-3306.9","title":"NO BARRIER FOR EXCAVATION\n","status":"SVN ISSUED","resolutionDate":"2025-05-12","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2025,"n":8,"worst":null}],"investigations":[{"caseNumber":"CF-2025-031955","date":"2025-04-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-031957","date":"2025-04-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-031958","date":"2025-04-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-032938","date":"2025-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-032970","date":"2025-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-033000","date":"2025-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-033000","date":"2025-04-24","type":null,"status":null},{"caseNumber":"CF-2025-032938","date":"2025-04-24","type":null,"status":null},{"caseNumber":"CF-2025-032970","date":"2025-04-24","type":null,"status":null},{"caseNumber":"CF-2025-041752","date":"2025-05-12","type":null,"status":null},{"caseNumber":"CF-2025-041764","date":"2025-05-12","type":null,"status":null}],"inspYears":[{"y":2025,"fails":6,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96806645269314,"lng":-75.20348822923258,"geom":{"type":"Polygon","coordinates":[[[-75.203305884,39.968113282],[-75.203296149,39.968060511],[-75.203670574,39.968019622],[-75.203680307,39.968072395],[-75.203305884,39.968113282]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":2057,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"PO BOX 48, LAKEWOOD NJ, 08701","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permits for the erection of an attached structure with roof deck and roof deck access structures. Size and location as shown on plans. For use as five (5) dwelling units (multi-family household living).\n\nTwo (2) Use Refusals","status":"Completed","outcome":"Granted with conditions","date":"2022-10-20","number":"ZP-2022-003882","relatedPermit":"ZP-2022-003882"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":61700,"taxable":61700},{"y":2026,"v":368400,"taxable":61400},{"y":2027,"v":672400,"taxable":621967}],"taxNow":859,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-003882","date":"2022-09-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-04-17","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN ON PLANS. [AMENDMENT 1/9/2025 FOR AN INCREASE IN STRUCTURE HEIGHT (N.T.E. 38'-0\") AND FOR A RECONFIGURATION OF THE BUILDING FOOTPRINT (STRUCTURE MIRRORED ON LOT) WITHOUT A CHANGE TO HORIZONTAL DIMENSIONS OR OCCUPIED AREA AS PER APPROVED AMENDED PLANS.]"},{"number":"SP-2024-000561","date":"2024-05-16","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2026-04-16","scope":"Site / Utility Permit for CP-2024-002456 [AMENDMENT APPROVED 5/6/2025 FOR CHANGES TO EXCAVATION SCOPE IN ASSOCIATION WITH MIRRORING THE NEW CONSTRUCTION APPROVED PER CP-2024-002456 TO ADDRESS ADJACENT CONSTRUCTION AT 818 N 40TH ST AS PER APPROVED AMENDED EXCAVATION PLAN.]"},{"number":"CP-2024-002456","date":"2024-07-01","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-04-17","scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE OF TYPE V-B CONSTRUCTION WITH BASEMENT, ROOF DECKS, AND ROOF DECK ACCESS STRUCTURES FOR USE AS FIVE (5) DWELLING UNITS (GROUP R-2). BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC. SEPARATE PERMITS REQUIRED FOR MECHANCIAL, ELECTRICAL, PLUMBING, FIRE SUPPRESSION, AND EXCAVATION WORK. [AMENDMENT 4/4/2025 FOR CHANGES TO STRUCTURE ORIENTATION (MIRRORED CONSTRUCTION) AND HEIGHT. INCLUDES STRUCTURAL MONITORING SPECIAL INSPECTIONS FOR ADJACENT CONSTRUCTION AT 818 N 40TH ST. **SEPARATE AMENDMENT TO SITE WORK PERMIT SP-2024-000561 REQUIRED TO ADDRESS CHANGES TO EXCAVATION WORK.**] [AMENDMENT 5/6/2025 FOR CHANGES TO THE DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE OF SPECIAL INSPECTIONS (DPRC-SI) AND THE SPECIAL INSPECTIONS AGENCY AS PER AMENDED SPECIAL INSPECTIONS FORMS.]"},{"number":"FP-2024-002115","date":"2024-10-24","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-04-15","scope":"FOR THE INSTALLATION OF A TWO-INCH FIRE SERVICE LINE, TWO-INCH BACKFLOW PREVENTER AND FIRE SPRINKLER SYSTEM PER APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13."},{"number":"PP-2025-002079","date":"2025-03-05","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-04-16","scope":"Install (8) lavatories, (8) water closets, (8) tub/shower, (5)kitchen sink, laundry sink, hot water heater, (1) hose bibs. Installation of 6'' sanitary, 6'' storm, 1.5'' domestic service"},{"number":"EP-2025-002490","date":"2025-05-07","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-03-13","scope":"Install 500a, 1ph, 120/240v main service with 6 gang meter module., Install all new wiring throughout 5 apartments and common areas .Install fire alarm system throughout as per plans .Install cable tv wiring . ALL WORKM IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"MP-2025-001435","date":"2025-07-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-04-16","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2013,"k":"land","p":14500},{"y":2021,"k":"land","p":110000},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"appeal","w":"Appeal granted with conditions"},{"y":2024,"k":"permit","w":"Excavation"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"8 L&I violations"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"insp","w":"Inspection failed ×6"}],"rented":true,"licenses":[{"number":"1006105","type":"Rental","status":"Active","businessName":"Mantua Holdings LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2026-04-29","latestIssueDate":"2026-04-29","expirationDate":"2027-04-28","inactiveDate":null}],"units":5,"signals":[{"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":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 83% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $368,400 to $672,400","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-003882: Completed · Granted with conditions; related permit ZP-2022-003882.","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":"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 (PO BOX 48, LAKEWOOD NJ, 08701).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on May 12, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. 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 8 historical violations across 8 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.","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"}]}