{"asOf":"2026-07-10T10:29:17.897Z","block":"1900-1999 E WILLARD ST","blockUrl":"https://blockreport.homes/block/1900-1999-e-willard-st","address":"1901-07 E WILLARD ST","parcelNumber":"881001199","source":"https://property.phila.gov/?p=881001199","ownerType":"investor","kind":"apartments","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"IND FACTORY MASONRY","useLabel":"Industrial building","owner":"WILLARD STREET PROPERTIES","coOwner":null,"marketValue":1504400,"livableArea":9900,"yearBuilt":1930,"lastSale":{"price":350000,"date":"2019-01-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"211994002","date":"2020-03-03","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":"2020-12-01"},{"number":"211993371","date":"2020-03-03","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":"2020-07-03"},{"number":"211994001","date":"2020-03-03","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":"2021-01-28"},{"number":"VI-2024-010204","date":"2024-02-16","title":"EXTERIOR AREA SIDEWALKS WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2024-03-22"},{"number":"VI-2024-010205","date":"2024-02-16","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-02-16"},{"number":"VI-2024-010225","date":"2024-02-16","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-02-16"},{"number":"VI-2024-010229","date":"2024-02-16","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2024-02-16"},{"number":"VI-2024-018917","date":"2024-03-22","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-03-22"}],"violationCases":[{"number":"726023","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-03-03","completedDate":"2021-04-26","violations":[{"number":"211994002","date":"2020-03-03","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":"2020-12-01"},{"number":"211993371","date":"2020-03-03","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":"2020-07-03"},{"number":"211994001","date":"2020-03-03","title":"RUBBISH AND GARBAGE","status":"COMPLIED","resolutionDate":"2021-01-28"}]},{"number":"CF-2024-012341","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-16","completedDate":"2024-03-22","violations":[{"number":"VI-2024-010204","date":"2024-02-16","title":"EXTERIOR AREA SIDEWALKS WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2024-03-22"}]},{"number":"CF-2024-012354","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-16","completedDate":"2026-06-05","violations":[{"number":"VI-2024-010205","date":"2024-02-16","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-02-16"}]},{"number":"CF-2024-012369","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-16","completedDate":"2026-06-05","violations":[{"number":"VI-2024-010225","date":"2024-02-16","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-02-16"}]},{"number":"CF-2024-012373","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-02-16","completedDate":"2026-06-05","violations":[{"number":"VI-2024-010229","date":"2024-02-16","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2024-02-16"}]},{"number":"CF-2024-023185","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-03-22","completedDate":null,"violations":[{"number":"VI-2024-018917","date":"2024-03-22","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2024-03-22"}]}],"violYears":[{"y":2020,"n":3,"worst":null},{"y":2024,"n":5,"worst":null}],"investigations":[{"caseNumber":"726023","date":"2020-07-08","type":null,"status":"FAILED"},{"caseNumber":"726023","date":"2020-08-12","type":null,"status":"FAILED"},{"caseNumber":"726023","date":"2020-12-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-012341","date":"2024-02-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-012354","date":"2024-02-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-012369","date":"2024-02-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-012373","date":"2024-02-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-012341","date":"2024-03-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-023185","date":"2024-03-22","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":3,"passes":0},{"y":2024,"fails":5,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99606199726068,"lng":-75.11014686309674,"geom":{"type":"Polygon","coordinates":[[[-75.109956721,39.996048262],[-75.110210131,39.995918004],[-75.110345417,39.996071806],[-75.110084868,39.996205591],[-75.109956721,39.996048262]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-009613","type":"Fire Alarm Certification","inspectionDate":"2025-04-11","result":"Certified","expirationDate":"2026-04-11","buildingId":"1027157"},{"number":"BC-2025-011171","type":"Fire Alarm Certification","inspectionDate":"2025-04-11","result":"Certified","expirationDate":"2026-04-11","buildingId":"1027157"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":2,"lotArea":6052,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"123 EGG HARBOR RD STE 8, SEWELL NJ, 08080","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"SPECIAL EXCEPTION FOR A ROOMING HOUSE FOR MAXIMUM TWENTY SIX (26) ROOMING UNITS FOR SEVENTY SIX (76) PERSONS AS PART OF A SOBER LIVING FACILITY (SINGLE ROOM RESIDENCE) IN AN EXISTING\nSTRUCTURE. ALL OCCUPANTS ARE CAPABLE OF SELF PRESERVATION","status":"Closed","outcome":"Withdrawn","date":"2025-07-29","number":"37226","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":1355000,"taxable":257400},{"y":2027,"v":1504400,"taxable":285744}],"taxNow":3603,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-001964","date":"2022-05-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2022-002965","date":"2022-06-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-14","scope":"For the interior level 2 alterations of an existing two story multi wythe masonry warehouse structure, for the fit out of 12 dwelling units and related support space, per plans. No roof deck or underpinning proposed"},{"number":"PP-2024-006306","date":"2024-04-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-28","scope":"Installation of storm & sanitary curb traps, storm & sanitary fresh air inlets, storm & sanitary main drains"},{"number":"PP-2024-006301","date":"2024-08-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-01","scope":"INSTALL 12 KITCHEN SINKS, 12 DISHWASHERS, 12 WASHING MACHINE BOXES, 24 SHOWER/TUBS, 36 WATER CLOSETS, 36 LAVATORIES, 4 AREA DRAINS, 13 FLOOR DRAINS, 12 HOT WATER HEATERS 1 BACKFLOW PREVENTER AND 6 ROOF WATER CONDUCTORS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"FP-2024-000754","date":"2024-09-13","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-05-13","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2\" FIRE SERVICE LINE AND 2.\" DC WILKINS 950 XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA"},{"number":"MP-2024-003683","date":"2024-09-18","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-01","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2024-012873","date":"2024-09-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-10-09","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. AMENDMENT Also installing 2\" backflow preventer"},{"number":"EP-2024-002757","date":"2024-10-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-11","scope":"Wiring throughout this 12-unit apartment building by 2017 NEC in plans attached. * 1000A three phase, incoming service, 120/208V * 150A panels, 30 circuits on all 12-units * 200A for the House Panel * 4\" LED Disc Lights throughout * Decora switches and outlets * Hardwire Smoke alarms * Builder grade bath fans supplied and installed by us * All electrical appliances throughout. * Decorative light fixtures will be supplied by the builder and installed by us (vanity lights, outdoor lights, kitchen light, scones, etc.) *Install fire alarm as per 2016 NFPA 72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"insp","w":"Inspection failed ×3"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"appeal","w":"Appeal withdrawn"}],"rented":true,"licenses":[{"number":"804716","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"Willard Street Properties LLC","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2019-03-06","latestIssueDate":"2026-03-17","expirationDate":"2027-03-05","inactiveDate":null},{"number":"1002359","type":"Rental","status":"Active","businessName":"Willard Street Properties LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":12,"issuedDate":"2026-03-18","latestIssueDate":"2026-03-18","expirationDate":"2027-03-17","inactiveDate":null}],"units":12,"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","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #37226: Closed · Withdrawn.","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Apr 11, 2026","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":"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 (123 EGG HARBOR RD STE 8, SEWELL NJ, 08080).","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 1930 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":"8 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 22, 2024.","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":"Vacant Residential Property / Lot #804716: Closed","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":"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 6 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"}]}