{"asOf":"2026-07-11T09:41:27.620Z","block":"1500-1599 SPRUCE ST","blockUrl":"https://blockreport.homes/block/1500-1599-spruce-st","address":"1516 SPRUCE ST","parcelNumber":"881018504","source":"https://property.phila.gov/?p=881018504","ownerType":"investor","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"APTS 5-50 UNITS MASONRY","useLabel":"Apartment building","owner":"R & S REALTY I LP","coOwner":null,"marketValue":1941600,"livableArea":10904,"yearBuilt":1920,"lastSale":{"price":1200000,"date":"2005-03-02T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94702562091935,"lng":-75.167349346744,"geom":{"type":"Polygon","coordinates":[[[-75.167270334,39.947211504],[-75.167350501,39.946832309],[-75.167429156,39.946840834],[-75.167346552,39.947221282],[-75.167270334,39.947211504]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19102","beds":null,"baths":null,"stories":4,"lotArea":3179,"zoning":"RMX3","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1520 SPRUCE ST, PHILADELPHIA PA, 19102","mailOut":false,"appeals":[],"taxYears":[{"year":2014,"total":50.66,"principal":50.28,"interest":0.38,"penalty":0},{"year":2015,"total":50.66,"principal":50.28,"interest":0.38,"penalty":0}],"taxNet":101.32,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2073400,"taxable":1843000},{"y":2017,"v":2073400,"taxable":1843000},{"y":2018,"v":2505000,"taxable":2227218},{"y":2019,"v":2413800,"taxable":2146131},{"y":2020,"v":2431900,"taxable":2162224},{"y":2021,"v":2431900,"taxable":2162224},{"y":2022,"v":2431900,"taxable":2162224},{"y":2023,"v":2431900,"taxable":2169255},{"y":2024,"v":2431900,"taxable":2431900},{"y":2025,"v":2431900,"taxable":2431900},{"y":2026,"v":2431900,"taxable":2431900},{"y":2027,"v":1941600,"taxable":1941600}],"taxNow":34042,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"443660","date":"2012-12-14","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2013-04-15","scope":"INTERIOR DEMO"},{"number":"444420","date":"2012-12-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-05-04","scope":"INSTALL TEMPORARY LIGHTS AND RECEPTS FROM 12/19/2012 TO 2/19/2013. NEW PERMIT REQUIRED AFTER 2/19/13(CC DIST)"},{"number":"448341","date":"2013-02-08","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2013-10-15","scope":"LEVEL III ALTERATIONS AND NEW ADDITION AT REAR OF AN EXISTING FOUR STORY BUILDING, CONVERSION FROM EDUCATION AND BUSINESS TO A RESIDENTIAL 9 FAMILY DWELLING. FIRE RATED ASSEMBLIES ARE REQUIRED TO BE MAINTAINED AT ALL TIMES. ELECTRICAL, PLUMBING, MECHANICAL, AND FIRE SUPPRESSION WORK REQUIRES ADDITIONAL PERMITS. PHC APPROVAL REQUIRED FOR ALL EXTERIOR WORK. CALL THE INSPECTOR PRIOR TO STARTING WORK."},{"number":"22149","date":"2013-02-19","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2013-02-19","scope":"HOTWORKS: WELDING/CUTTING/SOLDERING/TORCH WORK - PERMIT EXPIRES 02/18/2014."},{"number":"461787","date":"2013-04-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-03-11","scope":"HVAC SYSTEM TO INCLUDE DUCTWORK, GRD'S AS PER PLANS."},{"number":"461789","date":"2013-05-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-10-15","scope":"NEW PLUMBING SYSTEM FOR BLDG ONLY INCLUDING SANITARY, WATER & STORM PIPING (MULIT UNITS)"},{"number":"461720","date":"2013-05-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-11-01","scope":"SUPPLY & INSTALL POWER WIRING, DEVICES, LIGHT FIXTURES, FIRE ALARM WIRING AND EQUIPMENT ,WIRING AND DEVICES FOR TELECOMMUNICATION SERVICES AS PER 2008 NEC & NFPA 72 (APT BLDG)"},{"number":"472462","date":"2013-05-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-08-06","scope":"FOR THE ERECTION OF COVERED WALKWAY AT PUBLIC RIGHT-OF-WAY; NO STORAGE OF MATERIALS PERMITTED THEREON. EXTENT OF PUBLIC RIGHT OF WAY COVERED WALKWAY AS APPROVED BY THE PHILADELPHIA DEPARTMENT OF STREETS. ALL WORK IN ACCORDANCE WITH PLANS APPROVED BY PHC DATED 04.27.13. SEE PERMIT AP# 467643 FOR APPLICATION."},{"number":"466816","date":"2013-05-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-10-11","scope":"AMEND PERMIT # 448341 TO REFLECT \"CLARIFYING THE FOUNDATION DETAILS AT THE REAR OF THE BUILDING, ALSO CLARIFYING THE INSULATION DETAILS AT THE EXTERIOR WALLS AND ROOF AS PER SEALED SUBMITTED PLANS. CALL THE INSPECTOR TO SCHEDULE AN INSPECTION."},{"number":"478179","date":"2013-07-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-12-10","scope":"INSTALL SECURITY SYSTEM WIRING AS PER PLANS AS PER NEC 2008 (MULTI UNITS)"},{"number":"460376","date":"2013-07-19","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-10-15","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM WITH FIRE PUMP & BACKFLOW PREVENTOR (BFP) ASSEMBLIES & COMBINED MANUAL WET STANDPIPE SYSTEM FOR A FOUR (4) STORY RESIDENTIAL BUILDING. AUTOMATIC SPRINKLER & COMBINED CLASS I MANUAL WET STANDPIPE SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 13/13R & 14 & FIRE PUMP ASSEMBLY INSTALLATION IN ACCORDANCE WITH NFPA 20. ALL WORK IN ACCORDANCE W. PLANS APPROVED BY THE CITY OF PHILADELPHIA HISTORICAL COMMISSION DATED 03.18.13. FIRE SERVICE INSTALLATION AT 01516 & 01518 IN ACCORDANCE WITH RESTRICTIVE COVENANT FILED W. THE CITY OF PHILADELPHIA."},{"number":"483129","date":"2013-08-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-10-01","scope":"INCOMING UTILITY SERVICE CHANGED PER PECO NEW ELECTRICAL SERVICE IS 240/120V,2P,5W N LIEU OF (1) 3 PHASE AND (1) SINGLE PHASE SERVICE PER 2008 NEC (APT BLDG)*AMEND PERMIT 461720*"},{"number":"488825","date":"2013-08-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-03-11","scope":"2-2\" COMPLETE WATER SERVICE, BOTH DOMESTIC, 2-6\" MAIN DRAINS FOOTWAY TO BASEMENT W/ CURB TRAPS, FAI, TYING ONTO NEW M/D IN BASEMENT (MULTIFAMILY)"},{"number":"488064","date":"2013-08-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-09-10","scope":"(2)6IN CAST IRON LATERALS (MULTI FAMILY)"},{"number":"GP-2022-001587","date":"2022-05-06","work":"Shelter/Platform","type":"General","description":"General Permit","status":"Expired","completedDate":"2023-03-13","scope":"For the erection of a covered walkway, sidewalk shed/canopy as per approved plans."}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2013,"k":"permit","w":"Operations"},{"y":2013,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"Administrative"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2022,"k":"permit","w":"Shelter/Platform"}],"rented":true,"licenses":[{"number":"609298","type":"Rental","status":"Active","businessName":"R & S REALTY I LP","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":9,"issuedDate":"2013-10-31","latestIssueDate":"2026-02-05","expirationDate":"2027-02-28","inactiveDate":null}],"units":9,"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: GP-2022-001587 (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":"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":"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":"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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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"}]}