{"asOf":"2026-07-10T18:22:30.243Z","block":"1100-1199 S 13TH ST","blockUrl":"https://blockreport.homes/block/1100-1199-s-13th-st","address":"1179 S 13TH ST","parcelNumber":"881133090","source":"https://property.phila.gov/?p=881133090","ownerType":"absentee","kind":"apartments","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"APTS 5-50 UNITS MASONRY","useLabel":"Apartment building","owner":"DONATUCCI RONALD R","coOwner":"DONATUCCI MICHAEL P","marketValue":687800,"livableArea":3304,"yearBuilt":1915,"lastSale":{"price":1,"date":"2014-03-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"3836295","date":"2016-02-01","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-034854","date":"2020-09-11","code":"FC-13-907.5.1","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":"2021-02-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-034853","date":"2020-09-11","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2021-02-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-034852","date":"2020-09-11","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2021-03-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-034851","date":"2020-09-11","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2021-02-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-034843","date":"2020-09-11","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":"2021-02-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-034840","date":"2020-09-11","code":"FC-13-103.2","title":"FIRE PROTECTION SYSTEMS","status":"COMPLIED","resolutionDate":"2021-02-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-034839","date":"2020-09-11","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-02-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-027934","date":"2024-04-22","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-027935","date":"2024-04-22","code":"PM15-403.2","title":"VENTILATION- BATHROOMS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-027936","date":"2024-04-22","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-027937","date":"2024-04-22","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-027938","date":"2024-04-22","code":"PM15-307","title":"HANDRAILS & GUARDS","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"518860","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-02-04","completedDate":"2016-02-22","violations":[{"number":"3836295","date":"2016-02-01","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-060519","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2020-09-09","completedDate":null,"violations":[{"number":"VI-2020-034854","date":"2020-09-11","code":"FC-13-907.5.1","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":"2021-02-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-034853","date":"2020-09-11","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2021-02-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-034852","date":"2020-09-11","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2021-03-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-034851","date":"2020-09-11","code":"PM15-304.7","title":"EXTERIOR STRUCTURE ROOF DRAINAGE","status":"COMPLIED","resolutionDate":"2021-02-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-034843","date":"2020-09-11","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":"2021-02-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-034840","date":"2020-09-11","code":"FC-13-103.2","title":"FIRE PROTECTION SYSTEMS","status":"COMPLIED","resolutionDate":"2021-02-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2020-034839","date":"2020-09-11","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-02-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2024-021019","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2024-03-15","completedDate":null,"violations":[{"number":"VI-2024-027934","date":"2024-04-22","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-027935","date":"2024-04-22","code":"PM15-403.2","title":"VENTILATION- BATHROOMS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-027936","date":"2024-04-22","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-027937","date":"2024-04-22","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-027938","date":"2024-04-22","code":"PM15-307","title":"HANDRAILS & GUARDS","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":1,"worst":null},{"y":2020,"n":7,"worst":null},{"y":2024,"n":5,"worst":null}],"investigations":[{"caseNumber":"518860","date":"2016-02-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"518860","date":"2016-02-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2020-060519","date":"2020-09-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-060519","date":"2020-09-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-060519","date":"2020-12-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-060519","date":"2021-02-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-060519","date":"2021-04-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-021019","date":"2024-03-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-021019","date":"2024-04-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-021019","date":"2024-07-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-021019","date":"2025-03-20","type":null,"status":"FAILED"}],"inspYears":[{"y":2016,"fails":1,"passes":1},{"y":2020,"fails":3,"passes":0},{"y":2021,"fails":1,"passes":1},{"y":2024,"fails":3,"passes":0},{"y":2025,"fails":1,"passes":0}],"taxOwed":631.9,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":631.9,"principalDue":0,"penaltyDue":109.38,"interestDue":170.29,"otherChargesDue":352.23,"yearsOwed":2,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2022-02-01","assessmentYear":2022,"totalAssessment":516200,"taxableAssessment":516200,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":7225.77,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"sheriffSaleAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93546350763984,"lng":-75.16484017685399,"geom":{"type":"Polygon","coordinates":[[[-75.164701802,39.935438609],[-75.164711228,39.935393911],[-75.164988443,39.935441589],[-75.164968923,39.935533048],[-75.164691666,39.935485402],[-75.164701802,39.935438609]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":3,"lotArea":2720,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"104 QUEEN ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":450000,"taxable":316457},{"y":2017,"v":450000,"taxable":316457},{"y":2018,"v":478900,"taxable":357571},{"y":2019,"v":515000,"taxable":515000},{"y":2020,"v":516200,"taxable":516200},{"y":2021,"v":516200,"taxable":516200},{"y":2022,"v":516200,"taxable":516200},{"y":2023,"v":516200,"taxable":516200},{"y":2024,"v":516200,"taxable":516200},{"y":2025,"v":516200,"taxable":516200},{"y":2026,"v":516200,"taxable":516200},{"y":2027,"v":687800,"taxable":687800}],"taxNow":7226,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"100722","date":"2007-09-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-09-07","scope":"ERECTION OF A ONE STORY ADDITION 14'9\" X 10'6\" WITH ROOF DECK, NO ROOF OR STAIRS TO GROUND WITH A 42\" HIGH PROTECTIVE RAILING AND DOCUMENTATION OF A 6' HIGH FENCE WALL AS PART OF AN EXISTING THREE FAMILY DWELLING."},{"number":"105151","date":"2007-09-28","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2007-09-28","scope":"SECOND FLOOR ADDITION AND A ROOF TOP SUN DECK"},{"number":"108088","date":"2007-10-10","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2007-11-05","scope":"FOUNDATION ONLY PERMIT FOR THE PROPOSED 10'-6\" X 14'-9\" REAR ADDITION"},{"number":"106865","date":"2007-11-15","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2008-06-13","scope":"TWO STORY REAR ADDITION - EXISTING BREACH IN PARTY WALL REQUIRES SEPERATE ZONING PERMIT TO COMBINE LOTS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"permit","w":"Zoning/use"},{"y":2007,"k":"permit","w":"Zoning"},{"y":2007,"k":"permit","w":"Addition"},{"y":2007,"k":"permit","w":"Addition"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2020,"k":"viol","w":"7 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed ×3"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"263082","type":"Rental","status":"Inactive","businessName":"DEBRO INVESTMENTS","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-03-18","latestIssueDate":"2021-05-19","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"}],"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":["$632 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 33% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $516,200 to $687,800","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":"Use permit #100722: COMPLETED.","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$631.90 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; 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":"9 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 20, 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 13 historical violations across 3 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"}]}