{"asOf":"2026-07-11T08:08:24.603Z","block":"2700-2799 S 16TH ST","blockUrl":"https://blockreport.homes/block/2700-2799-s-16th-st","address":"2700 S 16TH ST","parcelNumber":"882969942","source":"https://property.phila.gov/?p=882969942","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF 2 STY MASONRY","useLabel":"Commercial","owner":"PETRIL ROBERT W","coOwner":null,"marketValue":251600,"livableArea":1328,"yearBuilt":1920,"lastSale":{"price":100000,"date":"1997-04-30T04:00:00Z"},"openViolations":5,"violations":[{"number":"609425","date":"2007-06-25","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"609446","date":"2007-06-25","code":"LO-1","title":"OBTAIN LIC INDICATED","status":null,"resolutionDate":null,"resolution":null},{"number":"964623","date":"2008-05-10","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"964622","date":"2008-05-10","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4352635","date":"2016-11-03","code":"FC-907.3/21","title":"AFDS-REQD EXIST MIX RES/NON-R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4352634","date":"2016-11-03","code":"FC-901.9/1","title":"FIRE-INSTALLERS CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211959243","date":"2019-03-08","code":"FC-13-915","title":"CERTIFICATION","status":"CLOSED","resolutionDate":"2023-05-31","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-038333","date":"2023-05-31","code":"F-1104.27","title":"STAIRWAYS IN THE MEANS OF EGRESS\n","status":"COMPLIED","resolutionDate":"2023-07-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-038329","date":"2023-05-31","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-07-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-038328","date":"2023-05-31","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-038327","date":"2023-05-31","code":"F-904.12.5.2","title":"COMMERCIAL SYSTEM TEST\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-038320","date":"2023-05-31","code":"L - O","title":"FOOD PREP & SERVE (3120)","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"118370","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-06-26","completedDate":null,"violations":[{"number":"609425","date":"2007-06-25","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"118374","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-06-26","completedDate":null,"violations":[{"number":"609446","date":"2007-06-25","code":"LO-1","title":"OBTAIN LIC INDICATED","status":null,"resolutionDate":null,"resolution":null}]},{"number":"162531","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-05-29","completedDate":null,"violations":[{"number":"964623","date":"2008-05-10","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"964622","date":"2008-05-10","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"562454","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-11-04","completedDate":"2019-03-08","violations":[{"number":"4352635","date":"2016-11-03","code":"FC-907.3/21","title":"AFDS-REQD EXIST MIX RES/NON-R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4352634","date":"2016-11-03","code":"FC-901.9/1","title":"FIRE-INSTALLERS CERT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"675804","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-03-08","completedDate":"2023-06-01","violations":[{"number":"211959243","date":"2019-03-08","code":"FC-13-915","title":"CERTIFICATION","status":"CLOSED","resolutionDate":"2023-05-31","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2023-050589","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2023-05-31","completedDate":null,"violations":[{"number":"VI-2023-038333","date":"2023-05-31","code":"F-1104.27","title":"STAIRWAYS IN THE MEANS OF EGRESS\n","status":"COMPLIED","resolutionDate":"2023-07-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-038329","date":"2023-05-31","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-07-06","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-038328","date":"2023-05-31","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-038327","date":"2023-05-31","code":"F-904.12.5.2","title":"COMMERCIAL SYSTEM TEST\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-038320","date":"2023-05-31","code":"L - O","title":"FOOD PREP & SERVE (3120)","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2008,"n":2,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2019,"n":1,"worst":null},{"y":2023,"n":5,"worst":null}],"investigations":[{"caseNumber":"118370","date":"2007-06-25","type":"BC INSP","status":"PASSED"},{"caseNumber":"118374","date":"2007-06-25","type":"BC INSP","status":"FAILED"},{"caseNumber":"118374","date":"2007-08-24","type":"BC INSP","status":"PASSED"},{"caseNumber":"162531","date":"2008-05-10","type":"BC INSP","status":"FAILED"},{"caseNumber":"162531","date":"2008-08-12","type":"BC INSP","status":"PASSED"},{"caseNumber":"562454","date":"2016-11-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"562454","date":"2017-06-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"562454","date":"2019-03-08","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"675804","date":"2019-03-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"CF-2023-050589","date":"2023-05-31","type":null,"status":"FAILED"},{"caseNumber":"675804","date":"2023-06-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-050589","date":"2023-07-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-050589","date":"2024-06-28","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":1,"passes":2},{"y":2008,"fails":1,"passes":1},{"y":2016,"fails":1,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2019,"fails":1,"passes":1},{"y":2023,"fails":2,"passes":1},{"y":2024,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91707352248042,"lng":-75.17480762714145,"geom":{"type":"Polygon","coordinates":[[[-75.174881494,39.91706111],[-75.174873777,39.917103527],[-75.174732609,39.917085431],[-75.17474159,39.917044011],[-75.174881494,39.91706111]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2025-022090","type":"Fire Alarm Certification","inspectionDate":"2025-07-09","result":"Certified","expirationDate":"2026-07-09","buildingId":"1525451"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":2,"lotArea":618,"zoning":"CMX1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2700 S 16TH ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A THIRD STORY ADDITION TO AN EXISTING TWO (2) STORY ATTACHED STRUCTURE FOR THE EXTENSION OF AN EXISTING TANNING SALON ON THE SECOND FLOOR IN THE SAME BUILDING WITH AN EXISTING TAKE-OUT RESTAURANT ON THE FIRST FLOO","status":"OPEN","outcome":"Granted with conditions","date":"2009-05-06","number":"7202","relatedPermit":"171307"},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Withdrawn","date":"2024-06-28","number":"HA-2023-003192","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":189000,"taxable":189000},{"y":2017,"v":189000,"taxable":189000},{"y":2018,"v":165100,"taxable":165100},{"y":2020,"v":171200,"taxable":171200},{"y":2021,"v":171200,"taxable":171200},{"y":2022,"v":171200,"taxable":171200},{"y":2023,"v":239800,"taxable":239800},{"y":2024,"v":239800,"taxable":239800},{"y":2025,"v":239800,"taxable":239800},{"y":2026,"v":239800,"taxable":239800},{"y":2027,"v":251600,"taxable":251600}],"taxNow":3357,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"157892","date":"2008-06-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-06-11","scope":"ERECTION OF THREE (3) ACCESSORY SIGNS TWO FOR THE PIZZA SHOP ONE FOR THE TANNING SALON."},{"number":"171307","date":"2009-05-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-05-13","scope":"FOR THE ERECTION OF A THIRD STORY ADDITION TO AN EXISTING TWO (2) STORY ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION.FOR THE EXTENSION OF AN EXISTING TANNING SALON ON THE SECOND FLOOR IN THE SAME BUILDING WITH AN EXISTING TAKE-OUT RESTAURANT ON THE FIRST FLOOR."},{"number":"330653","date":"2011-06-24","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"CONSTRUCTION OF A 3RD FLOOR ADDITION"},{"number":"PP-2024-006973","date":"2024-06-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-26","scope":"Replace an existing backflow preventer with a new device."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"appeal","w":"Appeal granted with conditions"},{"y":2009,"k":"permit","w":"Zoning/use"},{"y":2011,"k":"permit","w":"Addition"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"viol","w":"5 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"appeal","w":"Appeal withdrawn"},{"y":2024,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"201736","type":"Food Preparing and Serving","status":"Inactive","businessName":"MJMAT INC (CITY PIZZA)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-11-10","latestIssueDate":"2023-08-23","expirationDate":"2024-04-30","inactiveDate":"2024-06-29"},{"number":"418277","type":"Dumpster License - Private Property","status":"Inactive","businessName":"MJMAT INC (CITY PIZZA)","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2007-07-25","latestIssueDate":"2010-07-19","expirationDate":"2011-07-31","inactiveDate":"2012-05-23"},{"number":"448457","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"MJMAT INC (CITY PIZZA)","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2008-06-11","latestIssueDate":"2008-06-11","expirationDate":"2009-03-31","inactiveDate":"2011-12-14"},{"number":"515644","type":"Dumpster License - Private Property","status":"Inactive","businessName":"MJMAT INC (CITY PIZZA)","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-09-28","latestIssueDate":"2012-06-16","expirationDate":"2013-07-31","inactiveDate":"2012-09-26"},{"number":"574487","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"MJMAT INC (CITY PIZZA)","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2012-10-01","latestIssueDate":"2016-04-30","expirationDate":"2017-03-31","inactiveDate":"2017-05-30"}],"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":["5 open L&I violations","failed L&I inspection activity in 2023, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["1 permit event 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":"Use permit #157892: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 330653 (EXPIRED).","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":"violations","level":"attention","title":"5 open L&I violations","finding":"12 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 9, 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 28, 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":"Food Preparing and Serving #201736: Inactive since Jun 29, 2024; Dumpster License - Private Property #418277: Inactive since May 23, 2012; Dumpster License - Public ROW #448457: Inactive since Dec 14, 2011; Dumpster License - Private Property #515644: Inactive since Sep 26, 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 commercial. 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/"}]}