{"asOf":"2026-07-10T17:57:40.432Z","block":"200-299 S 16TH ST","blockUrl":"https://blockreport.homes/block/200-299-s-16th-st","address":"256 S 16TH ST","parcelNumber":"883706100","source":"https://property.phila.gov/?p=883706100","ownerType":"investor","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"HOTEL/RM HSE 3.5 STY MAS","useLabel":"Hotel","owner":"DWIGHT D LLC","coOwner":null,"marketValue":1141500,"livableArea":4280,"yearBuilt":1840,"lastSale":{"price":1350000,"date":"2015-08-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"2731241","date":"2013-01-28","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2731240","date":"2013-01-28","code":"A-301.1/34","title":"PERMB- INSTALL INT PARTITIONS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3061225","date":"2014-01-14","code":"A-302.9/55","title":"PERMP REVK- ISSUED IN ERROR","status":"RESOLVE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"367220","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2013-01-28","completedDate":"2013-04-08","violations":[{"number":"2731241","date":"2013-01-28","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2731240","date":"2013-01-28","code":"A-301.1/34","title":"PERMB- INSTALL INT PARTITIONS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"479473","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3061225","date":"2014-01-14","code":"A-302.9/55","title":"PERMP REVK- ISSUED IN ERROR","status":"RESOLVE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2014,"n":1,"worst":null}],"investigations":[{"caseNumber":"367220","date":"2013-01-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"367220","date":"2013-03-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"367220","date":"2013-04-08","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2013,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94794101079234,"lng":-75.1681925909739,"geom":{"type":"Polygon","coordinates":[[[-75.167995951,39.947952235],[-75.168008289,39.947899268],[-75.168453019,39.947940438],[-75.168447231,39.947966534],[-75.168267352,39.947944286],[-75.168260018,39.947985178],[-75.167995951,39.947952235]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2021-006530","type":"Fire Alarm Certification","inspectionDate":"2021-08-30","result":"Certified","expirationDate":"2022-08-30","buildingId":"1455939"},{"number":"BC-2020-000183","type":"Sprinkler Certification","inspectionDate":"2023-02-09","result":"Certified","expirationDate":"2024-02-09","buildingId":"1455939"},{"number":"BC-2023-021816","type":"Fire Alarm Certification","inspectionDate":"2023-08-29","result":"Certified","expirationDate":"2024-08-29","buildingId":"1455939"},{"number":"BC-2024-028664","type":"Fire Alarm Certification","inspectionDate":"2024-08-28","result":"Certified","expirationDate":"2025-08-28","buildingId":"1455939"},{"number":"BC-2026-011252","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-10-14","result":"Certified","expirationDate":"2026-10-14","buildingId":"1455939"},{"number":"BC-2026-011251","type":"Fire Alarm Certification","inspectionDate":"2025-10-14","result":"Certified","expirationDate":"2026-10-14","buildingId":"1455939"},{"number":"BC-2026-002576","type":"Sprinkler Certification","inspectionDate":"2025-12-22","result":"Certified","expirationDate":"2026-12-22","buildingId":"1455939"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19102","beds":null,"baths":null,"stories":null,"lotArea":2070,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 30158, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A BEAUTY SALON TO INCLUDE MANICURE AND PEDICURE (NO MASSAGE) WITH ACCESSORY OFICES AND STORAGE THROUGHOUT AN EXISTING FOUR (4) STORY STRUCTURE.","status":"OPEN","outcome":"Granted with conditions","date":"2007-11-07","number":"3783","relatedPermit":"100938"},{"type":"Building standards appeal","grounds":"ON 1/04/2013, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #438670.","status":"OPEN","outcome":"APPROVED","date":"2013-03-19","number":"19955","relatedPermit":"438670"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":903400,"taxable":903400},{"y":2018,"v":828200,"taxable":828200},{"y":2019,"v":1359300,"taxable":1359300},{"y":2020,"v":1393200,"taxable":1393200},{"y":2021,"v":1393200,"taxable":1393200},{"y":2022,"v":1393200,"taxable":1393200},{"y":2023,"v":1243400,"taxable":1243400},{"y":2024,"v":1243400,"taxable":1243400},{"y":2025,"v":1243400,"taxable":1243400},{"y":2026,"v":1243400,"taxable":1243400},{"y":2027,"v":1141500,"taxable":1141500}],"taxNow":17405,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"115789","date":"2007-11-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-06-28","scope":"INSTALL (14) DEDICATED 20 AMP CIRCUITS, (9) EMERGENCY LIGHTS, (6) EXIT SIGNS (NOT A TOTAL REWIRE). (CC DIST)"},{"number":"100938","date":"2007-11-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-11-15","scope":"A BEAUTY SALON TO INCLUDE MANICURE AND PEDICURE 9NO MASSAGE) WITH ACCESSORY OFFICES AND STORAGE THROUGHOUT AN EXISTING FOUR(4) STORY STRUCTURE. (NO SIGNS ON THIS PERMIT)."},{"number":"120845","date":"2007-12-11","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-06-30","scope":"REPAIRS TO EXISTING PIPE CHASES( MUST MAINTAIN REQUIRED FIRE RATINGS), PAINT INTERIOR OF BUILDING, NEW CARPET IN BASEMENT, CONSTRUCT NEW WIRE/PIPE SOFFITS ( MAY NOT PENETRATE FIRE RATED ASSEMBLIES, REPLACE INTERIOR FOYER DOOR. NO SIGNAGE, WINDOWS OR EXTERIOR DOORS ON THIS PERMIT"},{"number":"121701","date":"2007-12-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-07-08","scope":"INSTALL NEW 3\" STACKS FOR (6) SINKS & WATER LINES, REPLACEMENT OF EXISTING SINKS & FAUCETS, INSTALLATION OF NEW SINKS & FAUCETS, NEW WATER HEATER"},{"number":"437710","date":"2012-11-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-11-27","scope":"FOR USE AS COMMERCIAL SERVICES FOR VISITOR ACCOMMODATIONS."},{"number":"438670","date":"2013-04-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-07-17","scope":"FOR DEMOLITION OF INTERIOR PARTITIONS & FOR A COMPLETE CHANGE IN OCCUPANCY CLASSIFICATION WITH ALTERATIONS THROUGHOUT AN EXISTING FOUR (4) STORY COMMERCIAL BUILDING TO INCLUDE ERECTION OF INTERIOR PARTITIONS FOR TOILET ROOM, CONFERENCE ROOM, & SLEEPING ROOM SPACES, & INSTALLATION OF INTERIOR DOOR ASSEMBLIES; BUILDING TO BE FULLY SPRINKLERED. ALL WORK IN ACCORDANCE WITH PLANS APPROVED BY THE CITY OF PHILADELPHIA HISTORICAL COMMISSION DATED 01.08.13."},{"number":"468272","date":"2013-04-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL WIRING 3-NEW BATHROOMS, RELOCATE WIRES, INSTALL NEW LGT FIXTURES IN EXISTING LOCATION, ADD NEW SMOKE DETECTOR INTO EXISTING SMOKE DETECTORS AS PER NEC 2008 (SFD)"},{"number":"479473","date":"2013-06-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-03-04","scope":"REPIPE DRAIN, 2-WATER LINES IN 3 EXISTING BATHROOMS (SFD)"},{"number":"495673","date":"2013-10-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-07-14","scope":"TO INSTALL SPLIT SYSTEM DUCTLESS HEAT PUMPS AND FOR THE INSTALLATION OF EXHAUSTS SYSTEMS FOR NEW BATHROOMS."},{"number":"502160","date":"2013-11-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-23","scope":"INSTALL VISTA FIRE PANEL 1 KEYPAD,9 HORNS,3 HORN STROBES,3 PULL STATIONS TIE TO SPRINKLER PER 2008 NEC & NFPA 72 (HOTEL)"},{"number":"495541","date":"2013-12-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-07-14","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE W. BACKFLOW PREVENTOR (BFP) ASSEMBLY AND FOR INSTALLATION OF A FIRE SUPPRESSION SYSTEM AS PER NFPA 13R & NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS."},{"number":"PP-2024-006657","date":"2024-05-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-14","scope":"Curb trap, fresh air inlet, main drain"},{"number":"ZP-2025-008199","date":"2025-09-05","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Unity of Use; Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2025-005645","date":"2026-02-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS AND CHANGE OF OCCUPANCY AT BASEMENTS OF 256-258 S 16TH STREET. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"FP-2026-000497","date":"2026-03-18","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-05-05","scope":"Rough-In Permit for FP-2026-000467 SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS PER NPFA 13 SUPPLY AND INSTALL ALL REQUIRED PIPING HANGERS AND FITTINGS PER NFPA 13"},{"number":"EP-2026-002178","date":"2026-04-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-07-06","scope":"Furnish and install electric for (2) bathrooms To include Wire and install (2) single pole switches Wire and install (2) LED high hats Wire and install (2) emergency wall packs Wire and install (2) GFCI outlets Wire and install power for (1) booster pump"},{"number":"FP-2026-000467","date":"2026-05-04","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 IN THE BASEMENT AND FIRST FLOOR OF AN EXISTING BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2.5\" WILKINS 350AST BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2026-003023","date":"2026-05-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF FIRE ALARM SYSTEM IN THE BASEMENT AND FIRST FLOOR .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72."}],"storyTag":"Improved","storyDelta":0.08,"timeline":[{"y":2013,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2015,"k":"sale","p":1350000},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Rough-In"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"0969076","type":"Rental","status":"Active","businessName":"Dwight D LLC","revenueCode":"3202","rentalCategory":"Hotel","units":6,"issuedDate":"2025-01-09","latestIssueDate":"2026-01-08","expirationDate":"2027-01-08","inactiveDate":null}],"units":6,"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":["7 permit events 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 #100938: 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":"3 permits not marked completed: CP-2025-005645 (Issued), FP-2026-000467 (Issued), EP-2026-003023 (Issued).","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 1840 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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 8, 2013.","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 2 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Oct 14, 2026; Sprinkler Certification: Certified through Dec 22, 2026; Emergency and Standby Power Systems Certification: Certified through Oct 14, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}