{"asOf":"2026-07-24T06:11:43.545Z","block":"4200-4299 WESTMINSTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4200-4299-westminster-ave","address":"4254 WESTMINSTER AVE","parcelNumber":"062093300","source":"https://property.phila.gov/?p=062093300","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":null,"buildingClass":"ROW 2 STY MASONRY","buildingClassNew":null,"useLabel":"Vacant lot","owner":"GINYARD LORRAINE G","coOwner":null,"marketValue":47400,"landAssessment":47400,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2002-06-04T04:00:00Z"},"openViolations":0,"violations":[{"number":"3932691","date":"2016-04-21","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3932693","date":"2016-04-21","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3932694","date":"2016-04-21","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3932692","date":"2016-04-21","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-071009","date":"2022-09-20","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2022-11-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-071010","date":"2022-09-20","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-11-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-071011","date":"2022-09-20","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-11-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-071012","date":"2022-09-20","code":"PM15-304.1(I)","title":"EXTERIOR FLOORING","status":"COMPLIED","resolutionDate":"2022-11-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"529271","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2016-04-22","completedDate":"2017-04-06","violations":[{"number":"3932691","date":"2016-04-21","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3932693","date":"2016-04-21","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3932694","date":"2016-04-21","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3932692","date":"2016-04-21","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-096754","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-09-20","completedDate":"2024-05-04","violations":[{"number":"VI-2022-071009","date":"2022-09-20","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2022-11-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-071010","date":"2022-09-20","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-11-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-071011","date":"2022-09-20","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-11-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-071012","date":"2022-09-20","code":"PM15-304.1(I)","title":"EXTERIOR FLOORING","status":"COMPLIED","resolutionDate":"2022-11-21","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2016,"n":4,"worst":"EXTERIOR STRUCT UNSAFE COND 8"},{"y":2022,"n":4,"worst":null}],"investigations":[{"caseNumber":"15602","date":"2003-08-28","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"529271","date":"2016-04-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"529271","date":"2016-05-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"529271","date":"2017-04-06","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2022-096754","date":"2022-09-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-096754","date":"2024-05-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":0,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96962744476835,"lng":-75.20998538999453,"geom":{"type":"Polygon","coordinates":[[[-75.209994816,39.969521483],[-75.210030682,39.969728285],[-75.209977096,39.969734304],[-75.209939362,39.969528187],[-75.209994816,39.969521483]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":null,"lotArea":1150,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"4246 WESTMINSTER AVE, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":35000,"taxable":35000,"land":5059,"improvement":29941,"taxableLand":5059,"taxableImprovement":29941,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":16300,"taxable":16300,"land":3700,"improvement":12600,"taxableLand":3700,"taxableImprovement":12600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":16300,"taxable":16300,"land":3700,"improvement":12600,"taxableLand":3700,"taxableImprovement":12600,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":23200,"taxable":23200,"land":5266,"improvement":17934,"taxableLand":5266,"taxableImprovement":17934,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":24100,"taxable":24100,"land":5422,"improvement":18678,"taxableLand":5422,"taxableImprovement":18678,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":24100,"taxable":24100,"land":5422,"improvement":18678,"taxableLand":5422,"taxableImprovement":18678,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":24100,"taxable":24100,"land":5422,"improvement":18678,"taxableLand":5422,"taxableImprovement":18678,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":10000,"taxable":10000,"land":2000,"improvement":8000,"taxableLand":2000,"taxableImprovement":8000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":10000,"taxable":10000,"land":2000,"improvement":8000,"taxableLand":2000,"taxableImprovement":8000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":8000,"taxable":8000,"land":8000,"improvement":0,"taxableLand":8000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":8000,"taxable":8000,"land":8000,"improvement":0,"taxableLand":8000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":47400,"taxable":47400,"land":47400,"improvement":0,"taxableLand":47400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":112,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"711130","date":"2016-08-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-04-06","scope":"FOR LEVEL III ALTERATIONS TO AN EXISTING TWO STORY ATTACHED STRUCTURE FOR USE AS A SINGLE FAMILY DWELLING TO COMPLETE STRUCTURAL ALTERATIONS DUE TO DANGEROUS CONDITIONS. ALL WORK TO BE COMPLETED AS PER STRUCTURAL REPORT AND PLANS SIGNED AND SEALED BY STRUCTURAL ENGINEER. BUILDING TO BE FULLY SPRINKLERED DUE TO THE REPLACEMENT OF 2/3 OF FLOOR/ROOF JOISTS. STRUCTURAL ENGINEER: TREVOR HENRY P.E TO BE ON SITE DURING STRUCTURAL WORK. IF FIELD CONDITIONS VARY CONTACT STRUCTURAL ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR INTERIOR FITOUT AND CERTIFICATE OF OCCUPANCY OF THE STRUCTURE. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"DP-2022-001455","date":"2022-10-19","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2022-11-25","scope":"For the complete demolition of a SFD as part of the City of Philadelphia demolition program. * Add'l specs: No sidewalk. (1) stucco c/w 4252 Westminster and erosion control mat with topsoil and seed to be completed by third party contractor. Repair shared wall at roof line and chimney c/w 4252 Westminster."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"viol","w":"4 L&I violations incl EXTERIOR STRUCT UNSAFE COND 8"},{"y":2016,"k":"insp","w":"Inspection failed ×2"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2017,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"viol","w":"4 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"permit","w":"Minor Demolition"},{"y":2022,"k":"demo"},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 8 historical violations across 2 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 4, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"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/"}],"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/"}]}