{"asOf":"2026-07-28T06:05:50.347Z","block":"700-799 GLENGARRY RD","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-glengarry-rd","address":"717 GLENGARRY RD","parcelNumber":"092193400","source":"https://property.phila.gov/?p=092193400","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"A31","buildingCodeNew":"06","buildingClass":"DET 2 STY MASONRY+OTHER","buildingClassNew":"CONTEMPORARY","useLabel":"House","owner":"SMITH SHERMAN W III","coOwner":"SMITH RENEE NUNLEY","marketValue":1741500,"landAssessment":348300,"improvementAssessment":1393200,"livableArea":4056,"yearBuilt":1964,"lastSale":{"price":985000,"date":"2021-08-09T04:00:00Z"},"openViolations":0,"violations":[{"number":"4565619","date":"2018-01-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4565620","date":"2018-01-22","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211945329","date":"2018-02-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-05-31","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"211977736","date":"2019-11-19","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-05-22","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"619281","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-01-22","completedDate":"2019-02-06","violations":[{"number":"4565619","date":"2018-01-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4565620","date":"2018-01-22","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"623415","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2018-02-26","completedDate":"2023-05-31","violations":[{"number":"211945329","date":"2018-02-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-05-31","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"716789","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-11-21","completedDate":"2023-05-22","violations":[{"number":"211977736","date":"2019-11-19","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-05-22","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2018,"n":3,"worst":null},{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"623415","date":"2018-02-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"623415","date":"2018-04-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"623415","date":"2018-07-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"716789","date":"2019-11-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"716789","date":"2020-01-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"716789","date":"2020-02-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"716789","date":"2023-05-22","type":null,"status":"PASSED"},{"caseNumber":"623415","date":"2023-05-31","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2023,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.062383396207665,"lng":-75.218622837073,"geom":{"type":"Polygon","coordinates":[[[-75.218095653,40.062458207],[-75.218183994,40.062270507],[-75.218246152,40.062056988],[-75.218866437,40.062173255],[-75.219193633,40.062501965],[-75.218843916,40.062708264],[-75.218095653,40.062458207]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":null,"baths":null,"stories":2,"lotArea":42253,"zoning":"RSD1","grade":"A","basement":null,"heater":"H","centralAir":true,"extCond":"4","intCond":"4","garage":null,"homestead":true,"mail":"717 GLENGARRY RD, PHILADELPHIA PA, 19118","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":721800,"taxable":691800,"land":84500,"improvement":637300,"taxableLand":84500,"taxableImprovement":607300,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":721800,"taxable":691800,"land":216540,"improvement":505260,"taxableLand":216540,"taxableImprovement":475260,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":721800,"taxable":691800,"land":216540,"improvement":505260,"taxableLand":216540,"taxableImprovement":475260,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":900200,"taxable":860200,"land":270060,"improvement":630140,"taxableLand":270060,"taxableImprovement":590140,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":862500,"taxable":817500,"land":258750,"improvement":603750,"taxableLand":258750,"taxableImprovement":558750,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":862500,"taxable":817500,"land":258750,"improvement":603750,"taxableLand":258750,"taxableImprovement":558750,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":862500,"taxable":817500,"land":258750,"improvement":603750,"taxableLand":258750,"taxableImprovement":558750,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":555600,"taxable":475600,"land":111120,"improvement":444480,"taxableLand":111120,"taxableImprovement":364480,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":555600,"taxable":475600,"land":111120,"improvement":444480,"taxableLand":111120,"taxableImprovement":364480,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":1352200,"taxable":1252200,"land":270400,"improvement":1081800,"taxableLand":270400,"taxableImprovement":981800,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":1352200,"taxable":1252200,"land":270400,"improvement":1081800,"taxableLand":270400,"taxableImprovement":981800,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":1741500,"taxable":1641500,"land":348300,"improvement":1393200,"taxableLand":348300,"taxableImprovement":1293200,"exemptLand":0,"exemptImprovement":100000}],"taxNow":17528,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-009605","date":"2022-09-01","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-07-06","scope":"FOR THE ERECTION OF AN ADDITION AT THE REAR OF AN EXISTING DETACHED STRUCTURE, AND ROOF DECK ACCESSED FROM THE SECOND FLOOR. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"GM-2022-009041","date":"2022-10-24","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2022-11-15","scope":"For the interior demolition of non-bearing partition walls and ceiling in accordance with the attached EZ Permit Interior Demolition Standard. Failure to comply with the attached EZ Permit Interior Demolition Standard shall result in revocation of this permit. Interior work only. No exterior work permitted as part of this permit as per PHC."},{"number":"RP-2022-005729","date":"2022-12-02","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2026-07-06","scope":"For the erection of a second floor addition above an existing detached structure. For the erection of an addition at the rear of the structure that include a roof deck accessed from the second floor level. Interior alterations throughout. Size and locations per plans. Separate permits are required for all associated Mechanical, Electrical, and Plumbing work. Philadelphia Historic Commission approval required for the finished used for the exterior front façade restoration. The listed contractor is a Sole Proprietor with no employees. All sub-contractors must be added to this permit prior to the start of work. Amend Permit 6/30/26 to document the change in Design Professional in Responsible Charge of Special Inspections."},{"number":"PP-2024-007218","date":"2024-05-20","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-07-06","scope":"5.5 baths, 1 kit,1 hwh,1 washer, storm / sanitary, ct, fai, md, curb in For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"MP-2024-001684","date":"2024-08-07","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-07-06","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2024-007973","date":"2024-08-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-04-21","scope":"INSTALL 200-amp SERVICE, WIRING THROUGHOUT, INSTALL LIGHT FIXTURES, OUTLETS, SWITCHES, SMOKE DETECTORS, GROUNDING."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"insp","w":"Inspection failed ×2"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"sale","p":985000},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"Inspection passed ×2"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 6 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2022, 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 31, 2023.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 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"}]}