{"asOf":"2026-07-22T20:00:30.180Z","block":"500-599 E GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-e-girard-ave","address":"532 E GIRARD AVE","parcelNumber":"181340800","source":"https://property.phila.gov/?p=181340800","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O40","buildingCodeNew":"26","buildingClass":"ROW 2.5 STY MASONRY","buildingClassNew":"ROW RIVER ROW","useLabel":"House","owner":"ROKHVARG INNA","coOwner":null,"marketValue":430400,"landAssessment":86080,"improvementAssessment":344320,"livableArea":1400,"yearBuilt":1915,"lastSale":{"price":374000,"date":"2023-05-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"475924","date":"2007-01-25","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"475922","date":"2007-01-25","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"475923","date":"2007-01-25","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"771930","date":"2007-10-22","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"771931","date":"2007-10-22","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"771932","date":"2007-10-22","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"771933","date":"2007-10-22","code":"A-301.1/26","title":"PERMB- REPL ROOF COVERING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"771936","date":"2007-10-22","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-014155","date":"2026-03-12","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2026-03-12","resolution":"SVN ISSUED"}],"violationCases":[{"number":"99426","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-01-25","completedDate":"2007-04-09","violations":[{"number":"475924","date":"2007-01-25","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"475922","date":"2007-01-25","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"475923","date":"2007-01-25","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"131976","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2007-10-23","completedDate":"2008-01-28","violations":[{"number":"771930","date":"2007-10-22","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"771931","date":"2007-10-22","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"771932","date":"2007-10-22","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"771933","date":"2007-10-22","code":"A-301.1/26","title":"PERMB- REPL ROOF COVERING","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"131980","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2007-10-23","completedDate":"2008-01-28","violations":[{"number":"771936","date":"2007-10-22","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-022664","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-03-12","completedDate":null,"violations":[{"number":"VI-2026-014155","date":"2026-03-12","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2026-03-12","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2007,"n":8,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"80147","date":"2006-09-20","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"99426","date":"2007-01-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"99426","date":"2007-02-12","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"131976","date":"2007-10-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"131980","date":"2007-10-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"131976","date":"2007-12-14","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"131980","date":"2007-12-14","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"131976","date":"2008-01-28","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"131980","date":"2008-01-28","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2026-022664","date":"2026-03-12","type":null,"status":null}],"inspYears":[{"y":2007,"fails":3,"passes":3},{"y":2008,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97095150841141,"lng":-75.12737386527438,"geom":{"type":"Polygon","coordinates":[[[-75.12733775,39.97082767],[-75.127464844,39.971056126],[-75.127409955,39.9710751],[-75.127336085,39.970943179],[-75.127283312,39.970846282],[-75.12733775,39.97082767]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-008676","type":"Fire Alarm Certification","inspectionDate":"2025-03-15","result":"Certified","expirationDate":"2026-03-15","buildingId":"1030371"},{"number":"BC-2025-023749","type":"Fire Alarm Certification","inspectionDate":"2025-04-03","result":"Certified","expirationDate":"2026-04-03","buildingId":"1030371"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":3,"baths":1,"stories":3,"lotArea":1447,"zoning":"CMX2","grade":"C","basement":"C","heater":"A","centralAir":false,"extCond":"4","intCond":"3","garage":null,"homestead":false,"mail":"532 E GIRARD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":196400,"taxable":196400,"land":25181,"improvement":171219,"taxableLand":25181,"taxableImprovement":171219,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":196400,"taxable":196400,"land":58920,"improvement":137480,"taxableLand":58920,"taxableImprovement":137480,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":196400,"taxable":196400,"land":58920,"improvement":137480,"taxableLand":58920,"taxableImprovement":137480,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":302400,"taxable":302400,"land":90720,"improvement":211680,"taxableLand":90720,"taxableImprovement":211680,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":325800,"taxable":325800,"land":97740,"improvement":228060,"taxableLand":97740,"taxableImprovement":228060,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":325800,"taxable":325800,"land":97740,"improvement":228060,"taxableLand":97740,"taxableImprovement":228060,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":325800,"taxable":325800,"land":97740,"improvement":228060,"taxableLand":97740,"taxableImprovement":228060,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":388800,"taxable":388800,"land":77760,"improvement":311040,"taxableLand":77760,"taxableImprovement":311040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":388800,"taxable":388800,"land":77760,"improvement":311040,"taxableLand":77760,"taxableImprovement":311040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":413400,"taxable":413400,"land":82680,"improvement":330720,"taxableLand":82680,"taxableImprovement":330720,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":413400,"taxable":413400,"land":82680,"improvement":330720,"taxableLand":82680,"taxableImprovement":330720,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":430400,"taxable":430400,"land":86080,"improvement":344320,"taxableLand":86080,"taxableImprovement":344320,"exemptLand":0,"exemptImprovement":0}],"taxNow":5787,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"111051","date":"2007-10-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":null,"scope":"\"APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED FEBRUARY, 2007. DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES.\""},{"number":"119897","date":"2007-12-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-08-05","scope":"REMOVE DAMAGE TUB, TOILET, BASIN. REMOVE & REPLACE K/S & LAUNDRY TUB ON FIRST FLOOR."},{"number":"531660","date":"2014-04-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-04-23","scope":"REPLACE CURB TRAP AND 15' OF MAIN INTO HOUSE PA20141112480 (SFD)"},{"number":"ZP-2023-005938","date":"2023-06-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-04-29","scope":"FOR PARTIAL DEMOLITION EXISTING ONE-STORY REAR PORTION AND 2ND FLOOR ROOF AND DEMOLISH EXISTING 3RD FLOOR DORMER AND ROOF. FOR ERECTION OF THREE STORY ADDITIONS AS PART OF AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"GM-2023-005009","date":"2023-07-12","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Issued","completedDate":null,"scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations; including underpinning, excavation and removed of foundation slab. Separate Streets Department permit required for sidewalk and street closures."},{"number":"CP-2023-004604","date":"2024-01-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-04-29","scope":"FOR PARTIAL DEMOLITION EXISTING ONE-STORY REAR PORTION AND 2ND FLOOR ROOF AND DEMOLISH EXISTING 3RD FLOOR DORMER AND ROOF. FOR ERECTION OF THREE STORY ADDITIONS AS PART OF AN EXISTING ATTACHED STRUCTURE AS PER APPROVED PLANS. FOR BUSINESS AND PROFESSIONAL OFFICE ON FRONT FIRST FLOOR (MUST OCCUPY 100% OF THE GROUND FLOOR FRONTAGE WITH A MINIMUM DEPTH OF 30') AND MULTI-FAMILY HOUSEHOLD LIVING THREE (3) DWELLING UNITS ON REAR , SECOND AND THIRD FLOOR. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. SEPARATE PERMITS REQUIRED FOR MEP AND FP WORK."},{"number":"FP-2024-001739","date":"2024-08-14","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-09-25","scope":"Rough-In Permit for FP-2024-001725 Add new sprinkler system"},{"number":"MP-2024-002907","date":"2024-08-25","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-04-29","scope":"FOR THE INSTALLATION OF APPLIANCES NOT CONNECTED VIA DUCTWORK; INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH 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":"PP-2024-008814","date":"2024-09-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-04-29","scope":"installation of plumbing system for 3 toilets 3 lavs 2 tub/shower 2 laundry 3 water heaters 1 hose bibb"},{"number":"FP-2024-001725","date":"2024-09-26","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-04-29","scope":"FOR THE INSTALLATION OF A 2-INCH FIRE SERVICE LINE FOR AN AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2024-008922","date":"2024-12-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-09-11","scope":"INSTALL A 600 AMP SERVICE, (5) GANG METE BANK, (4) 125 AMP PANELS & FEEDERS, (1) 60 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS COMMERCIAL SPACE & THREE DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT.INSTALL A FIRE ALARM SYSTEM THROUGHOUT.ALL WORK IN ACCODEANCE WITH THE 2017 NEC."}],"storyTag":"New construction","storyDelta":0.59,"timeline":[{"y":2015,"k":"sale","p":235000},{"y":2021,"k":"sale","p":380000},{"y":2023,"k":"sale","p":374000},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"}],"rented":false,"licenses":[{"number":"681017","type":"Rental","status":"Closed","businessName":"HANH NGUYEN","legalName":"HANH NGUYEN","address":"532 E GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2015-10-19","latestIssueDate":"2017-04-07","expirationDate":"2017-10-31","inactiveDate":"2017-12-30"},{"number":"777398","type":"Rental","status":"Inactive","businessName":"HANH NGUYEN","legalName":"HANH NGUYEN","address":"532 E GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2018-05-19","latestIssueDate":"2018-05-19","expirationDate":"2019-05-18","inactiveDate":"2019-07-17"}],"licenseActivity":[{"number":"777398","type":"Rental","businessName":"HANH NGUYEN","legalName":"HANH NGUYEN","issuedDate":"2015-10-19","latestIssueDate":"2018-05-19","closureDate":"2019-07-17","expirationDate":"2019-05-18","inactiveDate":"2019-07-17","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 8 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2023, 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: GM-2023-005009 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Apr 3, 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":"3 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was unlabeled on Mar 12, 2026.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 4 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"}]}