{"asOf":"2026-07-27T13:09:15.433Z","block":"1800-1899 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-germantown-ave","address":"1832 GERMANTOWN AVE","parcelNumber":"183000088","source":"https://property.phila.gov/?p=183000088","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SD","buildingCodeNew":null,"buildingClass":"VACANT LAND COMMER ACRE+","buildingClassNew":null,"useLabel":"Vacant lot","owner":"1832 GERMANTOWN LLC","coOwner":null,"marketValue":900000,"landAssessment":900000,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1812500,"date":"2025-08-07T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-027093","date":"2020-08-12","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2020-09-21","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-001510","date":"2023-01-09","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-02-18","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-084962","date":"2025-10-28","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-11-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-084963","date":"2025-10-28","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-11-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"CF-2020-049389","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2020-08-12","completedDate":"2020-09-21","violations":[{"number":"VI-2020-027093","date":"2020-08-12","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2020-09-21","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-001982","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2023-01-09","completedDate":"2023-02-21","violations":[{"number":"VI-2023-001510","date":"2023-01-09","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-02-18","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2025-118367","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-28","completedDate":"2025-11-17","violations":[{"number":"VI-2025-084962","date":"2025-10-28","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-11-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-084963","date":"2025-10-28","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-11-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2020,"n":1,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2020-049389","date":"2020-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-049389","date":"2020-09-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-001982","date":"2023-01-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-001982","date":"2023-01-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-118367","date":"2025-10-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-118367","date":"2025-11-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-118367","date":"2025-11-17","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":1,"passes":1},{"y":2023,"fails":2,"passes":0},{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97940999335684,"lng":-75.14394061462578,"geom":{"type":"Polygon","coordinates":[[[-75.14340496,39.979297623],[-75.144134353,39.979167376],[-75.144161967,39.979273452],[-75.144109435,39.979283121],[-75.144143634,39.979418298],[-75.144788863,39.979299539],[-75.144766962,39.979416774],[-75.14349451,39.97965098],[-75.14340496,39.979297623]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":null,"lotArea":33538,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"8 SHADY PINES DR, PERKASIE PA, 18944","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit for the erection of a semi-detached structure with a roof deck and roof deck access structures (2). Sizes and locations as shown in the plan. For use as \nmulti-family household living for eighty-nine (89) dwelling units, one (1) vaca","status":"Completed","outcome":"Granted with conditions","date":"2024-04-03","number":"ZP-2023-002748","relatedPermit":"ZP-2023-002748"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":875000,"taxable":875000,"land":875000,"improvement":0,"taxableLand":875000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":900000,"taxable":900000,"land":900000,"improvement":0,"taxableLand":900000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":12248,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2023-006310","date":"2023-09-19","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT (PREMISES F or 1832-46 GERMANTOWN AVE,) FROM FIVE (5) LOTS (1832-34, 1836, 1838, 1840, AND 1842-46 GERMANTOWN AVE) AS SHOWN ON APPLICATION/PLANS."},{"number":"ZP-2023-002748","date":"2024-02-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of a semi-detached structure with a roof deck and roof deck access structures (2). Sizes and locations as shown in the plan. For use as Multi-family household living for eighty-nine (89) dwelling units, one (1) vacant commercial space (separate use registration permit required prior to occupancy) and thirty-four (34) parking spaces to include one (1) accessible parking space, one (1) van accessible parking space and two (2) electric parking spaces. Thirty (30) class 1a bicycle parking spaces to be provided. **Amended as of 9/30/2025 for the removal of the roof deck previously proposed**"},{"number":"CP-2025-006372","date":"2026-04-21","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A FIVE (5) STORY SEMI-DETACHED STRUCTURE OF TYPE III-B CONSTRUCTION (WITH FIRE-RETARDANT-TREATED WOOD FRAMING AND SHEATHING) FOR USE AS ONE (1) VACANT COMMERCIAL SPACE (SEPARATE PERMITS REQUIRED PRIOR TO FIT-OUT AND ISSUANCE OF C.O.) AND EIGHTY-NINE (89) DWELLING UNITS (GROUP R-2) WITH ACCESSORY PARKING AND CLASS 1A BICYCLE PARKING. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. STANDPIPES TO BE INSTALLED IN INTERIOR EXIT STAIRWAYS IN ACCORDANCE WITH NFPA 14. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, FIRE SUPPRESSION, AND EXCAVATION WORK. ** HORIZONTAL EXITS TO BE PROVIDED AT THE 2ND THROUGH 5TH FLOORS. ELEVATOR EMERGENCY STANDBY POWER NOT REQUIRED IN ACCORDANCE WITH 2018 IBC SECTION 1009.2.1 EXCEPTION #1.**"},{"number":"SP-2026-000436","date":"2026-04-23","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for CP-2025-006372 FOR EXCAVATION WORK ASSOCIATED WITH NEW CONSTRUCTION OF A FIVE (5) STORY MIXED-USE BUILDING AS PER APPROVED PLANS. WORK TO INCLUDE TEMPORARY EXCAVATION SUPPORT SYSTEM. NO BUILDING CONSTRUCTION APPROVED ON THIS PERMIT. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR BUILDING CONSTRUCTION**"},{"number":"PP-2026-008099","date":"2026-06-16","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL SANITARY AND STORM CTs, FAIs, MDs & 4\" WDP."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"permit","w":"Lot Line Relocation"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"appeal","w":"Appeal granted with conditions"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Excavation"},{"y":2026,"k":"permit","w":"New Construction or Additions"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","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":["5 permit events 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":"Appeal #ZP-2023-002748: Completed · Granted with conditions; related permit ZP-2023-002748.","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-2025-006372 (Issued), SP-2026-000436 (Issued), PP-2026-008099 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 17, 2025.","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/"},{"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/"}]}