{"asOf":"2026-07-30T21:40:28.461Z","block":"2500-2599 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-w-girard-ave","address":"2526 W GIRARD AVE","parcelNumber":"291016300","source":"https://property.phila.gov/?p=291016300","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"KINGSGATE PROPERTIES LLC","coOwner":null,"marketValue":567600,"landAssessment":113520,"improvementAssessment":454080,"livableArea":2025,"yearBuilt":1915,"lastSale":{"price":620000,"date":"2020-10-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"211988887","date":"2020-02-07","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":"2024-04-13","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2024-04-13","underAppeal":false,"noticeUrl":null},{"number":"211988886","date":"2020-02-07","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":"2024-04-13","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2024-04-13","underAppeal":false,"noticeUrl":null},{"number":"211988888","date":"2020-02-07","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":"2024-04-13","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2024-04-13","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"723734","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-02-07","completedDate":"2024-04-13","noticeUrl":null,"violations":[{"number":"211988887","date":"2020-02-07","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":"2024-04-13","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2024-04-13","underAppeal":false,"noticeUrl":null},{"number":"211988886","date":"2020-02-07","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"COMPLIED","resolutionDate":"2024-04-13","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2024-04-13","underAppeal":false,"noticeUrl":null},{"number":"211988888","date":"2020-02-07","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":"2024-04-13","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2024-04-13","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2020,"n":3,"worst":null}],"investigations":[{"caseNumber":"723734","date":"2020-02-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"723734","date":"2020-03-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"723734","date":"2024-04-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.973650641486934,"lng":-75.17807660251668,"geom":{"type":"Polygon","coordinates":[[[-75.178071483,39.973551087],[-75.178125876,39.97355877],[-75.178080938,39.973750701],[-75.178028628,39.97374387],[-75.178071483,39.973551087]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":6,"baths":4,"stories":3,"lotArea":1050,"zoning":"RM1","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"2934 OAKFORD ROAD, ARDMORE PA, 19003","mailOut":true,"appeals":[],"taxYears":[{"year":1997,"total":607.14,"principal":0,"interest":499.48,"penalty":33.75},{"year":1998,"total":978.23,"principal":0,"interest":861.99,"penalty":40.87},{"year":1999,"total":817.71,"principal":0,"interest":695.77,"penalty":40.87},{"year":2000,"total":906.85,"principal":0,"interest":791.88,"penalty":40.87},{"year":2001,"total":865.23,"principal":0,"interest":755.39,"penalty":40.87},{"year":2002,"total":833.12,"principal":0,"interest":718.67,"penalty":40.87},{"year":2003,"total":778.34,"principal":1.73,"interest":672.33,"penalty":40.23},{"year":2004,"total":1472.86,"principal":632.56,"interest":692.65,"penalty":44.28},{"year":2006,"total":1352.17,"principal":632.56,"interest":578.79,"penalty":44.28},{"year":2007,"total":1291.82,"principal":632.56,"interest":521.86,"penalty":44.28},{"year":2008,"total":1231.48,"principal":632.56,"interest":464.93,"penalty":44.28},{"year":2009,"total":1171.13,"principal":632.56,"interest":408,"penalty":44.28},{"year":2010,"total":1110.78,"principal":632.56,"interest":351.07,"penalty":44.28},{"year":2011,"total":1152.32,"principal":695.18,"interest":323.25,"penalty":48.66},{"year":2012,"total":1127.02,"principal":721.96,"interest":270.73,"penalty":50.54},{"year":2013,"total":1095.43,"principal":747.91,"interest":213.16,"penalty":52.35},{"year":2014,"total":3131.47,"principal":2266.81,"interest":442.03,"penalty":158.68},{"year":2015,"total":2339.42,"principal":1804.51,"interest":189.47,"penalty":126.32},{"year":2016,"total":877.21,"principal":722.79,"interest":10.84,"penalty":7.23}],"taxNet":23139.73,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":74900,"taxable":44900,"land":7332,"improvement":67568,"taxableLand":7332,"taxableImprovement":37568,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":74900,"taxable":44900,"land":22470,"improvement":52430,"taxableLand":22470,"taxableImprovement":22430,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":74900,"taxable":44900,"land":22470,"improvement":52430,"taxableLand":22470,"taxableImprovement":22430,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":110600,"taxable":70600,"land":33100,"improvement":77500,"taxableLand":33100,"taxableImprovement":37500,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":114400,"taxable":114400,"land":34320,"improvement":80080,"taxableLand":34320,"taxableImprovement":80080,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":114400,"taxable":114400,"land":34320,"improvement":80080,"taxableLand":34320,"taxableImprovement":80080,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":114400,"taxable":114400,"land":34320,"improvement":80080,"taxableLand":34320,"taxableImprovement":80080,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":473800,"taxable":473800,"land":94700,"improvement":379100,"taxableLand":94700,"taxableImprovement":379100,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":473800,"taxable":473800,"land":94700,"improvement":379100,"taxableLand":94700,"taxableImprovement":379100,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":700200,"taxable":700200,"land":140040,"improvement":560160,"taxableLand":140040,"taxableImprovement":560160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":700200,"taxable":700200,"land":140040,"improvement":560160,"taxableLand":140040,"taxableImprovement":560160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":567600,"taxable":567600,"land":113520,"improvement":454080,"taxableLand":113520,"taxableImprovement":454080,"exemptLand":0,"exemptImprovement":0}],"taxNow":9801,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"927996","date":"2018-11-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-11-15","scope":"USE OF AN EXISTING BUILDING AS A TWO (2) FAMILY DWELLING.NO SIGNS ON THIS APPLICATION"},{"number":"927998","date":"2018-12-27","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-10-23","scope":"INTERIOR ALTERATIONS"},{"number":"953242","date":"2019-02-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-03-08","scope":"REPLACE 5\" CURB TRAP FAI 3/4\" WATER SERVICE FROM CURB STOP TO WATER METER"},{"number":"955279","date":"2019-03-07","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-22","scope":"NEW 200AMP SERVICE 3 METERS 3 SUB PANELS 100AMPS 65V RECEPTACLES 30 SWITCHES 12-120V SMOKE DETECTORS 2-220V 30AMP A/C AS PER 2008 NEC"},{"number":"952796","date":"2019-03-12","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-07-14","scope":"INSTALL TWO 64,000 BTU FURNACES WITH 95% EFF ,TWO 2 TON COILS,TWO 2 TON CONDENSER WITH DUCT WORK THRU OUT"},{"number":"958796","date":"2019-07-25","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-10-23","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13-R WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE AND 1½\" SERVICE LINE, THROUGHOUT A THREE (3) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"1057156","date":"2020-06-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-07-14","scope":"INSTALL INSIDE HOUSE DRAIN,STACK,WASTE AND WATER LINES TO 2-WATER CLOSETS,2-LAVS,2-TUBS,2-WATER HEATERS AND 2-KITCHEN SINKS.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2018"}],"storyTag":"New construction","storyDelta":1.76,"timeline":[{"y":2018,"k":"sale","p":225000},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"sale","p":620000},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 314% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $114,400 to $473,800","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #927996: 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"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 13, 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":"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 1 case.","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"}]}