{"asOf":"2026-07-31T08:13:54.469Z","block":"2000-2099 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-w-girard-ave","address":"2011 W GIRARD AVE","parcelNumber":"291021300","source":"https://property.phila.gov/?p=291021300","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"SINCAVAGE JOSEPH THOMAS","coOwner":"ZAENGLE ANNALISE","marketValue":544900,"landAssessment":108900,"improvementAssessment":436000,"livableArea":2088,"yearBuilt":1915,"lastSale":{"price":545000,"date":"2025-02-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"554726","date":"2007-04-25","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2007-04-25","underAppeal":false,"noticeUrl":null},{"number":"554724","date":"2007-04-25","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2007-04-25","underAppeal":false,"noticeUrl":null},{"number":"753083","date":"2007-12-01","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2007-12-01","underAppeal":false,"noticeUrl":null},{"number":"753085","date":"2007-12-01","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2007-12-01","underAppeal":false,"noticeUrl":null},{"number":"753084","date":"2007-12-01","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2007-12-01","underAppeal":false,"noticeUrl":null},{"number":"2251359","date":"2011-04-26","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-10-28","underAppeal":false,"noticeUrl":null},{"number":"3121600","date":"2014-03-25","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-04-07","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"110433","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":"2007-04-25","completedDate":null,"noticeUrl":null,"violations":[{"number":"554726","date":"2007-04-25","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2007-04-25","underAppeal":false,"noticeUrl":null},{"number":"554724","date":"2007-04-25","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2007-04-25","underAppeal":false,"noticeUrl":null}]},{"number":"136687","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2007-12-01","completedDate":null,"noticeUrl":null,"violations":[{"number":"753083","date":"2007-12-01","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2007-12-01","underAppeal":false,"noticeUrl":null},{"number":"753085","date":"2007-12-01","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2007-12-01","underAppeal":false,"noticeUrl":null},{"number":"753084","date":"2007-12-01","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2007-12-01","underAppeal":false,"noticeUrl":null}]},{"number":"274012","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2011-04-26","completedDate":"2016-07-20","noticeUrl":null,"violations":[{"number":"2251359","date":"2011-04-26","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-10-28","underAppeal":false,"noticeUrl":null}]},{"number":"423547","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-03-25","completedDate":"2014-04-07","noticeUrl":null,"violations":[{"number":"3121600","date":"2014-03-25","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-04-07","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2007,"n":5,"worst":"VACANT BLDG UNSEC/UNSAFE CSU"},{"y":2011,"n":1,"worst":null},{"y":2014,"n":1,"worst":null}],"investigations":[{"caseNumber":"92222","date":"2006-11-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"110433","date":"2007-04-25","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"136687","date":"2007-11-17","type":"BRU INSP","status":"FAILED"},{"caseNumber":"136687","date":"2007-12-01","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"274012","date":"2011-04-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"274012","date":"2011-05-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"274012","date":"2011-07-05","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"274012","date":"2011-10-19","type":"PRECOURT","status":"FAILED"},{"caseNumber":"274012","date":"2011-10-28","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"92222","date":"2013-04-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"92222","date":"2013-09-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"304055","date":"2013-09-04","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"423547","date":"2014-03-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"423547","date":"2014-04-07","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":1,"passes":0},{"y":2011,"fails":3,"passes":0},{"y":2013,"fails":1,"passes":2},{"y":2014,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97290151849715,"lng":-75.16944126801351,"geom":{"type":"Polygon","coordinates":[[[-75.169402597,39.972848205],[-75.169499104,39.972861868],[-75.169481656,39.972949458],[-75.169385575,39.9729477],[-75.169402597,39.972848205]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":3,"baths":2,"stories":3,"lotArea":947,"zoning":"RM1","grade":"B","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"1865 COLT RD, MEDIA PA, 19063","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":7,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":364900,"taxable":184785,"land":8905,"improvement":355995,"taxableLand":8905,"taxableImprovement":175880,"exemptLand":0,"exemptImprovement":180115},{"y":2017,"v":364900,"taxable":232896,"land":103996,"improvement":260904,"taxableLand":103996,"taxableImprovement":128900,"exemptLand":0,"exemptImprovement":132004},{"y":2018,"v":364900,"taxable":232896,"land":103996,"improvement":260904,"taxableLand":103996,"taxableImprovement":128900,"exemptLand":0,"exemptImprovement":132004},{"y":2019,"v":470000,"taxable":299951,"land":133900,"improvement":336100,"taxableLand":133900,"taxableImprovement":166051,"exemptLand":0,"exemptImprovement":170049},{"y":2020,"v":486200,"taxable":310290,"land":138515,"improvement":347685,"taxableLand":138515,"taxableImprovement":171775,"exemptLand":0,"exemptImprovement":175910},{"y":2021,"v":486200,"taxable":310290,"land":138515,"improvement":347685,"taxableLand":138515,"taxableImprovement":171775,"exemptLand":0,"exemptImprovement":175910},{"y":2022,"v":486200,"taxable":310290,"land":138515,"improvement":347685,"taxableLand":138515,"taxableImprovement":171775,"exemptLand":0,"exemptImprovement":175910},{"y":2023,"v":486200,"taxable":287830,"land":97240,"improvement":388960,"taxableLand":97240,"taxableImprovement":190590,"exemptLand":0,"exemptImprovement":198370},{"y":2024,"v":486200,"taxable":486200,"land":97240,"improvement":388960,"taxableLand":97240,"taxableImprovement":388960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":695900,"taxable":695900,"land":139180,"improvement":556720,"taxableLand":139180,"taxableImprovement":556720,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":695900,"taxable":595900,"land":139180,"improvement":556720,"taxableLand":139180,"taxableImprovement":456720,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":544900,"taxable":444900,"land":108900,"improvement":436000,"taxableLand":108900,"taxableImprovement":336000,"exemptLand":0,"exemptImprovement":100000}],"taxNow":8341,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"77735","date":"2007-07-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-03-11","scope":"REPAIR MAIN ROOF AS NECESSARY AND SECURE ALL OPENINGS"},{"number":"186788","date":"2008-11-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-03-11","scope":"PERMIT TO COMPLY VIOLATION, CASE# 110433."},{"number":"204728","date":"2009-03-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR ALTERATIONS TO A SINGLE FAMILY DWELLING. APPLICANTS AGGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR DATED FEBRUARY 2007. ANY DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND THE IMPOSITION OF FURTHER PENALTIES"},{"number":"206095","date":"2009-03-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-10-01","scope":"INSTALLATION OF (47)RECEPTACLES, (27) SWITCHES, (11)FLOURESCENT FIXTURES, (35)RECESSED LIGHTS, (2)KEYLESS FIXTURES, (5)GFCI RECEPTACLES, (4)CEILING FANS, (2)EXHAUST FANS, (6) EXTERIOR LIGHTS, (2) A/C CONDENSORS, (7)SMOKE DETECTORS, 240V,200 AMP SERVICE UPGRADE.... IN ACCORDANCE WITH 2005 NEC"},{"number":"223921","date":"2009-06-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-07-06","scope":"NEW WATER SERVICE AND NEW CURB TRAP WITH FRESH AIR INLET"},{"number":"225871","date":"2009-07-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-07-24","scope":"REPLACING LATERAL"},{"number":"253720","date":"2009-12-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"REPLACE ALL DWV AND DOMESTIC BRANCH LINES, NEW FIXTURES FOR 2-1/2 BATHS. 3 TOILETS, 2 BATH TUBS, 2 SHOWERS,3 LAV'S, 1 KITCHEN SINK, 1 STAND PIPE"},{"number":"470143","date":"2013-05-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-09-04","scope":"EXTENSION OF PERMIT # 204728 PURSUANT TO PA ACT 46 OF 2010 AS MODIFIED BY ACT 87 OF 2012. THIS EXTENSION TO EXPIRE ON JULY 1, 2016 UNLESS EXTENDED BY OTHER PORTIONS OF THE PHILADELPHIA CODE. CONTACT DISTRICT OFFICE TO INSTITUTE THE REQUIRED INSPECTIONS."}],"storyTag":"Renovated & sold on","storyDelta":53.5,"timeline":[{"y":2009,"k":"permit","w":"Plumbing"},{"y":2009,"k":"permit","w":"Plumbing"},{"y":2009,"k":"permit","w":"Plumbing"},{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"Inspection failed ×3"},{"y":2013,"k":"permit","w":"Administrative"},{"y":2013,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2013,"k":"sale","p":365000},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2017,"k":"sale","p":470000},{"y":2025,"k":"sale","p":545000}],"rented":false,"licenses":[{"number":"464866","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"TRUMAN GILBERT (PACT PROPERTIES LLC)","legalName":"TRUMAN GILBERT","address":"2011 W GIRARD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2009-01-22","latestIssueDate":"2009-01-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"464866","type":"Vacant Residential Property / Lot","businessName":"TRUMAN GILBERT (PACT PROPERTIES LLC)","legalName":"TRUMAN GILBERT","issuedDate":"2009-01-22","latestIssueDate":"2009-01-22","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 43% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $486,200 to $695,900","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 204728 (EXPIRED), 253720 (EXPIRED).","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 7 historical violations across 4 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":"7 failed, 3 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 7, 2014.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #464866: Inactive since Dec 22, 2012","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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/"}],"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"}]}