{"asOf":"2026-07-27T05:01:08.319Z","block":"2900-2999 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2900-2999-w-girard-ave","address":"2926 W GIRARD AVE","parcelNumber":"292181400","source":"https://property.phila.gov/?p=292181400","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":"SPERANZA DREW H","coOwner":"SPERANZA MELISSA W","marketValue":621000,"landAssessment":124200,"improvementAssessment":496800,"livableArea":2234,"yearBuilt":2018,"lastSale":{"price":562500,"date":"2020-09-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"4047490","date":"2015-11-24","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4047489","date":"2015-11-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4047491","date":"2015-11-24","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"511571","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-11-24","completedDate":"2018-10-12","violations":[{"number":"4047490","date":"2015-11-24","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4047489","date":"2015-11-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4047491","date":"2015-11-24","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":3,"worst":"EXTERIOR STRUCT UNSAFE COND 7"}],"investigations":[{"caseNumber":"511571","date":"2018-10-12","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"511571","date":"2018-10-12","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"511571","date":"2018-10-12","type":"CSUINITIAL","status":"CLOSED"}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97449609520395,"lng":-75.184407483071,"geom":{"type":"Polygon","coordinates":[[[-75.184363285,39.974574279],[-75.184395408,39.974410544],[-75.184450653,39.974417357],[-75.184418678,39.974581611],[-75.184363285,39.974574279]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":3,"baths":3,"stories":3,"lotArea":960,"zoning":"RSA5","grade":"B-","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2926 W GIRARD AVE, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[{"year":2014,"total":2113.04,"principal":1245.56,"interest":330.09,"penalty":128.37},{"year":2015,"total":2644.85,"principal":1833.79,"interest":192.54,"penalty":128.37},{"year":2016,"total":2173.23,"principal":1915.62,"interest":28.74,"penalty":19.16}],"taxNet":6931.12,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":119000,"taxable":119000,"land":6576,"improvement":112424,"taxableLand":6576,"taxableImprovement":112424,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":119000,"taxable":119000,"land":35700,"improvement":83300,"taxableLand":35700,"taxableImprovement":83300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":119000,"taxable":119000,"land":35700,"improvement":83300,"taxableLand":35700,"taxableImprovement":83300,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":128200,"taxable":128200,"land":38400,"improvement":89800,"taxableLand":38400,"taxableImprovement":89800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":132600,"taxable":132600,"land":39718,"improvement":92882,"taxableLand":39718,"taxableImprovement":92882,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":132600,"taxable":132600,"land":39718,"improvement":92882,"taxableLand":39718,"taxableImprovement":92882,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":566700,"taxable":161509,"land":161509,"improvement":405191,"taxableLand":161509,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":405191},{"y":2023,"v":566700,"taxable":113340,"land":113340,"improvement":453360,"taxableLand":113340,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":453360},{"y":2024,"v":566700,"taxable":113340,"land":113340,"improvement":453360,"taxableLand":113340,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":453360},{"y":2025,"v":547300,"taxable":109400,"land":109400,"improvement":437900,"taxableLand":109400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":437900},{"y":2026,"v":547300,"taxable":109400,"land":109400,"improvement":437900,"taxableLand":109400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":437900},{"y":2027,"v":621000,"taxable":124200,"land":124200,"improvement":496800,"taxableLand":124200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":496800}],"taxNow":1531,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"858121","date":"2018-03-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-29","scope":"SEALING LATERAL PA20180681166 REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"854242","date":"2018-04-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-04-13","scope":"TO ADDRESS L&I CASE #511571 FOR PARTIALLY COLLAPSED REAR SHED WALL/ROOF; FOR THE COMPLETE DEMOLITION OF AN EXISTING TWO (2) STORY ATTACHED STRUCTURE, SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION. FOR USE AS VACANT LOT."},{"number":"859112","date":"2018-04-13","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-10-12","scope":"MAKE SAFE PERMIT TO ADDRESS L&I CASE #511571 FOR PARTIALLY COLLAPSED REAR SHED WALL/ROOF; FOR THE COMPLETE DEMOLITION OF AN EXISTING TWO (2) STORY ATTACHED STRUCTURE USED AS SINGLE-FAMILY HOUSEHOLD LIVING, AS PER PLANS; TO BE DEMOLISHED BY HAND AND WITH HAND HELD TOOLS ONLY; PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 12 FEET OF BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2 * NEWLY EXPOSED WALLS TO BE TREATED"},{"number":"866492","date":"2018-05-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-05-09","scope":"FOR THE CONSTRUCTION OF AN ATTACHED STRUCTURE WITH A ROOF DECK ACCESSED FROM A ROOF DECK ACCESS STRUCTURE. (SIZE AND LOCATION AS SHOWN ON THE PLAN). FOR USE AS A SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"875416","date":"2018-07-23","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2020-09-14","scope":"CONSTRUCT NEW 3-STORY SINGLE FAMILY DWELLING WITH ROOF TOP DECK AND ENCLOSED STAIR ACCESS TOWER, UNDERPIN"},{"number":"901436","date":"2018-09-18","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-09-14","scope":"INSTALLATION OF RESIDENTIAL FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D THROUGHOUT A THREE (3) STORY STRUCTURE WITH BASEMENT AND PILOT HOUSE (SINGLE-FAMILY DWELLING). THIS IS A MULTI-PURPOSE SYSTEM UTILIZING A COMBINED ONE INCH (1\") DOMESTIC AND FIRE SERVICE LINE WITH REMOTE TOILET CONNECTION PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL PLUMBING WORK."},{"number":"925486","date":"2018-11-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 200AMP SERVICE AND WIRING THROUGHOUT SFD BUILDING WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES AND SMOKES AS PER 2008 NEC (EAST DISTRICT)"},{"number":"935361","date":"2018-12-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-12-21","scope":"INSTALL 1\"WATER SERVICE,HOUSE DRAIN,HOUSE TRAP,FAI,STACK,AREA DRAIN,WASTE AND WATER LINES FOR 2-WATER CLOSETS,2-LAVS,1-TUB,1-SHOWER,1-KITCHEN SINK AND 1-WATER HEATER-PA1#20183740366-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\"-\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\"THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"938657","date":"2019-01-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-09-14","scope":"Install 1 basement 92% eff, Goodman gas furnace 100,000 btu with 2.5 ton Goodman condenser with coil and ductwork. Install 1st flr 65,000 btu Goodman furnace eff with 1.5 ton Goodman condenser, 13 seer with coil and ductwork."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2017,"k":"land","p":150000},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Demolition"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"demo"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"sale","p":562500}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 327% in 2022, but no matching permit appears in the property timeline.","evidence":["assessment moved from $132,600 to $566,700","no permit shown in 2021-2023"],"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 #854242: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 3 historical violations across 1 case.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"}],"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.","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"}]}