{"asOf":"2026-07-29T23:29:04.638Z","block":"3000-3099 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3000-3099-w-girard-ave","address":"3028 W GIRARD AVE","parcelNumber":"292184000","source":"https://property.phila.gov/?p=292184000","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W50","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 3 STY MASON","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"SHAH ROHAN","coOwner":null,"marketValue":691000,"landAssessment":138200,"improvementAssessment":552800,"livableArea":1980,"yearBuilt":2014,"lastSale":{"price":650000,"date":"2023-08-07T04:00:00Z"},"openViolations":0,"violations":[{"number":"1208737","date":"2009-01-09","code":"PM-307.1/11","title":"WALL DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-02-22","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"189319","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2009-01-10","completedDate":"2013-02-22","noticeUrl":null,"violations":[{"number":"1208737","date":"2009-01-09","code":"PM-307.1/11","title":"WALL DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-02-22","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2009,"n":1,"worst":null}],"investigations":[{"caseNumber":"189319","date":"2013-02-22","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"189319","date":"2013-02-22","type":"CSUINITIAL","status":"CLOSED"}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97469247622767,"lng":-75.18610191684242,"geom":{"type":"Polygon","coordinates":[[[-75.186055447,39.974783776],[-75.18609361,39.974593141],[-75.186149942,39.97460059],[-75.186112254,39.974790863],[-75.186055447,39.974783776]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-020319","type":"Sprinkler Certification","inspectionDate":"2023-08-01","result":"Certified","expirationDate":"2024-08-01","buildingId":"1074703"},{"number":"BC-2023-020325","type":"Fire Alarm Certification","inspectionDate":"2023-08-01","result":"Certified","expirationDate":"2024-08-01","buildingId":"1074703"},{"number":"BC-2026-019118","type":"Fire Alarm Certification","inspectionDate":"2026-07-06","result":"Deficient","expirationDate":null,"buildingId":"1074703"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":6,"baths":6,"stories":3,"lotArea":1120,"zoning":"RM1","grade":"B+","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"3028 W GIRARD AVE, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6400,"taxable":6400,"land":6400,"improvement":0,"taxableLand":6400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":397800,"taxable":113373,"land":113373,"improvement":284427,"taxableLand":113373,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":284427},{"y":2018,"v":397800,"taxable":113373,"land":113373,"improvement":284427,"taxableLand":113373,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":284427},{"y":2019,"v":397800,"taxable":113373,"land":113373,"improvement":284427,"taxableLand":113373,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":284427},{"y":2020,"v":397800,"taxable":113373,"land":113373,"improvement":284427,"taxableLand":113373,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":284427},{"y":2021,"v":397800,"taxable":113373,"land":113373,"improvement":284427,"taxableLand":113373,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":284427},{"y":2022,"v":397800,"taxable":113373,"land":113373,"improvement":284427,"taxableLand":113373,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":284427},{"y":2023,"v":397800,"taxable":113300,"land":113300,"improvement":284500,"taxableLand":113300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":284500},{"y":2024,"v":397800,"taxable":113300,"land":113300,"improvement":284500,"taxableLand":113300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":284500},{"y":2025,"v":734100,"taxable":734100,"land":146820,"improvement":587280,"taxableLand":146820,"taxableImprovement":587280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":734100,"taxable":734100,"land":146820,"improvement":587280,"taxableLand":146820,"taxableImprovement":587280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":691000,"taxable":691000,"land":138200,"improvement":552800,"taxableLand":138200,"taxableImprovement":552800,"exemptLand":0,"exemptImprovement":0}],"taxNow":10276,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"445917","date":"2013-01-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-01-17","scope":"FOR THE DEMOLITION OF ALL STRUCTURES ON THE LOT."},{"number":"442590","date":"2013-01-17","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2013-02-22","scope":"COMPLETE DEMOLITION OF ALL STRUCTURES ON THE SITE. NO DEMOLITION PRIOR TO FEB. 7, 2013"},{"number":"440790","date":"2013-03-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-03-01","scope":"DEMO EXISTING PROJECT AND REPLACE WITH A NEW (4) STORY (3) UNIT MULTI FAMILY DWELLING WITH BAY WINDOW, OPEN AIR DECK ON BACK TO 2ND AND 3RD FLOOR, A ROOF DECK FOR ACCESS FROM 4TH STORY"},{"number":"457084","date":"2013-03-19","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2013-09-17","scope":"ERECTION OF A NEW FOUR (4) STORY, THREE (3) UNIT MULTI-FAMILY DWELLING WITH BAY WINDOW, OPEN AIR DECK ON BACK TO 2ND AND 3RD FLOOR, AND ROOF DECK FOR ACCESS FROM 4TH STORY. SEPARATE PERMITS REQUIRED FOR HVAC, ELECTRICAL PLUMBING AND FIRE SUPPRESSION SYSTEMS."},{"number":"464091","date":"2013-05-14","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-09-17","scope":"INSTALL NEW AUTO WET SPRINKLER SYSTEM THROUGH OUT AS PER NFPA-13"},{"number":"471009","date":"2013-06-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-09-17","scope":"INSTALLING 6 TOILETS, 3 SHOWERS, 3 TUBS, 3 KITCHEN SINKS, 3 WASHERS AND WATER HEATERS"},{"number":"481996","date":"2013-07-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-07-15","scope":"INSTALL NEW LATERAL, 2\" FIRE CONNECTION & (3)3/4 DISTRIBUTION PA20131890809"},{"number":"473662","date":"2013-08-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-10-03","scope":"NEW ELECTRICAL WIRING THROUGHOUT AND NEW FIRE ALARM SYSTEM PER 2008 NEC & NFPA 72 (TRIPLEX)"}],"storyTag":"Torn down & rebuilt","storyDelta":-0.58,"timeline":[{"y":2012,"k":"land","p":115000},{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"Demolition"},{"y":2013,"k":"demo"},{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"New construction"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2019,"k":"sale","p":1566000},{"y":2023,"k":"sale","p":650000}],"rented":true,"licenses":[{"number":"606689","type":"Rental","status":"Inactive","businessName":"ML BUILDERS LLC","legalName":"ML BUILDERS LLC","address":"3028 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2013-10-03","latestIssueDate":"2021-03-07","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"},{"number":"894400","type":"Rental","status":"Inactive","businessName":"Ilanco Group LLC","legalName":"Ilanco Group LLC","address":"3028 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-05-10","latestIssueDate":"2023-04-04","expirationDate":"2024-05-09","inactiveDate":"2024-07-08"},{"number":"0964181","type":"Rental","status":"Active","businessName":"Rohan Shah","legalName":"Rohan Shah","address":"3028 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-10-25","latestIssueDate":"2025-11-18","expirationDate":"2026-10-24","inactiveDate":null}],"licenseActivity":[{"number":"0964181","type":"Rental","businessName":"Rohan Shah","legalName":"Rohan Shah","issuedDate":"2024-10-25","latestIssueDate":"2025-11-18","closureDate":null,"expirationDate":"2026-10-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"894400","type":"Rental","businessName":"Ilanco Group LLC","legalName":"Ilanco Group LLC","issuedDate":"2022-05-10","latestIssueDate":"2023-04-04","closureDate":"2024-07-08","expirationDate":"2024-05-09","inactiveDate":"2024-07-08","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"606689","type":"Rental","businessName":"ML BUILDERS LLC","legalName":"ML BUILDERS LLC","issuedDate":"2013-10-03","latestIssueDate":"2021-03-07","closureDate":"2022-04-29","expirationDate":"2022-02-28","inactiveDate":"2022-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 85% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $397,800 to $734,100","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":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Sprinkler Certification: Certified through Aug 1, 2024; Fire Alarm Certification: Deficient","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #445917: 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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"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 1 historical violation 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.","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"}]}