{"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":"2903 W GIRARD AVE","parcelNumber":"292184900","source":"https://property.phila.gov/?p=292184900","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":"PARAMOUNT PROPERTY INVESTMENTS LLC","coOwner":null,"marketValue":514600,"landAssessment":102920,"improvementAssessment":411680,"livableArea":1848,"yearBuilt":1915,"lastSale":{"price":292500,"date":"2020-05-13T04:00:00Z"},"openViolations":3,"violations":[{"number":"VI-2021-051368","date":"2021-07-29","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-10-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-051367","date":"2021-07-29","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2021-10-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2022-024419","date":"2022-04-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-024418","date":"2022-04-12","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-024417","date":"2022-04-12","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2021-070983","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-07-29","completedDate":"2021-10-15","violations":[{"number":"VI-2021-051368","date":"2021-07-29","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-10-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-051367","date":"2021-07-29","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2021-10-15","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2022-030862","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2022-04-12","completedDate":null,"violations":[{"number":"VI-2022-024419","date":"2022-04-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-024418","date":"2022-04-12","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2022-024417","date":"2022-04-12","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2021,"n":2,"worst":null},{"y":2022,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2021-070983","date":"2021-07-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-070983","date":"2021-08-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-070983","date":"2021-10-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-030862","date":"2022-04-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-030862","date":"2022-05-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-030862","date":"2022-07-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-030862","date":"2022-12-05","type":null,"status":"FAILED"}],"inspYears":[{"y":2021,"fails":2,"passes":1},{"y":2022,"fails":4,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97479283252373,"lng":-75.18364670789288,"geom":{"type":"Polygon","coordinates":[[[-75.183599406,39.974875644],[-75.183637109,39.974702925],[-75.183694058,39.974710067],[-75.183656229,39.974882814],[-75.183599406,39.974875644]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":4,"baths":2,"stories":3,"lotArea":1024,"zoning":"RM1","grade":"C+","basement":"D","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1575 N 52ND ST STE 702, PHILADELPHIA PA, 19131","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ADDITION ABOVE THE EXISTING 2-STORY PORTION OF AN ATTACHED\nSTRUCTURE, ROOF DECK AND ROOF DECK ACCESS STRUCTURE. FOR USE AS THREE (3) DWELLING\nUNITS (MULTI-FAMILY HOUSEHOLD LIVING). SIZE AND LOCATION AS SHOWN IN","status":"OPEN","outcome":"Granted","date":"2019-03-20","number":"35962","relatedPermit":"931393"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":143100,"taxable":40800,"land":7148,"improvement":135952,"taxableLand":7148,"taxableImprovement":33652,"exemptLand":0,"exemptImprovement":102300},{"y":2017,"v":143100,"taxable":40800,"land":42930,"improvement":100170,"taxableLand":40800,"taxableImprovement":0,"exemptLand":2130,"exemptImprovement":100170},{"y":2018,"v":143100,"taxable":143100,"land":42930,"improvement":100170,"taxableLand":42930,"taxableImprovement":100170,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":231900,"taxable":231900,"land":69500,"improvement":162400,"taxableLand":69500,"taxableImprovement":162400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":239900,"taxable":239900,"land":71898,"improvement":168002,"taxableLand":71898,"taxableImprovement":168002,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":239900,"taxable":239900,"land":71898,"improvement":168002,"taxableLand":71898,"taxableImprovement":168002,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":239900,"taxable":239900,"land":71898,"improvement":168002,"taxableLand":71898,"taxableImprovement":168002,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":253100,"taxable":253100,"land":50600,"improvement":202500,"taxableLand":50600,"taxableImprovement":202500,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":475700,"taxable":475700,"land":95140,"improvement":380560,"taxableLand":95140,"taxableImprovement":380560,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":475700,"taxable":475700,"land":95100,"improvement":380600,"taxableLand":95100,"taxableImprovement":380600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":475700,"taxable":475700,"land":95100,"improvement":380600,"taxableLand":95100,"taxableImprovement":380600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":514600,"taxable":514600,"land":102920,"improvement":411680,"taxableLand":102920,"taxableImprovement":411680,"exemptLand":0,"exemptImprovement":0}],"taxNow":6659,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"931393","date":"2019-04-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-04-10","scope":"FOR THE ERECTION OF AN ADDITION ABOVE THE EXISTING 2-STORY PORTION OF AN ATTACHED STRUCTURE, ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLANS AND APPLICATION.FOR USE AS THREE (3) DWELLING UNITS (MULTI-FAMILY HOUSEHOLD LIVING)."},{"number":"968182","date":"2019-06-11","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2019-06-11","scope":"AMEND AP#931393 FOR THE REMOVAL OF THE ROOF DECK. SIZE AND LOCATION AS SHOWN IN APPLICATION AND PLAN."},{"number":"ZP-2020-005766","date":"2020-10-20","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A REAR ADDITION WITH A ROOF DECK AT THIRD FLOOR REAR TO AN EXISTING ATTACHED BUILDING (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"RP-2020-009061","date":"2020-11-02","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-10-12","scope":"LEVEL II ALTERATION OF EXISTING 3-STORY ATTACHED BUILDING WITH CELLAR. PROPOSED 2-UNIT BUILDING. PROPOSED REAR AND 3RD STORY ADDITION. ** AMEND TO CHANGE THE PROPOSED SPRINKLER SYSTEM TO NFPA 13D **"},{"number":"PP-2021-004598","date":"2021-03-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-04-06","scope":"4 1/2 BATH , 2 KITCHEN, 2 LAUNDRY,2 HOT WATER HEATER"},{"number":"MP-2021-002405","date":"2021-04-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-10-12","scope":"Install all new ductwork for both units Install 2-96% 60,000 btu furnaces Install 2-2 1/2 ton ac units Both units will be located in the backyard"},{"number":"EP-2021-003947","date":"2021-04-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-12-20","scope":"All electrical system and alteration of existing 3 story attached building with cellar two unit building ,full new wiring with 200 amp service entrance AS PER NEC 2014"},{"number":"FP-2021-002100","date":"2021-08-18","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-04-06","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D, WITH TWO, ONE-INCH FIRE SERVICE LINES FOR A TWO-FAMILY DWELLING, AS PER APPROVED PLANS."},{"number":"ZP-2021-004887","date":"2021-08-25","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-10-12","scope":"FOR THE ERECTION OF REAR ADDITION AS PART OF AN EXISTING ATTACHED STRUCTURE AND ERECTION OF ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"RP-2021-006428","date":"2021-09-01","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-10-12","scope":"FOR THE CONSTRUCTION OF A REAR ADDITION AS PART OF AN EXISTING ATTACHED STRUCTURE AND ERECTION OF AN ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF DECK ACCESS STRUCTURE AS PER APPROVED PLAN; FOR USE AS TWO-FAMILY HOUSEHOLD LIVING. *SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING, AND SPRINKLER (MINIMUM 13D) WORK * **UNDERPINNING IS NOT PART OF THIS PERMIT**"}],"storyTag":"New construction","storyDelta":0.26,"timeline":[{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×4"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2021, 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 88% in 2024, but no matching permit appears in the property timeline.","evidence":["assessment moved from $253,100 to $475,700","no permit shown in 2023-2025"],"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":"Appeal #35962: OPEN · Granted; related permit 931393. Use permit #931393: 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":"3 open L&I violations","finding":"5 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"6 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 5, 2022.","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":"3 fire/suppression-related permits 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/"}],"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"}]}