{"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":"2921 W GIRARD AVE","parcelNumber":"292185805","source":"https://property.phila.gov/?p=292185805","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"ACHTABOWSKI BENJAMIN P","coOwner":"MCKAY STEPHANIE S","marketValue":479400,"landAssessment":95880,"improvementAssessment":383520,"livableArea":1764,"yearBuilt":1915,"lastSale":{"price":355000,"date":"2015-07-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"1998540","date":"2010-09-20","code":"PM-407.2/7","title":"ELEC-COVER PLATE 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SERVICE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":6,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2012,"n":9,"worst":null}],"investigations":[{"caseNumber":"252238","date":"2010-09-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"252238","date":"2010-12-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"252238","date":"2011-02-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"252238","date":"2011-02-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"252238","date":"2011-03-01","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"252238","date":"2011-07-18","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"335191","date":"2012-06-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"335191","date":"2012-07-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"335191","date":"2012-09-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"335191","date":"2013-05-10","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"379907","date":"2013-10-24","type":"HCEU INSP","status":"CLOSED"}],"inspYears":[{"y":2010,"fails":2,"passes":0},{"y":2011,"fails":2,"passes":0},{"y":2012,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97485638264937,"lng":-75.18415806971625,"geom":{"type":"Polygon","coordinates":[[[-75.184109623,39.974938572],[-75.184148877,39.974766904],[-75.184206226,39.974773473],[-75.184167682,39.974945754],[-75.184109623,39.974938572]]]},"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":"C","heater":"D","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2921 W GIRARD AVE, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR CHANGE THROUGHOUT THE ENTRE STRUCTURE TO A SINGLE FAMILY DWELLING","status":"CLOSED","outcome":"Granted","date":"2014-10-15","number":"23588","relatedPermit":"553214"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":355000,"taxable":105800,"land":25600,"improvement":329400,"taxableLand":25600,"taxableImprovement":80200,"exemptLand":0,"exemptImprovement":249200},{"y":2017,"v":355000,"taxable":164317,"land":102950,"improvement":252050,"taxableLand":102950,"taxableImprovement":61367,"exemptLand":0,"exemptImprovement":190683},{"y":2018,"v":355000,"taxable":164317,"land":102950,"improvement":252050,"taxableLand":102950,"taxableImprovement":61367,"exemptLand":0,"exemptImprovement":190683},{"y":2019,"v":331600,"taxable":153438,"land":96100,"improvement":235500,"taxableLand":96100,"taxableImprovement":57338,"exemptLand":0,"exemptImprovement":178162},{"y":2020,"v":343000,"taxable":158713,"land":99404,"improvement":243596,"taxableLand":99404,"taxableImprovement":59309,"exemptLand":0,"exemptImprovement":184287},{"y":2021,"v":343000,"taxable":158713,"land":99404,"improvement":243596,"taxableLand":99404,"taxableImprovement":59309,"exemptLand":0,"exemptImprovement":184287},{"y":2022,"v":343000,"taxable":158713,"land":99404,"improvement":243596,"taxableLand":99404,"taxableImprovement":59309,"exemptLand":0,"exemptImprovement":184287},{"y":2023,"v":435700,"taxable":170764,"land":87100,"improvement":348600,"taxableLand":87100,"taxableImprovement":83664,"exemptLand":0,"exemptImprovement":264936},{"y":2024,"v":435700,"taxable":170764,"land":87100,"improvement":348600,"taxableLand":87100,"taxableImprovement":83664,"exemptLand":0,"exemptImprovement":264936},{"y":2025,"v":419200,"taxable":164326,"land":83840,"improvement":335360,"taxableLand":83840,"taxableImprovement":80486,"exemptLand":0,"exemptImprovement":254874},{"y":2026,"v":419200,"taxable":419200,"land":83840,"improvement":335360,"taxableLand":83840,"taxableImprovement":335360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":479400,"taxable":479400,"land":95880,"improvement":383520,"taxableLand":95880,"taxableImprovement":383520,"exemptLand":0,"exemptImprovement":0}],"taxNow":5868,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"550295","date":"2014-07-18","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-12-30","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING WALLS."},{"number":"556593","date":"2014-08-21","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-06-26","scope":"REPLACE DOORS AND WINDOWS - EXISTING OPENINGS. REPLACE FLOOR SHEATING WHERE NEEDED; INSTALL NON-LOAD BEARING PARTITION FOR CLOSET WALLS. STUCCO & ROOF REPAIRS AS NECESSARY."},{"number":"553214","date":"2014-10-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-10-28","scope":"FOR CHANGE IN USE FOR THE ENTIRE STRUCTURE TO A SINGLE-FAMILY DWELLING."},{"number":"570565","date":"2014-12-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-07-09","scope":"CERTIFICATE OF OCCUPANCY REQUIRED AS A CHANGE IN OCCUPANCY CLASSIFICATION OCCURS. THIS BUILDING IS REQUIRED TO BE FULLY SPRINKLERED NFPA 13-D / RFSS SYSTEM. LEVEL III ALTERATIONS THROUGHOUT TO CREATE A SINGLE FAMILY DWELLING. THIS WORK ACTIVITY SHALL BE PERFORMED BY CONTRACTORS & SUB-CONTRACTORS LICENSED BY THE CITY OF PHILADELPHIA. POST THIS PERMIT. POST THE PROJECT INFORMATION SIGN."},{"number":"585183","date":"2015-01-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-09-01","scope":"200AMP SERVICE WITH TOTAL REWIRE (SFD) AS PER NEC 2008 CC DISTRICT"},{"number":"588112","date":"2015-02-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-06-26","scope":"2.5 BATHROOMS,3 WC,3 LAVS,2 TUBS,1 KITCHEN SINK,1 LAUNDRY BOX (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"588635","date":"2015-02-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-07-09","scope":"INSTALL NEW DUCT, ELECTRIC AIR HANDLER, AND HEAT PUMP TO BE SELF CONTAINED NO PENETRATION TO RATED ASSEBMLES."},{"number":"592988","date":"2015-04-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-06-26","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SPRINKLER SYSTEM THROUGHOUT A SINGLE-FAMILY DWELLING IN ACCORDANCE WITH NFPA 13D STANDARDS. SYSTEM TO BE PROVIDED VIA A 1\" FIRE SERVICE MAIN LINE WITH 1\" RISERS, CROSS MAINS, AND BRANCH LINES."}],"storyTag":"Renovated & sold on","storyDelta":2.74,"timeline":[{"y":2012,"k":"insp","w":"Inspection failed ×2"},{"y":2014,"k":"sale","p":95000},{"y":2014,"k":"permit","w":"Demolition"},{"y":2014,"k":"permit","w":"Alteration"},{"y":2014,"k":"appeal","w":"Appeal granted"},{"y":2014,"k":"permit","w":"Use"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"sale","p":355000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 27% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $343,000 to $435,700","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":"Appeal #23588: CLOSED · Granted; related permit 553214. Use permit #553214: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 0 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Oct 24, 2013.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 17 historical violations across 2 cases.","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"}]}