{"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":"3011 W GIRARD AVE","parcelNumber":"292187800","source":"https://property.phila.gov/?p=292187800","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"LIGHTHOUSE VENTURES LLC","coOwner":null,"marketValue":420400,"landAssessment":84080,"improvementAssessment":336320,"livableArea":2445,"yearBuilt":1915,"lastSale":{"price":188000,"date":"2009-11-19T05:00:00Z"},"openViolations":0,"violations":[{"number":"5092202","date":"2019-06-28","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2020-01-16","underAppeal":false,"noticeUrl":null},{"number":"5092203","date":"2019-06-28","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2020-01-16","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"693174","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2019-06-28","completedDate":"2020-01-17","noticeUrl":null,"violations":[{"number":"5092202","date":"2019-06-28","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2020-01-16","underAppeal":false,"noticeUrl":null},{"number":"5092203","date":"2019-06-28","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2020-01-16","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2019,"n":2,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"693174","date":"2019-06-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"693174","date":"2020-01-16","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97507046643025,"lng":-75.18547473033594,"geom":{"type":"Polygon","coordinates":[[[-75.185417477,39.975192179],[-75.185469837,39.974943573],[-75.18553297,39.974951802],[-75.185477877,39.975198445],[-75.185417477,39.975192179]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2021-000029","type":"Fire Alarm Certification","inspectionDate":"2020-06-20","result":"Certified","expirationDate":"2021-06-20","buildingId":"1062456"},{"number":"BC-2021-002066","type":"Fire Alarm Certification","inspectionDate":"2021-06-21","result":"Certified","expirationDate":"2022-06-21","buildingId":"1062456"},{"number":"BC-2022-008327","type":"Fire Alarm Certification","inspectionDate":"2022-06-17","result":"Certified","expirationDate":"2023-06-17","buildingId":"1062456"},{"number":"BC-2023-012685","type":"Fire Alarm Certification","inspectionDate":"2023-06-08","result":"Certified","expirationDate":"2024-06-08","buildingId":"1062456"},{"number":"BC-2024-017769","type":"Fire Alarm Certification","inspectionDate":"2024-06-06","result":"Certified","expirationDate":"2025-06-06","buildingId":"1062456"},{"number":"BC-2025-016049","type":"Fire Alarm Certification","inspectionDate":"2025-06-06","result":"Certified","expirationDate":"2026-06-06","buildingId":"1062456"},{"number":"BC-2026-017607","type":"Fire Alarm Certification","inspectionDate":"2026-06-08","result":"Certified","expirationDate":"2027-06-08","buildingId":"1062456"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":6,"baths":4,"stories":3,"lotArea":1593,"zoning":"RM1","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"14 WINTERBERRY CT, MOUNT LAUREL NJ, 08054","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":193100,"taxable":193100,"land":10854,"improvement":182246,"taxableLand":10854,"taxableImprovement":182246,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":193100,"taxable":193100,"land":57930,"improvement":135170,"taxableLand":57930,"taxableImprovement":135170,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":193100,"taxable":193100,"land":57930,"improvement":135170,"taxableLand":57930,"taxableImprovement":135170,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":284600,"taxable":284600,"land":85380,"improvement":199220,"taxableLand":85380,"taxableImprovement":199220,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":294400,"taxable":294400,"land":88320,"improvement":206080,"taxableLand":88320,"taxableImprovement":206080,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":294400,"taxable":294400,"land":88320,"improvement":206080,"taxableLand":88320,"taxableImprovement":206080,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":294400,"taxable":294400,"land":88320,"improvement":206080,"taxableLand":88320,"taxableImprovement":206080,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":294400,"taxable":294400,"land":88300,"improvement":206100,"taxableLand":88300,"taxableImprovement":206100,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":294400,"taxable":294400,"land":88300,"improvement":206100,"taxableLand":88300,"taxableImprovement":206100,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":455200,"taxable":455200,"land":91040,"improvement":364160,"taxableLand":91040,"taxableImprovement":364160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":455200,"taxable":455200,"land":91040,"improvement":364160,"taxableLand":91040,"taxableImprovement":364160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":420400,"taxable":420400,"land":84080,"improvement":336320,"taxableLand":84080,"taxableImprovement":336320,"exemptLand":0,"exemptImprovement":0}],"taxNow":6372,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"77032","date":"2007-05-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":null,"scope":"NEW C.I. CURB TRAP, NEW PVC FAI, NEW C.I. P/R BEER & COVER"},{"number":"992654","date":"2019-07-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-10-09","scope":"SHELTER PLATFORM PERMIT- ERECTION OF SIDEWALK SHELTER PLATFORM 18 L.F. WITH THE DECK AT 300 P.S.I. EACH AS PER ENGINEERED PLANS. STREETS DEPARTMENT PERMIT IS REQUIRED FOR SIDEWALK CLOSURE PRIOR TO THE START WORK."},{"number":"1001946","date":"2019-10-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-01-17","scope":"MAKE SAFE PERMIT FOR EXTERIOR ALTERATIONS TO AN EXISTING BUILDING TO REFACE THE FACADE AS PER ATTACHED DOCUMENTS TO RESOLVE VIOLATION #693174."},{"number":"GM-2024-000829","date":"2024-02-01","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2025-02-15","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"CP-2024-000627","date":"2024-02-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-07-05","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP WORK."},{"number":"PP-2024-003302","date":"2024-03-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-05","scope":"install new plumbing for 1 toilet 1 lav 1 tub and 1 laundry 1 kitchen sink"},{"number":"EP-2024-003165","date":"2024-04-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-06-26","scope":"INSTALL WIRING, LIGHTING, SWITCHES AND RECEPTACLE OUTLETS IN KITCHEN ACCORDING TO THE 2017 NEC."}],"storyTag":"Improved","storyDelta":-0.66,"timeline":[{"y":2002,"k":"sale","p":560000},{"y":2007,"k":"permit","w":"Plumbing"},{"y":2009,"k":"sale","p":188000},{"y":2019,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"214922","type":"Rental","status":"Inactive","businessName":"HARPER-GIRARD L P (SANDI JONES AGT)","legalName":"HARPER-GIRARD L P","address":"3011 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2004-03-02","latestIssueDate":"2009-03-11","expirationDate":"2010-02-28","inactiveDate":"2012-12-22"},{"number":"491125","type":"Rental","status":"Inactive","businessName":"WEI-JEN OSWARI (LIGHTHOUSE VENTURES LLC)","legalName":"WEI-JEN OSWARI","address":"3011 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2010-01-13","latestIssueDate":"2023-02-22","expirationDate":"2024-02-29","inactiveDate":"2024-04-29"},{"number":"0969353","type":"Rental","status":"Active","businessName":"LIGHTHOUSE VENTURES LLC","legalName":"LIGHTHOUSE VENTURES LLC","address":"3011 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2025-01-14","latestIssueDate":"2025-12-01","expirationDate":"2027-01-13","inactiveDate":null}],"licenseActivity":[{"number":"0969353","type":"Rental","businessName":"LIGHTHOUSE VENTURES LLC","legalName":"LIGHTHOUSE VENTURES LLC","issuedDate":"2025-01-14","latestIssueDate":"2025-12-01","closureDate":null,"expirationDate":"2027-01-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"491125","type":"Rental","businessName":"WEI-JEN OSWARI (LIGHTHOUSE VENTURES LLC)","legalName":"WEI-JEN OSWARI","issuedDate":"2010-01-13","latestIssueDate":"2023-02-22","closureDate":"2024-04-29","expirationDate":"2024-02-29","inactiveDate":"2024-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"214922","type":"Rental","businessName":"HARPER-GIRARD L P (SANDI JONES AGT)","legalName":"HARPER-GIRARD L P","issuedDate":"2004-03-02","latestIssueDate":"2009-03-11","closureDate":"2012-12-22","expirationDate":"2010-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":4,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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 2 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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (14 WINTERBERRY CT, MOUNT LAUREL NJ, 08054).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 16, 2020.","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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jun 8, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}