{"asOf":"2026-07-26T06:49:38.784Z","block":"8200-8299 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/8200-8299-germantown-ave","address":"8217-19 GERMANTOWN AVE","parcelNumber":"775756000","source":"https://property.phila.gov/?p=775756000","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"JE0","buildingCodeNew":"242","buildingClass":"AMUSE PRIV CLUB MASONRY","buildingClassNew":"OFFICE BLDNG - Mid Rise","useLabel":"Commercial","owner":"CHESTNUT HILL POST","coOwner":"5205 VETS-FOREIGN WARS","marketValue":275600,"landAssessment":77168,"improvementAssessment":198432,"livableArea":7650,"yearBuilt":1856,"lastSale":{"price":1,"date":"1950-05-29T04:00:00Z"},"openViolations":4,"violations":[{"number":"660590","date":"2007-08-20","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-097212","date":"2025-12-15","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-097339","date":"2025-12-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-097283","date":"2025-12-16","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-097291","date":"2025-12-16","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"125375","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-08-22","completedDate":"2008-01-10","violations":[{"number":"660590","date":"2007-08-20","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-133905","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2025-12-15","completedDate":null,"violations":[{"number":"VI-2025-097212","date":"2025-12-15","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-097339","date":"2025-12-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-097283","date":"2025-12-16","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-097291","date":"2025-12-16","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2025,"n":4,"worst":null}],"investigations":[{"caseNumber":"74083","date":"2006-08-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"74083","date":"2007-01-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"125375","date":"2007-08-20","type":"BC INSP","status":"FAILED"},{"caseNumber":"125375","date":"2007-12-04","type":"BC INSP","status":"PASSED"},{"caseNumber":"74083","date":"2008-02-27","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"363935","date":"2012-12-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"363935","date":"2013-02-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"363935","date":"2013-03-18","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"74083","date":"2013-04-05","type":"PRECOURT","status":"PASSED"},{"caseNumber":"363935","date":"2015-08-18","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2025-133905","date":"2025-12-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133905","date":"2025-12-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133905","date":"2025-12-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133905","date":"2026-02-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133905","date":"2026-03-27","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":2,"passes":1},{"y":2012,"fails":1,"passes":0},{"y":2013,"fails":1,"passes":1},{"y":2015,"fails":0,"passes":1},{"y":2025,"fails":3,"passes":0},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.073763451415346,"lng":-75.20279660094194,"geom":{"type":"Polygon","coordinates":[[[-75.202685694,40.073814355],[-75.202667437,40.073792641],[-75.202860519,40.073659115],[-75.202925425,40.073738797],[-75.202728026,40.073866619],[-75.202685694,40.073814355]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":null,"baths":null,"stories":null,"lotArea":2650,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 4093, PHILADELPHIA PA, 19118","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR AN ESCAPE ROOM (ASSEMBLY AND ENTERTAINMENT) ON 2ND FLOOR AND PROPOSED VFW MEETING ROOM (FRATERNAL ORGANIZATION) IN THE BASEMENT WITH VACANT 1ST AND 3RD FLOORS IN AN EXISTING STRUCTURE.","status":"OPEN","outcome":"Granted","date":"2018-10-03","number":"34437","relatedPermit":"889383"},{"type":"Building standards appeal","grounds":"ON 11/02/2018, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #909832.","status":"OPEN","outcome":null,"date":"2018-12-06","number":"35674","relatedPermit":"909832"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":237200,"taxable":75850,"land":66200,"improvement":171000,"taxableLand":33100,"taxableImprovement":42750,"exemptLand":33100,"exemptImprovement":128250},{"y":2017,"v":237200,"taxable":75850,"land":66200,"improvement":171000,"taxableLand":33100,"taxableImprovement":42750,"exemptLand":33100,"exemptImprovement":128250},{"y":2018,"v":252800,"taxable":80896,"land":70784,"improvement":182016,"taxableLand":35392,"taxableImprovement":45504,"exemptLand":35392,"exemptImprovement":136512},{"y":2019,"v":252800,"taxable":80896,"land":70784,"improvement":182016,"taxableLand":35392,"taxableImprovement":45504,"exemptLand":35392,"exemptImprovement":136512},{"y":2020,"v":252800,"taxable":80896,"land":70784,"improvement":182016,"taxableLand":35392,"taxableImprovement":45504,"exemptLand":35392,"exemptImprovement":136512},{"y":2021,"v":252800,"taxable":80896,"land":70784,"improvement":182016,"taxableLand":35392,"taxableImprovement":45504,"exemptLand":35392,"exemptImprovement":136512},{"y":2022,"v":252800,"taxable":80896,"land":70784,"improvement":182016,"taxableLand":35392,"taxableImprovement":45504,"exemptLand":35392,"exemptImprovement":136512},{"y":2023,"v":275600,"taxable":103696,"land":77168,"improvement":198432,"taxableLand":41776,"taxableImprovement":61920,"exemptLand":35392,"exemptImprovement":136512},{"y":2024,"v":275600,"taxable":103696,"land":77168,"improvement":198432,"taxableLand":41776,"taxableImprovement":61920,"exemptLand":35392,"exemptImprovement":136512},{"y":2025,"v":275600,"taxable":103696,"land":77168,"improvement":198432,"taxableLand":41776,"taxableImprovement":61920,"exemptLand":35392,"exemptImprovement":136512},{"y":2026,"v":275600,"taxable":103696,"land":77168,"improvement":198432,"taxableLand":41776,"taxableImprovement":61920,"exemptLand":35392,"exemptImprovement":136512},{"y":2027,"v":275600,"taxable":103696,"land":77168,"improvement":198432,"taxableLand":41776,"taxableImprovement":61920,"exemptLand":35392,"exemptImprovement":136512}],"taxNow":1452,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"657649","date":"2015-12-14","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-07-18","scope":"ROOF REPLACEMENT - INSTALL A NEW GAF TIMERLINE ROOF SYSTEM (COMMERCIAL)"},{"number":"894341","date":"2018-08-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-02-01","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY AT THIS TIME) TO CREATE SHELL COMMERCIAL SPACE ON THE SECOND AND THIRD FLOORS OF AN EXISTING BUILDING AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. SEPARATE PERMIT REQUIRED FOR C.O. PRIOR TO OCCUPANCY. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"903909","date":"2018-08-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-02","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES-INSTALL ONE HVAC SPLIT SYSTEM; 5TON, 1955-2115 ON 2ND FLOOR ONLY WITH A SUPPLY AND RETURN IN EACHROOM. FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"911545","date":"2018-09-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-08","scope":"INSTALL CONDENSING FURNACE & A/C SYSTEM WITH DUCTWORK & CENTRAL RETURN 1ST FLOOR ONLY."},{"number":"904794","date":"2018-09-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 31 DUPLEX RECEPTACLES ON 6 NEW CIRCUITS, 30 LED RECESSED LIGHTS, 6 SINGLE POLE SWITCHES, GFI RECEPTACLES IN BATHROOM ON NEW 20A CKT, 2 EXIT/EM SIGNS , 2 REMOTE HEADS, EMERGENCY LIGHT, 20A LIGHT CKT AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"904201","date":"2018-09-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-11-21","scope":"ALTERATIONS: INTERIOR PLUMBING; 3 STORY STRUCTURE; (NO CHANGE OF OCCUPANCY) TO CREATE SHELL COMMERCIAL SPACE ON THE SECOND AND THIRD FLOORS; 2-POWDERROOM AND 2-NEW 3-PCS BATHROOM 2-KITCHEN SINK, 2-LAUNDRY ROOMS -THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"889383","date":"2018-10-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-10-12","scope":"FOR AN ESCAPE ROOM ON 2ND FLOOR AND VFW MEETING ROOM (OPERATED BY A NON-PROFIT ORGANIZATION) IN THE BASEMENT WITH VACANT 1ST FLOOR AND 3RD FLOOR (USE REGISTRATION PERMIT REQUIRE PRIOR TO OCCUPANCY) IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"917859","date":"2018-10-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2020-01-29","scope":"FIRE ALARM FOR COMMERICAL SPACE AS PER NFPA 72 NORTH DISTRICT"},{"number":"918111","date":"2018-11-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-06-24","scope":"LEVEL II INTERIOR ALTERATIONS TO FIT-OUT SHELL COMMERCIAL SPACE (SEE ALTERATIONS PERMIT NO. 894341) ON THE SECOND FLOOR OF AN EXISTING BUILDING FOR AN ESCAPE ROOM AS PER APPROVED PLANS. BUILDING NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"935521","date":"2018-12-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-12-19","scope":"FOR A TWO(2) FAMILY HOUSEHOLD LIVING AT THIRD FLOOR IN THE SAME BUILDING WITH AN ESCAPE ROOM ON 2ND FLOOR AND VFW MEETING ROOM (OPERATED BY A NON-PROFIT ORGANIZATION) IN THE BASEMENT WITH VACANT FIRST FLOOR (USE REGISTRATION PERMIT REQUIRE PRIOR TO OCCUPANCY) IN AN EXISTING STRUCTURE ( SEE APP# 889383 FOR PERMIT). NO SIGN ON THIS PERMIT."},{"number":"935523","date":"2019-02-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-02-27","scope":"FOR LEVEL II INTERIOR ALTERATIONS (PER IEBC/IBC 2009) OF THE THIRD FLOOR OF AN EXISTING BUILDING FOR USE AS TWO RESIDENTIAL DWELLING UNITS. SIZE AND LOCATION PER APPROVED PLANS. WORK AREA TO BE EQUIPPED WITH A FIRE SUPPRESSION SYSTEM MEETING NFPA 13R MINIMUM. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"937125","date":"2019-05-03","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-01-31","scope":"THIS IS AN AMENDMENT TO PERMIT #904794 REPLACE EXISTING SERVICE WITH A NEW 600AMP SERVICE WITH 6 METER BASES AND DISCONNECTS. WIRE THE 3RD FLOOR APTS WITH THE FOLLOWING 22 KITCHEN CIRCUITS, 2-50A RANGE RECEPTORS, 2H DUPLEX RECEPTORS, 12 LIGHT OPENIN 2 BATH GFI RECEPTS,2 SMOKE/CO ALARMS,12 SWITCHES,2-30A HVAC CKTS."},{"number":"1037747","date":"2020-05-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2023-08-17","scope":"FOR THE INSTALLATION OF A NFPA 13R FIRE SUPPRESSION SYSTEM (LIMITED AREA SYSTEM) SERVICED BY A ONE INCH FIRE SERVICE LINE WITH A BACKFLOW PREVENTER ASSEMBLY FOR A RESIDENTIAL OCCUPANCY ON THE THIRD FLOOR LEVEL. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13R STANDARD."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"appeal","w":"Appeal granted"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"appeal","w":"Appeal filed"},{"y":2018,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"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":["4 open L&I violations","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #889383: COMPLETED. The history also contains “NEW 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 935523 (Expired), 1037747 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"4 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 27, 2026.","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":"6 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":"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/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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/"}]}