{"asOf":"2026-07-23T19:54:11.266Z","block":"5400-5499 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5400-5499-germantown-ave","address":"5434 GERMANTOWN AVE","parcelNumber":"776535000","source":"https://property.phila.gov/?p=776535000","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"DE0","buildingCodeNew":"107","buildingClass":"OFF BLD N/COM W/PKG MASON","buildingClassNew":"COMM - CONVERTED DWELLING","useLabel":"Commercial","owner":"TR OF GTN PREP MEETING","coOwner":"OF FRIENDS","marketValue":925300,"landAssessment":185060,"improvementAssessment":740240,"livableArea":7877,"yearBuilt":1850,"lastSale":{"price":115000,"date":"1981-12-31T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"63120","date":"2006-05-09","type":"CI INSP","status":"FAILED"},{"caseNumber":"63120","date":"2006-06-07","type":"CI INSP","status":"FAILED"}],"inspYears":[{"y":2006,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.033653289777156,"lng":-75.17202526726187,"geom":{"type":"Polygon","coordinates":[[[-75.171829483,40.033746476],[-75.17209533,40.033484409],[-75.17221899,40.033563963],[-75.171957109,40.03381983],[-75.171829483,40.033746476]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-014000","type":"Fire Alarm Certification","inspectionDate":"2023-06-23","result":"Certified","expirationDate":"2024-06-23","buildingId":"1150904"},{"number":"BC-2024-020411","type":"Fire Alarm Certification","inspectionDate":"2024-07-02","result":"Certified","expirationDate":"2025-07-02","buildingId":"1150904"},{"number":"BC-2025-022082","type":"Fire Alarm Certification","inspectionDate":"2025-08-12","result":"Certified","expirationDate":"2026-08-12","buildingId":"1150904"},{"number":"BC-2026-017778","type":"Fire Alarm Certification","inspectionDate":"2026-06-19","result":"Certified","expirationDate":"2027-06-19","buildingId":"1150904"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":null,"lotArea":5436,"zoning":"CMX2.5","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"31 W COULTER ST, PHILADELPHIA PA, 19144","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LEGALIZATION OF DAYCARE AND PRE-SCHOOL WITH ACCESSORY OFFICE FOR PERIOD OF LESS THAN 24 CONSECUTIVE HOURS WITH ACCESSORY PREPARING AND SERVING OF FOOD IN AN EXISTING TWO(2) STORY STRUCTURE.","status":"CLOSED","outcome":"Granted","date":"2010-09-28","number":"12913","relatedPermit":"286001"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":811300,"taxable":0,"land":81500,"improvement":729800,"taxableLand":0,"taxableImprovement":0,"exemptLand":81500,"exemptImprovement":729800},{"y":2017,"v":811300,"taxable":0,"land":81500,"improvement":729800,"taxableLand":0,"taxableImprovement":0,"exemptLand":81500,"exemptImprovement":729800},{"y":2018,"v":864800,"taxable":0,"land":103776,"improvement":761024,"taxableLand":0,"taxableImprovement":0,"exemptLand":103776,"exemptImprovement":761024},{"y":2019,"v":864800,"taxable":0,"land":103800,"improvement":761000,"taxableLand":0,"taxableImprovement":0,"exemptLand":103800,"exemptImprovement":761000},{"y":2020,"v":864800,"taxable":0,"land":103800,"improvement":761000,"taxableLand":0,"taxableImprovement":0,"exemptLand":103800,"exemptImprovement":761000},{"y":2021,"v":864800,"taxable":0,"land":103800,"improvement":761000,"taxableLand":0,"taxableImprovement":0,"exemptLand":103800,"exemptImprovement":761000},{"y":2022,"v":864800,"taxable":0,"land":103800,"improvement":761000,"taxableLand":0,"taxableImprovement":0,"exemptLand":103800,"exemptImprovement":761000},{"y":2023,"v":925300,"taxable":0,"land":185060,"improvement":740240,"taxableLand":0,"taxableImprovement":0,"exemptLand":185060,"exemptImprovement":740240},{"y":2024,"v":925300,"taxable":0,"land":185060,"improvement":740240,"taxableLand":0,"taxableImprovement":0,"exemptLand":185060,"exemptImprovement":740240},{"y":2025,"v":925300,"taxable":0,"land":185060,"improvement":740240,"taxableLand":0,"taxableImprovement":0,"exemptLand":185060,"exemptImprovement":740240},{"y":2026,"v":925300,"taxable":0,"land":185060,"improvement":740240,"taxableLand":0,"taxableImprovement":0,"exemptLand":185060,"exemptImprovement":740240},{"y":2027,"v":925300,"taxable":0,"land":185060,"improvement":740240,"taxableLand":0,"taxableImprovement":0,"exemptLand":185060,"exemptImprovement":740240}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"203079","date":"2009-03-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-09-09","scope":"REPLACE HOUSE TRAP AND LATERAL"},{"number":"286001","date":"2010-10-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-10-01","scope":"FOR CHILDCARE/PRESCHOOL AND ADMINISTRATIVE OFFICES FOR A SCHOOL ON THE 1ST FLR AND ACCESSORY OFFICE ON THE 2ND FLOOR. NO SIGN, NO CHANGE IN HT OR AREA."},{"number":"414959","date":"2012-07-09","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-04-29","scope":"ROOFING. REMOVE AND REPLACE EXISTING SHINGLES ON REAR OF BUILDING. INSTALL GATTIMBERLINE WEATHERWOOD."},{"number":"435699","date":"2012-11-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-01-10","scope":"PERMIT FOR A CERTIFICATE OF OCCUPANCY FOR PREVIOUSLY APPROVED STRUCTURE. NO CHANGE IN OCCUPANCY CLASSIFICATION. NO CONSTRUCTION. COMPLIANCE WITH CURRENT FIRE AND PROPERTY MAINTENANCE REQUIRED. CONTACT INSPECTOR TO REQUEST FIRE AND PROPERTY MAINTENANCE CODE INSPECTION TO OBTAIN FINAL CERIFICATE."},{"number":"988260","date":"2019-06-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-01-19","scope":"INTERIOR RENOVATIONS OF AN EXISTING BUILDING, ASHMEAD HOUSE, AT GERMANTOWN FRIENDS SCHOOL, FOR USE AS A CLASSROOM, INCLUDING CONSTRUCTION OF A NEW BATHROOM ON THE GROUND FLOOR. WORK INCLUDES SELECT DEMOLITION, CONSTRUCTION OF NON LOAD BEARING INTERIOR PARTITIONS AND FINISHES, AS PER APPROVED PLANS. SEE APP# 989119 FOR MECHANICAL PERMIT."},{"number":"989119","date":"2019-06-28","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-09-19","scope":"FOR MECHANICAL ALTERATIONS TO NEWLY CREATED CLASSROOM ON THE FIRST FLOOR, TO INCLUDE NEW REGISTERS/DIFFUSERS WITH ASSOCIATED DUCTWORK, AS PER APPROVED PLANS. SEE APP# 988260 FOR APPROVED PLANS."},{"number":"996625","date":"2019-07-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-02-13","scope":"CONNECT SANITARY AND WATER SUPPLY PIPING TO SERVE 2 NEW TOILETS AND 2 NEW LAVATORIES AND 1 FLOOR DRAIN PER 2004 PHILADELPHIA PLUMBING CODE."},{"number":"CP-2020-003174","date":"2020-07-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-10-25","scope":"LEVEL II INTERIOR ALTERATION (NO CHANGE IN OCCUPANCY) TO A CLASSROOM (ROOM#114) IN AN EXISTING EDUCATIONAL FACILITY. ALTERATION TO INCLUDE THE ERECTION OF WALLS, PROVIDE FINISHES AND FURNISHING FOR THE ADDITION OF BATHROOMS AND STORAGE SPACE WITHIN THE CLASSROOM AS PER APPROVED PLAN.**IEBC 2018**SEPARATE PERMITS REQUIRED FOR ANY MECHANICAL,ELECTRICAL,PLUMBING AND FIRE SUPPRESSION WORK**"},{"number":"PP-2020-005884","date":"2020-08-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-02-12","scope":"Install piping for 2 new water closets, 2 lavatories and 1 floor drain PPC 2018"},{"number":"PP-2020-006205","date":"2020-08-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-10-25","scope":"install water and waste pipe from existing to serve new fixtures. 2018 P.P.C. Sec 919"},{"number":"MP-2020-002787","date":"2020-08-14","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-10-25","scope":"For the installation of exhaust fans, exhaust registers, and exhaust ductwork as per approved plans. All work shall be in accordance with historical commission approval. Separate permit required for any electrical work."},{"number":"EP-2020-002750","date":"2020-09-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-11-12","scope":"Installation of fifteen (15) new 2x4 light fixtures with six (6) lighting control devices; one (1) Exit; nine (9) receptacles; power to motorized dampers; and relocation of three (3) existing fire alarm devices. All work to be done according to approved drawings. 2017 NEC and 2016 NFPA-72."},{"number":"EP-2020-005473","date":"2020-09-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-11-12","scope":"Installation of nine (9) light fixtures with six (6) lighting control devices; one (1) exhaust fan; three (3) GFI receptacles; and relocate three (3) fire alarm devices. All work to be done according to approved drawings. 2017 NEC and 2016 NFPA-72."},{"number":"CP-2021-003924","date":"2021-07-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-02-08","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO EXISTING EDUCATIONAL FACILITY (SHARPLESS HALL) TO CREATE AN ACCESSIBLE TOILET ROOM ON THE SECOND FLOOR LEVEL AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP WORK**"},{"number":"EP-2021-008526","date":"2021-08-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-02-02","scope":"Install one light, one switch, and one GFI receptacle using existing circuits. AS PER NEC 2017"},{"number":"PP-2021-013836","date":"2021-08-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-08-31","scope":"Demo [1] pantry sink. Furnish and install [1] water closet and [1] lavatory"},{"number":"FP-2021-002341","date":"2021-08-24","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2025-02-08","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. No exterior work permitted as part of this permit as per PHC. Relocating (2) sprinklers at Germantown Friends School restrooms,2nd floor. (CP-2021-003924)"},{"number":"CP-2023-004238","date":"2024-01-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-05-21","scope":"FOR LEVEL II ALTERATIONS IN THE BASEMENT LEVEL OF THE EXISTING STRUCTURE. ALTERATIONS TO INCLUDE THE INSTALLATION OF A FRENCH DRAIN AND PARGING. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2024-010106","date":"2024-07-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-25","scope":"Main drain repair"},{"number":"CP-2025-002865","date":"2025-06-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-04-15","scope":"FOR LEVEL II INTERIOR ALTERATIONS (NO CHANGE IN OCCUPANCY)TO AN EXISTING RESTROOM LOCATED ON THE 2ND FLOOR LEVEL OF AN EXISTING STRUCTURE.** ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. **SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK.**"},{"number":"PP-2025-007781","date":"2025-08-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-14","scope":"Plumbing Permit (Interior) for combo CP-2025-002865"},{"number":"EP-2025-005724","date":"2025-08-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-01","scope":"Electrical Permit for combo CP-2025-002865"},{"number":"MP-2025-003295","date":"2025-08-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-10-14","scope":"Mechanical / Fuel Gas Permit for combo CP-2025-002865"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","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":["6 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":"Use permit #286001: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: 989119 (Expired), CP-2021-003924 (Expired), PP-2021-013836 (Expired), FP-2021-002341 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 7, 2006.","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jun 19, 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/"}]}