{"asOf":"2026-07-25T00:19:07.540Z","block":"300-399 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-w-girard-ave","address":"301-21 W GIRARD AVE","parcelNumber":"781142700","source":"https://property.phila.gov/?p=781142700","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"YF0","buildingCodeNew":"238","buildingClass":"HEALTH FAC CLINIC MASONRY","buildingClassNew":"MEDICAL OFFICE BLDNG","useLabel":"Commercial","owner":"CITY OF PHILA","coOwner":null,"marketValue":1858700,"landAssessment":353153,"improvementAssessment":1505547,"livableArea":21000,"yearBuilt":1985,"lastSale":{"price":1,"date":"1983-01-13T05:00:00Z"},"openViolations":0,"violations":[{"number":"2180142","date":"2008-07-16","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2180143","date":"2008-07-16","code":"FC-901.4/1","title":"OBTAIN PERMIT EXTEN SPRKLR SYS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-054186","date":"2021-08-03","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-054185","date":"2021-08-03","code":"FC-13-901.6","title":"FIRE SYSTEMS MAINTAINED","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"169682","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2008-07-16","completedDate":"2011-10-20","violations":[{"number":"2180142","date":"2008-07-16","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2180143","date":"2008-07-16","code":"FC-901.4/1","title":"OBTAIN PERMIT EXTEN SPRKLR SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-074960","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PUBLIC PROPERTY","status":"CLOSED","createdDate":"2021-08-09","completedDate":"2025-05-16","violations":[{"number":"VI-2021-054186","date":"2021-08-03","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-054185","date":"2021-08-03","code":"FC-13-901.6","title":"FIRE SYSTEMS MAINTAINED","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2021,"n":2,"worst":null}],"investigations":[{"caseNumber":"169682","date":"2008-07-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"169682","date":"2010-11-03","type":"CI INSP","status":"FAILED"},{"caseNumber":"169682","date":"2011-08-16","type":"CI INSP","status":"PASSED"},{"caseNumber":"169682","date":"2011-10-06","type":"CI INSP","status":"PASSED"},{"caseNumber":"169682","date":"2011-10-19","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2021-074960","date":"2021-08-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-074960","date":"2022-11-25","type":null,"status":"FAILED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2010,"fails":1,"passes":0},{"y":2011,"fails":0,"passes":3},{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97024632501699,"lng":-75.14187486801681,"geom":{"type":"Polygon","coordinates":[[[-75.142167596,39.970589502],[-75.141460347,39.970502789],[-75.141581834,39.969902857],[-75.142289943,39.969990477],[-75.142167596,39.970589502]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2021-001931","type":"Fire Alarm Certification","inspectionDate":"2021-06-15","result":"Deficient","expirationDate":null,"buildingId":"1039569"},{"number":"BC-2023-017639","type":"Sprinkler Certification","inspectionDate":"2023-08-10","result":"Certified","expirationDate":"2024-08-10","buildingId":"1039569"},{"number":"BC-2025-026508","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-10-08","result":"Certified","expirationDate":"2026-10-08","buildingId":"1039569"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":44000,"zoning":"CMX3","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1401 JOHN F KENNEDY BLVD, PHILADELPHIA PA, 19102","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1743600,"taxable":0,"land":337040,"improvement":1406560,"taxableLand":0,"taxableImprovement":0,"exemptLand":337040,"exemptImprovement":1406560},{"y":2017,"v":1743600,"taxable":0,"land":337040,"improvement":1406560,"taxableLand":0,"taxableImprovement":0,"exemptLand":337040,"exemptImprovement":1406560},{"y":2018,"v":1858700,"taxable":0,"land":353153,"improvement":1505547,"taxableLand":0,"taxableImprovement":0,"exemptLand":353153,"exemptImprovement":1505547},{"y":2019,"v":1858700,"taxable":0,"land":353153,"improvement":1505547,"taxableLand":0,"taxableImprovement":0,"exemptLand":353153,"exemptImprovement":1505547},{"y":2020,"v":1858700,"taxable":0,"land":353153,"improvement":1505547,"taxableLand":0,"taxableImprovement":0,"exemptLand":353153,"exemptImprovement":1505547},{"y":2021,"v":1858700,"taxable":0,"land":353153,"improvement":1505547,"taxableLand":0,"taxableImprovement":0,"exemptLand":353153,"exemptImprovement":1505547},{"y":2022,"v":1858700,"taxable":0,"land":353153,"improvement":1505547,"taxableLand":0,"taxableImprovement":0,"exemptLand":353153,"exemptImprovement":1505547},{"y":2023,"v":1858700,"taxable":0,"land":353153,"improvement":1505547,"taxableLand":0,"taxableImprovement":0,"exemptLand":353153,"exemptImprovement":1505547},{"y":2024,"v":1858700,"taxable":0,"land":353153,"improvement":1505547,"taxableLand":0,"taxableImprovement":0,"exemptLand":353153,"exemptImprovement":1505547},{"y":2025,"v":1858700,"taxable":0,"land":353153,"improvement":1505547,"taxableLand":0,"taxableImprovement":0,"exemptLand":353153,"exemptImprovement":1505547},{"y":2026,"v":1858700,"taxable":0,"land":353153,"improvement":1505547,"taxableLand":0,"taxableImprovement":0,"exemptLand":353153,"exemptImprovement":1505547},{"y":2027,"v":1858700,"taxable":0,"land":353153,"improvement":1505547,"taxableLand":0,"taxableImprovement":0,"exemptLand":353153,"exemptImprovement":1505547}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"92873","date":"2007-09-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-03-13","scope":"PROVIDE A NEW 100 AMP FEED FOR NEW REPLACEMENT OF X-RAY MACHINE. PROVIDE MISC WORK TO INSTALL NEW X-RAY MACHINE. (CC DIST)"},{"number":"134047","date":"2008-03-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-11-05","scope":"INSTALLATION OF 240 KW GENERATOR & 1200/A ATS (CC DIST)"},{"number":"274166","date":"2010-05-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-20","scope":"NEW PANELBOARD AND 100/3 FEEDER, RE-FEED HEATERS,FLOOR RECEPTACLES, GFCI RECEPTACLES, IG RECEPTACLES AND STANDARD RECEPTACLES AS PER 2008 NEC (CC DISTRICT)"},{"number":"318433","date":"2011-01-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLATION OF 140 CATEGORY 6 PLENUM 4 PAIR CABLES USING \"J\" HOOKS AND FIRE STOP AS 2008 NEC (CC DIST)"},{"number":"359073","date":"2011-10-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-02-26","scope":"INSTALLATION OF NEW CONDENSER, AC UNIT, EXHAUST FAN AND RELATED DUCTWORK AS PER PLANS."},{"number":"374621","date":"2011-12-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-09-03","scope":"INSTALLATION OF AN AUTOMATIC CLEAN AGENT FIRE SUPPRESSION SYSTEM PER ENGINEER'S PLANS IN ACCORDNACE WITH NFPA 2001 FOR ELECTRONIC RECORD STORAGE ROOM IN AN EXISTING HEALTH CENTER. SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL WORK."},{"number":"380634","date":"2012-01-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-10-19","scope":"REPLACE HAND SINK IN THE EXAM ROOM, HEATH CENTER"},{"number":"ZP-2021-004461","date":"2021-09-01","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF THREE(3) STRUCTURES ( TRAILERS)(150 SF EACH) ON LOT AND ONE(1) EXISTING STRUCTURE REMAINS. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"EP-2020-007365","date":"2021-10-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-07","scope":"INSTALL A 200 AMP TEMP SERVICE WITH (3) 60 AMP DISCONNECTS AND FEEDERS TO THE THREE TRAILERS. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"CP-2024-003181","date":"2024-07-31","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-01-08","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE IN OCCUPANCY) TO THE EXISTING STRUCTURE. FOR USE AS PREVIOUSLY APPROVED. ALTERATIONS TO INCLUDE INSTALLATION OF NEW WALL PARTITIONS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT AS PER-APPROVED PLANS. ALL WORK TO BE DONE PER APPROVED PLANS. ** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK**IEBC 2018**EXISTING BUILDING FULLY SPRINKLERED** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK**"},{"number":"PP-2024-011978","date":"2024-08-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-01-08","scope":"Replacement of fixtures with some relocations 6 KITCHEN SINKS 1 LAV 1 WATER CLOSET"},{"number":"EP-2024-009139","date":"2024-10-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-24","scope":"Furnish and install new wiring devices and lighting fixtures as per 2017 NEC. Install new fire alarm devices and cables as per 2016 NFPA 72. Panels are existing."},{"number":"MP-2024-004315","date":"2024-12-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-01-08","scope":"FOR A NEW MECHANICAL SYSTEM INSTALLATION FOR AN EXISTING STRUCTURE. WORK TO INCLUDE THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"FP-2025-000113","date":"2025-01-17","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-01-08","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. Relocate (23) sprinklers to accommodate interior alterations"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Suppression"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2021,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"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":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Fire Alarm Certification: Deficient; Sprinkler Certification: Certified through Aug 10, 2024; Emergency and Standby Power Systems Certification: Certified through Oct 8, 2026","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Nov 25, 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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 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/"}]}