{"asOf":"2026-07-29T14:09:34.754Z","block":"300-399 E GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-e-girard-ave","address":"322 E GIRARD AVE","parcelNumber":"871000099","source":"https://property.phila.gov/?p=871000099","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":null,"buildingCodeNew":"25","buildingClass":null,"buildingClassNew":"ROW MODERN","useLabel":"Mixed-use","owner":"PHILADELPHIA OPPORTUNITY","coOwner":null,"marketValue":1000000,"landAssessment":200000,"improvementAssessment":800000,"livableArea":2320,"yearBuilt":2024,"lastSale":{"price":390750,"date":"2019-07-25T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.969792907686276,"lng":-75.13083387212872,"geom":{"type":"Polygon","coordinates":[[[-75.130759286,39.969728395],[-75.130825836,39.969705863],[-75.130908143,39.969857738],[-75.130842638,39.969880294],[-75.130759286,39.969728395]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-019847","type":"Fire Alarm Certification","inspectionDate":"2024-07-02","result":"Certified","expirationDate":"2025-07-02","buildingId":"3000562"},{"number":"BC-2024-024081","type":"Sprinkler Certification","inspectionDate":"2024-08-06","result":"Certified","expirationDate":"2025-08-06","buildingId":"3000562"},{"number":"BC-2025-017114","type":"Fire Alarm Certification","inspectionDate":"2025-06-24","result":"Certified","expirationDate":"2026-06-24","buildingId":"3000562"},{"number":"BC-2026-001613","type":"Sprinkler Certification","inspectionDate":"2025-08-05","result":"Certified","expirationDate":"2026-08-05","buildingId":"3000562"},{"number":"BC-2026-017172","type":"Fire Alarm Certification","inspectionDate":"2026-06-16","result":"Certified","expirationDate":"2027-06-16","buildingId":"3000562"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":4,"baths":3,"stories":3,"lotArea":1200,"zoning":"CMX2","grade":"C+","basement":"C","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"PO BOX 4463, WILMINGTON DE, 19807","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":140000,"taxable":140000,"land":140000,"improvement":0,"taxableLand":140000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":140000,"taxable":140000,"land":140000,"improvement":0,"taxableLand":140000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1000000,"taxable":1000000,"land":200000,"improvement":800000,"taxableLand":200000,"taxableImprovement":800000,"exemptLand":0,"exemptImprovement":0}],"taxNow":1960,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"FP-2022-000387","date":"2022-03-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-11-09","scope":"For the installation of an automatic wet sprinkler system in accordance with NFPA 13 (using a new, two (2) inch fire service line as per PWD Utility Plan dated 01/02/2020, a new, two-and-a-half (2-1/2\") backflow prevention device located within the basement, and one (1), four (4) inch standpipe within the exit stairway installed as per NFPA 14), throughout a new four (4) story attached structure (w/roof deck and pilot house enclosing access stairs only) to be used as Vacant Commercial Space and Group R-3 (Two (2) Dwelling Units), as per plans and hydraulic calculations; see CP-2020-004893 for building permit."},{"number":"MP-2022-001220","date":"2022-04-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-11-09","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH 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; SEE CP-2020-004893 FOR ASSOCIATED BUILDING PERMIT."},{"number":"PP-2022-006864","date":"2022-05-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-09","scope":"Installing 1\" Water Service, 5\" Curb Trap, 4\" Main Drain & 4\" Fresh air Inlet"},{"number":"PP-2022-005547","date":"2022-05-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-11-09","scope":"New construction, interior & exterior plumbing. +All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2006,"k":"land","p":195000},{"y":2015,"k":"land","p":225000},{"y":2019,"k":"land","p":390750},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction or Additions"}],"rented":false,"licenses":[{"number":"246311","type":"Rental","status":"Inactive","businessName":"TEMINO DANIEL SR","legalName":"TEMINO DANIEL SR","address":"322 E GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-08-18","latestIssueDate":"2004-08-18","expirationDate":"2005-02-28","inactiveDate":null},{"number":"609641","type":"Rental","status":"Inactive","businessName":"HUGHES HOLDINGS LLC (ROBERT BARNES AGENT)","legalName":"HUGHES HOLDINGS LLC","address":"322 E GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2013-11-05","latestIssueDate":"2015-04-15","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"}],"licenseActivity":[{"number":"609641","type":"Rental","businessName":"HUGHES HOLDINGS LLC (ROBERT BARNES AGENT)","legalName":"HUGHES HOLDINGS LLC","issuedDate":"2013-11-05","latestIssueDate":"2015-04-15","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"246311","type":"Rental","businessName":"TEMINO DANIEL SR","legalName":"TEMINO DANIEL SR","issuedDate":"2004-08-18","latestIssueDate":"2004-08-18","closureDate":"2005-02-28","expirationDate":"2005-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 614% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $140,000 to $1,000,000","no permit shown in 2026-2028"],"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":"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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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 16, 2027; Sprinkler Certification: Certified through Aug 5, 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":"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/"}]}