{"asOf":"2026-07-26T06:49:15.681Z","block":"8100-8199 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/8100-8199-germantown-ave","address":"8100 GERMANTOWN AVE","parcelNumber":"871000220","source":"https://property.phila.gov/?p=871000220","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"ZV0","buildingCodeNew":"821","buildingClass":"MISC DAY CARE MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"STEWARDS OF 8100 LLC","coOwner":null,"marketValue":2514700,"landAssessment":502900,"improvementAssessment":2011800,"livableArea":8308,"yearBuilt":2024,"lastSale":{"price":558500,"date":"2018-01-02T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-009087","date":"2023-02-10","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-02-10","resolution":"SVN ISSUED"},{"number":"VI-2024-095350","date":"2024-11-27","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"CLOSED","resolutionDate":"2025-04-12","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-095351","date":"2024-11-27","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2025-04-12","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-080005","date":"2025-10-08","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2025-11-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2023-011613","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-02-10","completedDate":null,"violations":[{"number":"VI-2023-009087","date":"2023-02-10","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-02-10","resolution":"SVN ISSUED"}]},{"number":"CF-2024-123471","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-11-27","completedDate":"2025-04-12","violations":[{"number":"VI-2024-095350","date":"2024-11-27","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"CLOSED","resolutionDate":"2025-04-12","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-095351","date":"2024-11-27","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"CLOSED","resolutionDate":"2025-04-12","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2025-111184","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-08","completedDate":"2025-11-19","violations":[{"number":"VI-2025-080005","date":"2025-10-08","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2025-11-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2023,"n":1,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2023-011613","date":"2023-02-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-123471","date":"2024-11-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-123471","date":"2025-01-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-123471","date":"2025-04-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-111184","date":"2025-10-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-111184","date":"2025-11-19","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.07189352802633,"lng":-75.20205154318802,"geom":{"type":"Polygon","coordinates":[[[-75.202121969,40.07175511],[-75.202205121,40.0718037],[-75.201967158,40.072044617],[-75.201910309,40.071966628],[-75.202121969,40.07175511]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-011542","type":"Fire Alarm Certification","inspectionDate":"2023-05-31","result":"Certified","expirationDate":"2024-05-31","buildingId":"1113700"},{"number":"BC-2025-030585","type":"Fire Alarm Certification","inspectionDate":"2025-09-18","result":"Certified","expirationDate":"2026-09-18","buildingId":"1113700"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":null,"baths":null,"stories":null,"lotArea":3063,"zoning":"CMX1","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"650 SENTRY PKWY, BLUE BELL PA, 19422","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit FOR USE AS ANIMAL SERVICES (BOARDING AND OTHER SERVICES) ON THE GROUND FLOOR, LESS THAN 2,000 SQ. FT. OF GROSS FLOOR AREA (GFA), WITH ALL OTHER USES IN THE SAME STRUCTURE AS THE PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION.","status":"Completed","outcome":"Granted","date":"2025-04-04","number":"ZP-2024-010617","relatedPermit":"ZP-2024-010617"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1800000,"taxable":360000,"land":360000,"improvement":1440000,"taxableLand":360000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1440000},{"y":2026,"v":1800000,"taxable":360000,"land":360000,"improvement":1440000,"taxableLand":360000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1440000},{"y":2027,"v":2514700,"taxable":502900,"land":502900,"improvement":2011800,"taxableLand":502900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2011800}],"taxNow":5039,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1044746","date":"2020-02-12","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2020-07-06","scope":"COMPLETE DEMOLITION OF A DETACHED ONE-STORY, MASONRY AND WOOD EDUCATIONAL BUILDING BY HAND METHODS. PORTION OF EXTERIOR WALL TO REMAIN AND BE SHORED AS RETAINING WALL. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. COMPLETE SIDEWALK CLOSURE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"CP-2020-001858","date":"2020-10-16","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-02","scope":"FOR THE ERECTION OF A FOUR (4) STORY ATTACHED MIXED-USE STRUCTURE FOR USE AS VACANT COMMERCIAL SPACE ON THE FIRST FLOOR (USE REGERSTRAITON REQUIRED PRIOR TO OCCUPANCY), AND A TWO-FAMILY HOUSEHOLD LIVING ABOVE, WITH TWO (2) PARKING SPACES (EXTERIOR). ALL WORK TO BE DONE PER APPROVED PLANS. BUILDING TO BE SPRINKLERED PER NFPA 13 SYSTEM THROUGHOUT. IF FIELD CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 9.5 FEET OF THE BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.***2018 IBC***"},{"number":"MP-2021-004560","date":"2021-08-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-08-01","scope":"FOR A MECHANICAL SYSTEM TO INCLUDE THE INSTALLATION OF THREE (3) GAS FURNACES, WITH REGISTERS/DIFFUSERS AND ASSOCIATED DUCTWORK, AS PER APPROVED PLANS."},{"number":"FP-2022-000144","date":"2022-02-01","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-08-01","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 4\" MAIN FIRE SERVICE LINE WITH 4\" AMES 2000SS BACKFLOW PREVENTION ASSEMBLY AND ONE (1) STANDPIPE RISER COMPLYING WITH NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2021-024563","date":"2022-03-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-01","scope":"Installing new 6\" curb trap 'water service ,cast iron drains on 1 st floor and underslab ,pvc drains on second and 3rd floor and pex water on second and third floor with copper on 1st flr"},{"number":"EP-2021-014901","date":"2022-05-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-06-29","scope":"New interior wiring per drawings. New 800A electric service per drawings as per 2017 NEC. Install fire alarm system as per 2016 NFPA 72."},{"number":"ZP-2024-009949","date":"2024-10-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Pets and Pet Supplies; Animal Services"},{"number":"CP-2024-005001","date":"2024-11-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-11-20","scope":"FOR A TENANT FITOUT TO AN EXISTING SPACE LOCATED ON THE FIRST FLOOR LEVEL OF AN EXISTING STRUCTURE. WORK TO INCLUDE A CHANGE IN OCCUPANCY FOR THE CREATION OF A BUSINESS (FOR ANIMAL SERVICES~ NO BOARDING FOR MORE THAN 24HRS) AND MERCANTILE OCCUPANCY. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. BUILDING TO BE FULLY SPRINKLERED. 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-2025-000672","date":"2025-01-31","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-20","scope":"ALTERATION/FIT-OUT TO DOG WASH. DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR 7 FIXTURES. ALL WORK PERFOMRED IN COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"ZP-2024-010617","date":"2025-02-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Animal Services - Boarding and Other Services"},{"number":"MP-2025-000484","date":"2025-02-25","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-20","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."},{"number":"EP-2025-001192","date":"2025-04-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-11-06","scope":"1st floor tenant fit-out. On existing 400amp breaker panel. Partial rewire with outlets, lights, fixtures, switches, emergency lighting, smoke/co detectors, minor relocation of existing fire alarm system as per attached plans. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72."},{"number":"PP-2025-016412","date":"2025-12-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-01-12","scope":"REPLACE 1.5 BACKFLOW DEVICE."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"1012195","type":"Rental","status":"Active","businessName":"Stewards of 8100, LLC","legalName":"Stewards of 8100, LLC","address":"8100 GERMANTOWN AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-07-08","latestIssueDate":"2026-07-08","expirationDate":"2027-07-07","inactiveDate":null}],"licenseActivity":[{"number":"1012195","type":"Rental","businessName":"Stewards of 8100, LLC","legalName":"Stewards of 8100, LLC","issuedDate":"2026-07-08","latestIssueDate":"2026-07-08","closureDate":null,"expirationDate":"2027-07-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":2,"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":["7 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 40% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,800,000 to $2,514,700","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":"Appeal #ZP-2024-010617: Completed · Granted; related permit ZP-2024-010617. The history also contains “OCCUPIED W/O FINAL APPROVAL.”","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-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 (650 SENTRY PKWY, BLUE BELL PA, 19422).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 19, 2025.","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":"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 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 3 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Sep 18, 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/"}]}