{"asOf":"2026-07-29T09:25:10.629Z","block":"400-499 E GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-e-girard-ave","address":"405 E GIRARD AVE","parcelNumber":"871000239","source":"https://property.phila.gov/?p=871000239","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CF0","buildingCodeNew":"820","buildingClass":"APT BOARDING HOME MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"401 E GIRARD AVE LLC","coOwner":null,"marketValue":498500,"landAssessment":99700,"improvementAssessment":398800,"livableArea":3196,"yearBuilt":1900,"lastSale":{"price":4,"date":"1943-01-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-059990","date":"2023-08-11","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2024-08-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-059988","date":"2023-08-11","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-08-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-059989","date":"2023-08-11","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2024-08-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-059991","date":"2023-08-11","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2024-08-01","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2023-081291","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-14","completedDate":"2024-08-02","violations":[{"number":"VI-2023-059990","date":"2023-08-11","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2024-08-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-059988","date":"2023-08-11","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2024-08-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-059989","date":"2023-08-11","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2024-08-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-059991","date":"2023-08-11","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"COMPLIED","resolutionDate":"2024-08-01","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2023,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2023-081291","date":"2023-08-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-081291","date":"2024-08-02","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.970518486329304,"lng":-75.1303556589586,"geom":{"type":"Polygon","coordinates":[[[-75.130271185,39.970430466],[-75.130328051,39.97040968],[-75.130439997,39.970607336],[-75.13038405,39.970627627],[-75.130271185,39.970430466]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-008864","type":"Fire Alarm Certification","inspectionDate":"2025-04-04","result":"Certified","expirationDate":"2026-04-04","buildingId":"1024527"},{"number":"BC-2026-002418","type":"Fire Alarm Certification","inspectionDate":"2026-01-23","result":"Certified","expirationDate":"2027-01-23","buildingId":"1024527"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":3,"lotArea":1305,"zoning":"CMX2","grade":"1","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1124 INDIAN CREEK RD, WYNNEWOOD PA, 19096","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":494700,"taxable":252500,"land":98940,"improvement":395760,"taxableLand":98940,"taxableImprovement":153560,"exemptLand":0,"exemptImprovement":242200},{"y":2026,"v":494700,"taxable":413967,"land":98940,"improvement":395760,"taxableLand":98940,"taxableImprovement":315027,"exemptLand":0,"exemptImprovement":80733},{"y":2027,"v":498500,"taxable":498500,"land":99700,"improvement":398800,"taxableLand":99700,"taxableImprovement":398800,"exemptLand":0,"exemptImprovement":0}],"taxNow":5795,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2023-001011","date":"2023-02-06","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-02-22","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2023-008988","date":"2023-09-06","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant; Residential - Household Living - Two-Family"},{"number":"CP-2023-004729","date":"2023-10-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-01-02","scope":"LEVEL III ALTERATIONS WITH COMPLETE CHANGE OF OCCUPANCY TO CREATE A SHELL COMMERCIAL SPACE (USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) IN THE FIRST FLOOR AND BASEMENT AND TWO (2) DWELLING UNITS ABOVE IN AN EXISTING THREE (3) STORY BUILDING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT #1 to change the exterior ramp to platform lift only for accessible entrance."},{"number":"EP-2023-009614","date":"2023-10-31","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-08","scope":"Electrical Permit for combo CP-2023-004729"},{"number":"MP-2023-004401","date":"2023-10-31","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-12-31","scope":"Mechanical / Fuel Gas Permit for combo CP-2023-004729"},{"number":"PP-2023-013790","date":"2023-10-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-12-31","scope":"Plumbing Permit (Interior) for combo CP-2023-004729"},{"number":"FP-2024-001003","date":"2024-06-03","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-12-31","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13 STANDARD WITH A 2 INCH FIRE SERVICE LINE AND SPRNKLER LAYOUT AS PER PLANS."},{"number":"PP-2025-005220","date":"2025-04-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-15","scope":"Replace 1\" water service, curb to foundation wall."},{"number":"PP-2025-008005","date":"2025-06-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-12-31","scope":"Replace 5\" curb trap with fresh air inlet. Replace main house drain"},{"number":"ZP-2026-007631","date":"2026-07-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"1000960","type":"Rental","status":"Active","businessName":"401 E Girard LLC","legalName":"401 E Girard LLC","address":"405 E GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-03-04","latestIssueDate":"2026-03-04","expirationDate":"2027-03-03","inactiveDate":null}],"licenseActivity":[{"number":"1000960","type":"Rental","businessName":"401 E Girard LLC","legalName":"401 E Girard LLC","issuedDate":"2026-03-04","latestIssueDate":"2026-03-04","closureDate":null,"expirationDate":"2027-03-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","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":["9 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":"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-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 (1124 INDIAN CREEK RD, WYNNEWOOD PA, 19096).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1900 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 2, 2024.","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":"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 1 case.","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 Jan 23, 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/"}]}