{"asOf":"2026-07-18T21:04:01.140Z","block":"400-499 E GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-e-girard-ave","address":"402 E GIRARD AVE","parcelNumber":"871095800","source":"https://property.phila.gov/?p=871095800","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"TG PROPERTIES LLC","coOwner":null,"marketValue":256600,"landAssessment":51320,"improvementAssessment":205280,"livableArea":2037,"yearBuilt":1900,"lastSale":{"price":92500,"date":"2009-12-29T05:00:00Z"},"openViolations":0,"violations":[{"number":"1589957","date":"2010-02-09","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1589956","date":"2010-02-09","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"226606","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2010-02-09","completedDate":"2010-09-10","violations":[{"number":"1589957","date":"2010-02-09","code":"A-301.1/2","title":"PERMB- CONST ADDITION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1589956","date":"2010-02-09","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":2,"worst":null}],"investigations":[{"caseNumber":"73235","date":"2006-08-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"73235","date":"2006-09-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"73235","date":"2006-09-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"226606","date":"2010-02-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"226606","date":"2010-09-10","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"73235","date":"2010-09-13","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":0},{"y":2010,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.970024252250234,"lng":-75.13017724962171,"geom":{"type":"Polygon","coordinates":[[[-75.13016324,39.969948221],[-75.130236649,39.97008624],[-75.130191979,39.970100438],[-75.130117697,39.969963286],[-75.13016324,39.969948221]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":756,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1708-14 S 25TH ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR TAKE-OUT ICE CREAM PARLOR (TAKE OUT RESTAURANT). FOOD SERVE IN DISPOSABLE WARE. NO LIVE ENTERTAINMENT, NO DISPENSING WINDOW, NO SALE OF ALCOHOLIC BEVERAGES FOR TAKE-OUT ON 1ST FLOOR IN THE SAME BUILDING WITH EXISTING ONE (1) FAMI","status":"CLOSED","outcome":"Granted with conditions","date":"2010-12-07","number":"13222","relatedPermit":"290699"},{"type":"Building standards appeal","grounds":"ON 12/29/2017, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #839684.","status":"CLOSED","outcome":"Withdrawn","date":"2018-01-31","number":"32706","relatedPermit":"839684"},{"type":"Building standards appeal","grounds":"ON 11/16/2018, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #923603.","status":"OPEN","outcome":null,"date":"2018-12-20","number":"35839","relatedPermit":"923603"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":203700,"taxable":110628,"land":18900,"improvement":184800,"taxableLand":18900,"taxableImprovement":91728,"exemptLand":0,"exemptImprovement":93072},{"y":2017,"v":203700,"taxable":110628,"land":18900,"improvement":184800,"taxableLand":18900,"taxableImprovement":91728,"exemptLand":0,"exemptImprovement":93072},{"y":2018,"v":264200,"taxable":157751,"land":52840,"improvement":211360,"taxableLand":52840,"taxableImprovement":104911,"exemptLand":0,"exemptImprovement":106449},{"y":2019,"v":355300,"taxable":212146,"land":71060,"improvement":284240,"taxableLand":71060,"taxableImprovement":141086,"exemptLand":0,"exemptImprovement":143154},{"y":2020,"v":358800,"taxable":214236,"land":71760,"improvement":287040,"taxableLand":71760,"taxableImprovement":142476,"exemptLand":0,"exemptImprovement":144564},{"y":2021,"v":358800,"taxable":214236,"land":71760,"improvement":287040,"taxableLand":71760,"taxableImprovement":142476,"exemptLand":0,"exemptImprovement":144564},{"y":2022,"v":358800,"taxable":358800,"land":71760,"improvement":287040,"taxableLand":71760,"taxableImprovement":287040,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":376700,"taxable":376700,"land":75300,"improvement":301400,"taxableLand":75300,"taxableImprovement":301400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":376700,"taxable":376700,"land":75300,"improvement":301400,"taxableLand":75300,"taxableImprovement":301400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":203100,"taxable":203100,"land":40620,"improvement":162480,"taxableLand":40620,"taxableImprovement":162480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":203100,"taxable":203100,"land":40620,"improvement":162480,"taxableLand":40620,"taxableImprovement":162480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":256600,"taxable":256600,"land":51320,"improvement":205280,"taxableLand":51320,"taxableImprovement":205280,"exemptLand":0,"exemptImprovement":0}],"taxNow":2843,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"257853","date":"2010-01-19","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2010-03-12","scope":"INTERIOR DEMOLITION OF NON- STRUCTURAL ITEMS IN A VACANT BUILDING. FIRE RATED PARTITIONS MUST STAY INTACT. A SEPARATE PERMIT FOR RENOVATIONS IS REQUIRED. A LICENSED CONTRACTEOR IS REQUIRED FOR THIS ACTIVITY. THE DISTRICT INSPECTOR SHALL ANNOTATE THE PERMIT WITH THIS PERTINENT INFORMATION."},{"number":"258905","date":"2010-02-09","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2010-02-09","scope":"PARTIAL DEMO OF THE EXISTING ONE STORY PORTION ON THE REAR AND COMMERCIAL SPACE ON 1ST FLOOR AND ONE APARTMENT ON 2ND & 3RD FLR"},{"number":"261857","date":"2010-03-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-01-11","scope":"INTERIOR ALTERATIONS AND PARTIAL DEMO OF REAR PORTION."},{"number":"269670","date":"2010-03-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-11-04","scope":"INSTALLING (3) HEATERS:1ST HEATER IN BASEMENT 125,000 BTU'S @92% WITH 5 TON A/C CONDENSER IN REAR ,2ND HEATER SET IN 2ND-FLOOR UTILITY CLOSET 75,000 BTU'S @92% 3 TON A/C CONDENSER IN REAR,3RD HEATER PLACED IN 3RD-FLOOR UTILITY CLOSET 75,000 BTU'S @92% WITH 3 TON A/C CONDENSER SET IN REAR, INCLUDING RELATED DUCT-WORK THROUGH-OUT."},{"number":"272739","date":"2010-04-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-20","scope":"THROUGHOUT 2FD, INSTALL 200A SERVICE WITH 2 METERS AND WIRE BUILDING AS PER 2008 NEC"},{"number":"275200","date":"2010-04-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-11-04","scope":"12 FIXTURES WITH PIPING FOR 3 DWELLING UNITS THROUGHOUT"},{"number":"276858","date":"2010-05-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-05-07","scope":"REPLACE CURB TRAP AND FRESH AIR INLET, WATER DISTRIBUTION PIPE FROM CITY MAIN TO METER"},{"number":"270606","date":"2010-05-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-06-08","scope":"DEMOLITION OF EXISTING FRONT FACADE. REBUILDING FRONT FACADE AS DETAILED ON DRAWINGS."},{"number":"276910","date":"2010-12-30","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-01-11","scope":"INSTALL FIRE SPRINKLER SYSTEM THROUGHOUT AND NEW BACKFLOW SYSTEM AS PER PLAN."},{"number":"290699","date":"2011-04-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-04-13","scope":"GOING FROM VACANT SPACE TO ICE CREAM PALOR ON GROUND FL"},{"number":"335507","date":"2011-04-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-04-13","scope":"ADDING SIGN TO EXISTING ICE CREAM PLACE."},{"number":"515330","date":"2014-01-15","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-01-23","scope":"APPLY STUCCO ON WEST SIDE WALL(MIXED USE)"},{"number":"772339","date":"2017-06-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-04-13","scope":"FOR UNDERPINNING OF EXISTING FOUNDATION WALL AS PER APPROVED PLANS."},{"number":"923844","date":"2019-01-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2019-07-17","scope":"PRESCRIPTIVE ALTERATIONS WITHIN THE FIRST FLOOR OF A THREE (3) STORY ABOVE GRADE PLANE WITH UTILITY BASEMENT BUILDING TO CREATE AN OPENING WITHIN EXISTING PARTY WALL BETWEEN 400 AND 402 E GIRARD AVE TO EXPAND COFFEE SHOP ACTIVITY ONTO ADJACENT PROPERTY'S FIRST FLOOR LEVEL AS PER APPROVED PLANS AND BBS VARIANCE NO. 35839. *SEE A/P 923603 FOR PLANS* EXISTING BUILDINGS NOT REQUIRED TO BE SPRINKLERED. **FIRE ALARM SYSTEM SHALL BE TIED TOGETHER BETWEEN BOTH BUILDINGS, OPENING SHALL HAVE A RATED LINTEL AND PERMIT MUST BE OBTAINED TO CLOSE OFF OPENING IF TENANT SPACES ARE SEPARATED PER BBS VARIANCE PROVISO**"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Major alteration"},{"y":2010,"k":"viol","w":"2 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2010,"k":"appeal","w":"Appeal granted with conditions"},{"y":2010,"k":"permit","w":"Suppression"},{"y":2011,"k":"permit","w":"Use"},{"y":2011,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"permit","w":"Alteration"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2018,"k":"appeal","w":"Appeal withdrawn"},{"y":2018,"k":"appeal","w":"Appeal filed"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"528401","type":"Rental","status":"Active","businessName":"TG PROPERTIES LLC","legalName":"TG PROPERTIES LLC","address":"402 E GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2011-03-23","latestIssueDate":"2026-02-05","expirationDate":"2027-02-28","inactiveDate":null},{"number":"532888","type":"Food Preparing and Serving","status":"Inactive","businessName":"TG PROPERTIES LLC","legalName":"TG PROPERTIES LLC","address":"402 E GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-05-12","latestIssueDate":"2013-10-01","expirationDate":"2014-04-30","inactiveDate":null},{"number":"613475","type":"Food Preparing and Serving","status":"Inactive","businessName":"AMR GHAZI (FALFLE HUMMUS)","legalName":"AMR GHAZI","address":"402 E GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-12-27","latestIssueDate":"2016-06-15","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"}],"licenseActivity":[{"number":"613475","type":"Food Preparing and Serving","businessName":"AMR GHAZI (FALFLE HUMMUS)","legalName":"AMR GHAZI","issuedDate":"2013-12-27","latestIssueDate":"2016-06-15","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"532888","type":"Food Preparing and Serving","businessName":"TG PROPERTIES LLC","legalName":"TG PROPERTIES LLC","issuedDate":"2011-05-12","latestIssueDate":"2013-10-01","closureDate":"2014-04-30","expirationDate":"2014-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"528401","type":"Rental","businessName":"TG PROPERTIES LLC","legalName":"TG PROPERTIES LLC","issuedDate":"2011-03-23","latestIssueDate":"2026-02-05","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-10","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $203,100 to $256,600","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":"Use permit #290699: 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":"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":"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":"3 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Sep 13, 2010.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #532888: Inactive; Food Preparing and Serving #613475: Inactive since Jun 29, 2017","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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 2 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/"}],"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/"}]}