{"asOf":"2026-07-27T05:00:43.690Z","block":"2800-2899 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-w-girard-ave","address":"2811 W GIRARD AVE","parcelNumber":"871133000","source":"https://property.phila.gov/?p=871133000","ownerType":"owner-occupied","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":"KIM SOO JA","coOwner":null,"marketValue":713500,"landAssessment":142700,"improvementAssessment":570800,"livableArea":3659,"yearBuilt":1915,"lastSale":{"price":360000,"date":"2012-11-19T05:00:00Z"},"openViolations":2,"violations":[{"number":"VI-2026-015420","date":"2026-03-18","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-07-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-015421","date":"2026-03-18","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-05-21","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2026-024964","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUS ED & ENFORCE INVESTIGATOR ","status":"IN VIOLATION","createdDate":"2026-03-18","completedDate":null,"violations":[{"number":"VI-2026-015420","date":"2026-03-18","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-07-07","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-015421","date":"2026-03-18","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-05-21","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2026-024964","date":"2026-03-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-024964","date":"2026-05-21","type":null,"status":"FAILED"}],"inspYears":[{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97466954790046,"lng":-75.18225487061626,"geom":{"type":"Polygon","coordinates":[[[-75.182229846,39.974809687],[-75.182192711,39.974804939],[-75.182254043,39.974525989],[-75.182316928,39.974533554],[-75.182255884,39.974813171],[-75.182229846,39.974809687]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2026-018065","type":"Fire Alarm Certification","inspectionDate":"2026-06-25","result":"Certified","expirationDate":"2027-06-25","buildingId":"1025064"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1872,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2811 W GIRARD AVE, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":179300,"taxable":179300,"land":45000,"improvement":134300,"taxableLand":45000,"taxableImprovement":134300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":179300,"taxable":179300,"land":45000,"improvement":134300,"taxableLand":45000,"taxableImprovement":134300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":356100,"taxable":356100,"land":71220,"improvement":284880,"taxableLand":71220,"taxableImprovement":284880,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":366700,"taxable":366700,"land":73340,"improvement":293360,"taxableLand":73340,"taxableImprovement":293360,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":370300,"taxable":370300,"land":74060,"improvement":296240,"taxableLand":74060,"taxableImprovement":296240,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":370300,"taxable":370300,"land":74060,"improvement":296240,"taxableLand":74060,"taxableImprovement":296240,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":370300,"taxable":370300,"land":74060,"improvement":296240,"taxableLand":74060,"taxableImprovement":296240,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":545800,"taxable":545800,"land":109160,"improvement":436640,"taxableLand":109160,"taxableImprovement":436640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":545800,"taxable":545800,"land":109160,"improvement":436640,"taxableLand":109160,"taxableImprovement":436640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":625600,"taxable":625600,"land":125120,"improvement":500480,"taxableLand":125120,"taxableImprovement":500480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":625600,"taxable":625600,"land":125120,"improvement":500480,"taxableLand":125120,"taxableImprovement":500480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":713500,"taxable":713500,"land":142700,"improvement":570800,"taxableLand":142700,"taxableImprovement":570800,"exemptLand":0,"exemptImprovement":0}],"taxNow":8757,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"173333","date":"2008-08-26","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2009-03-06","scope":"INTERIOR DEMOLITION OF NON BEARING PARTITIONS"},{"number":"181555","date":"2008-10-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-10-07","scope":"USE TO 1ST FLOOR STORE, 2ND FLOOR 1 APT, 3RD FLOOR 1 APT."},{"number":"185848","date":"2008-10-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"NEW STACKS AND DRAINS, NEW WATER LINES, 2 BATH TUBS, 2 WATER CLOSETS, 2 LAV'S, 2 KITCHEN SINKS, 2 WASHER BOXES"},{"number":"180511","date":"2008-12-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"ALTS. ON 2ND & 3RD FLOORS ONLY. SEPARATE BLDG. PERMIT REQUIRED PRIOR TO OCCUPANCY OF THE FIRST FLOOR."},{"number":"201765","date":"2009-02-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL 2 HEAT PUMPS W/ACC. DUCTWORK (2 APTS)"},{"number":"185277","date":"2009-08-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-02-12","scope":"INSTALL 400AMP SERVICE WITH 4 METER, 4 SUBPANELS, ROUGH WIRE, LIGHTS, SWITCHES, RECEPTS, AND FINISH WIRE AS PER 2005 NEC (CC DISTRICT)INSTALL FIRE ALARM SYSTEM AS PER NFPA72"}],"storyTag":"Renovated & sold on","storyDelta":2.83,"timeline":[{"y":2002,"k":"sale","p":94000},{"y":2006,"k":"sale","p":195000},{"y":2008,"k":"sale","p":170000},{"y":2008,"k":"permit","w":"Demolition"},{"y":2008,"k":"permit","w":"Use"},{"y":2008,"k":"permit","w":"Plumbing"},{"y":2008,"k":"permit","w":"Major alteration"},{"y":2009,"k":"permit","w":"Mechanical"},{"y":2009,"k":"permit","w":"Electrical"},{"y":2012,"k":"sale","p":360000},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"605807","type":"Rental","status":"Active","businessName":"SOO JA KIM","legalName":"SOO JA KIM","address":"2811 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2013-09-24","latestIssueDate":"2026-03-25","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"605807","type":"Rental","businessName":"SOO JA KIM","legalName":"SOO JA KIM","issuedDate":"2013-09-24","latestIssueDate":"2026-03-25","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["2 open L&I violations","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 47% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $370,300 to $545,800","no permit shown in 2022-2024"],"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 #181555: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 185848 (EXPIRED), 180511 (EXPIRED), 201765 (EXPIRED).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"2 open L&I violations","finding":"2 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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 1915 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":"2 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 21, 2026.","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jun 25, 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/"}]}