{"asOf":"2026-07-31T01:01:29.716Z","block":"7100-7199 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7100-7199-germantown-ave","address":"7106 GERMANTOWN AVE","parcelNumber":"871280150","source":"https://property.phila.gov/?p=871280150","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"PC2 LLC","coOwner":null,"marketValue":298300,"landAssessment":59600,"improvementAssessment":238700,"livableArea":1950,"yearBuilt":1930,"lastSale":{"price":205000,"date":"2015-02-07T05:00:00Z"},"openViolations":0,"violations":[{"number":"1365809","date":"2009-02-03","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-08-26","underAppeal":false,"noticeUrl":null},{"number":"1365810","date":"2009-02-03","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-08-26","underAppeal":false,"noticeUrl":null},{"number":"1365811","date":"2009-02-03","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-08-26","underAppeal":false,"noticeUrl":null},{"number":"1365813","date":"2009-04-01","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-08-26","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"191188","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-02-04","completedDate":"2009-09-02","noticeUrl":null,"violations":[{"number":"1365809","date":"2009-02-03","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-08-26","underAppeal":false,"noticeUrl":null},{"number":"1365810","date":"2009-02-03","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-08-26","underAppeal":false,"noticeUrl":null},{"number":"1365811","date":"2009-02-03","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-08-26","underAppeal":false,"noticeUrl":null},{"number":"1365813","date":"2009-04-01","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-08-26","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2009,"n":4,"worst":null}],"investigations":[{"caseNumber":"191188","date":"2009-02-03","type":"BC INSP","status":"FAILED"},{"caseNumber":"191188","date":"2009-04-01","type":"BC INSP","status":"FAILED"},{"caseNumber":"191188","date":"2009-08-26","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2009,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.05843143096857,"lng":-75.18980195134154,"geom":{"type":"Polygon","coordinates":[[[-75.18967981,40.05850677],[-75.189884155,40.058326054],[-75.189927412,40.058354954],[-75.189715775,40.058538514],[-75.18967981,40.05850677]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19119","beds":null,"baths":null,"stories":null,"lotArea":1410,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7112 GERMANTOWN AVE, PHILADELPHIA PA, 19119","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":144000,"taxable":144000,"land":49300,"improvement":94700,"taxableLand":49300,"taxableImprovement":94700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":144000,"taxable":144000,"land":49300,"improvement":94700,"taxableLand":49300,"taxableImprovement":94700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":148900,"taxable":148900,"land":29780,"improvement":119120,"taxableLand":29780,"taxableImprovement":119120,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":153300,"taxable":153300,"land":30660,"improvement":122640,"taxableLand":30660,"taxableImprovement":122640,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":154800,"taxable":154800,"land":30960,"improvement":123840,"taxableLand":30960,"taxableImprovement":123840,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":154800,"taxable":154800,"land":30960,"improvement":123840,"taxableLand":30960,"taxableImprovement":123840,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":154800,"taxable":154800,"land":30960,"improvement":123840,"taxableLand":30960,"taxableImprovement":123840,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":249400,"taxable":249400,"land":49880,"improvement":199520,"taxableLand":49880,"taxableImprovement":199520,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":249400,"taxable":249400,"land":49880,"improvement":199520,"taxableLand":49880,"taxableImprovement":199520,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":243100,"taxable":243100,"land":48620,"improvement":194480,"taxableLand":48620,"taxableImprovement":194480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":243100,"taxable":243100,"land":48620,"improvement":194480,"taxableLand":48620,"taxableImprovement":194480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":298300,"taxable":298300,"land":59600,"improvement":238700,"taxableLand":59600,"taxableImprovement":238700,"exemptLand":0,"exemptImprovement":0}],"taxNow":3403,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"79643","date":"2007-08-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2007-11-23","scope":"REPLACE EXISTING MAIN PANEL, REPLACE EXISTING SMOKE DETECTORS ON 2ST FL, REPLACE EXISTING SMOKE DETECTORS IN BASEMENT WITH HEAT DETECTORS, REPLACE EXISTING HORNS WITH HORN/STROBES. ADD 2 HORE STROBES ON 2ND FL, ADD 1 PULL STATION AT 1ST FL REAR DOOR. INSTALL NEW 110V BATTERY BACKUP SMOKE DETECTORS IN 2ND FL LIVING SPACE. (NORTH DISTRICT)"},{"number":"231528","date":"2009-08-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-08-12","scope":"LEGALIZATION OF 3 NEON NON FLASHING SIGNS IN 1ST FL WINDOWS"},{"number":"498529","date":"2013-10-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-04-24","scope":"INSTALL A 3/4\" REDUCED PRESSURE ZONE BACKFLOW PREVENTION CONTAINMENT DEVICE ASSEMBLY AT THE WATER METER IN THE BASEMENT"},{"number":"622275","date":"2015-07-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-07-03","scope":"USE OF FIRST FLOOR TO BUSINESS AND PROFESSIONAL, WITH EXISTING SINGLE FAMILY HOUSEHOLD LIVING ON SECOND FLOOR, WITHIN AN EXISTING ATTACHED STRUCTURE."},{"number":"EP-2020-009644","date":"2020-11-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-12-04","scope":"Installation of one intercom system, One Door Station located at the front door and One Master Station located at the reception desk. Fish Wire Type CM run exposed and protected as per 2017 nec"},{"number":"PP-2024-007042","date":"2024-05-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-31","scope":"fresh air inlet"},{"number":"PP-2025-003679","date":"2025-03-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-26","scope":"REPLACING A PARTIAL MAIN DRAIN"},{"number":"PP-2025-012609","date":"2025-10-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-28","scope":"Supply and install new ¾” RPZ backflow preventer with new strainer and new air gap fitting"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"permit","w":"Electrical"},{"y":2009,"k":"viol","w":"4 L&I violations"},{"y":2009,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2009,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2015,"k":"sale","p":205000},{"y":2015,"k":"permit","w":"Use"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"313475","type":"Rental","status":"Inactive","businessName":"ALLAN POSNER","legalName":"ALLAN POSNER","address":"7106 GERMANTOWN AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-04-13","latestIssueDate":"2009-02-28","expirationDate":"2009-02-28","inactiveDate":"2009-02-05"},{"number":"463680","type":"Rental","status":"Inactive","businessName":"ILJOR LLC","legalName":"ILJOR LLC","address":"7106 GERMANTOWN AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2008-12-31","latestIssueDate":"2016-01-16","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"669059","type":"Rental","status":"Active","businessName":"PC2 LLC","legalName":"PC2 LLC","address":"7106 GERMANTOWN AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2015-06-22","latestIssueDate":"2026-07-02","expirationDate":"2027-06-30","inactiveDate":null}],"licenseActivity":[{"number":"669059","type":"Rental","businessName":"PC2 LLC","legalName":"PC2 LLC","issuedDate":"2015-06-22","latestIssueDate":"2026-07-02","closureDate":null,"expirationDate":"2027-06-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"463680","type":"Rental","businessName":"ILJOR LLC","legalName":"ILJOR LLC","issuedDate":"2008-12-31","latestIssueDate":"2016-01-16","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"313475","type":"Rental","businessName":"ALLAN POSNER","legalName":"ALLAN POSNER","issuedDate":"2005-04-13","latestIssueDate":"2009-02-28","closureDate":"2009-02-05","expirationDate":"2009-02-28","inactiveDate":"2009-02-05","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","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":["3 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":"Use permit #231528: 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 1930 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, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 26, 2009.","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/"}],"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/"}]}