{"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":"2804 W GIRARD AVE","parcelNumber":"871400245","source":"https://property.phila.gov/?p=871400245","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":"KV REALTY HOLDINGS LLC","coOwner":null,"marketValue":601300,"landAssessment":120260,"improvementAssessment":481040,"livableArea":3084,"yearBuilt":1915,"lastSale":{"price":482000,"date":"2026-03-12T04:00:00Z"},"openViolations":7,"violations":[{"number":"VI-2024-012230","date":"2024-02-27","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-012229","date":"2024-02-27","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-015635","date":"2026-03-17","code":"F-907.4.2.6","title":"MANUAL FIRE ALARM BOX UNOBSTRUCTED & UNOBSCURED\n","status":"COMPLIED","resolutionDate":"2026-06-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-015639","date":"2026-03-17","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-015638","date":"2026-03-17","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-07-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-015652","date":"2026-03-17","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-015651","date":"2026-03-17","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2024-014883","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2024-02-27","completedDate":null,"violations":[{"number":"VI-2024-012230","date":"2024-02-27","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-012229","date":"2024-02-27","code":"A-302.10/3","title":"WORK OUTSIDE OF SCOPE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-025370","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUS ED & ENFORCE INVESTIGATOR ","status":"IN VIOLATION","createdDate":"2026-03-19","completedDate":null,"violations":[{"number":"VI-2026-015635","date":"2026-03-17","code":"F-907.4.2.6","title":"MANUAL FIRE ALARM BOX UNOBSTRUCTED & UNOBSCURED\n","status":"COMPLIED","resolutionDate":"2026-06-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-015639","date":"2026-03-17","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-015638","date":"2026-03-17","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-07-15","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-025392","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUS ED & ENFORCE INVESTIGATOR ","status":"IN VIOLATION","createdDate":"2026-03-19","completedDate":null,"violations":[{"number":"VI-2026-015652","date":"2026-03-17","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-015651","date":"2026-03-17","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2024,"n":2,"worst":null},{"y":2026,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2024-014883","date":"2024-02-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-014883","date":"2024-04-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-014883","date":"2024-05-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-014883","date":"2025-01-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-014883","date":"2025-11-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-014883","date":"2026-02-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-025370","date":"2026-03-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-025392","date":"2026-03-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-014883","date":"2026-05-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-025392","date":"2026-06-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-025370","date":"2026-06-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-025370","date":"2026-07-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-025392","date":"2026-07-15","type":null,"status":"FAILED"}],"inspYears":[{"y":2024,"fails":3,"passes":0},{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":8,"passes":0}],"taxOwed":22445.19,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":22445.19,"principalDue":16282.57,"penaltyDue":1098.17,"interestDue":3037,"otherChargesDue":2027.45,"yearsOwed":4,"oldestYearOwed":2018,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":258500,"taxableAssessment":258500,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":3618.48,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97413617797532,"lng":-75.1821704999977,"geom":{"type":"Polygon","coordinates":[[[-75.182167898,39.973987613],[-75.182231935,39.973995703],[-75.182171829,39.974285949],[-75.182109391,39.974277685],[-75.182167898,39.973987613]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-014264","type":"Fire Alarm Certification","inspectionDate":"2023-06-01","result":"Certified","expirationDate":"2024-06-01","buildingId":"1053206"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1908,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3900 STONEWATER DR, COLUMBUS OH, 43221","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":250700,"taxable":0,"land":14170,"improvement":236530,"taxableLand":0,"taxableImprovement":0,"exemptLand":14170,"exemptImprovement":236530},{"y":2017,"v":250700,"taxable":0,"land":14170,"improvement":236530,"taxableLand":0,"taxableImprovement":0,"exemptLand":14170,"exemptImprovement":236530},{"y":2018,"v":248600,"taxable":0,"land":49720,"improvement":198880,"taxableLand":0,"taxableImprovement":0,"exemptLand":49720,"exemptImprovement":198880},{"y":2019,"v":256000,"taxable":0,"land":51200,"improvement":204800,"taxableLand":0,"taxableImprovement":0,"exemptLand":51200,"exemptImprovement":204800},{"y":2020,"v":258500,"taxable":0,"land":51700,"improvement":206800,"taxableLand":0,"taxableImprovement":0,"exemptLand":51700,"exemptImprovement":206800},{"y":2021,"v":258500,"taxable":64625,"land":51700,"improvement":206800,"taxableLand":12925,"taxableImprovement":51700,"exemptLand":38775,"exemptImprovement":155100},{"y":2022,"v":258500,"taxable":258500,"land":51700,"improvement":206800,"taxableLand":51700,"taxableImprovement":206800,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":460100,"taxable":460100,"land":92020,"improvement":368080,"taxableLand":92020,"taxableImprovement":368080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":460100,"taxable":460100,"land":92020,"improvement":368080,"taxableLand":92020,"taxableImprovement":368080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":527300,"taxable":527300,"land":105460,"improvement":421840,"taxableLand":105460,"taxableImprovement":421840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":527300,"taxable":527300,"land":105460,"improvement":421840,"taxableLand":105460,"taxableImprovement":421840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":601300,"taxable":601300,"land":120260,"improvement":481040,"taxableLand":120260,"taxableImprovement":481040,"exemptLand":0,"exemptImprovement":0}],"taxNow":7381,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2021-012557","date":"2021-11-04","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Cancelled","completedDate":"2021-11-04","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). NO WORK PERMITTED IN THE BASEMENT."},{"number":"GM-2021-012563","date":"2021-11-04","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2022-09-19","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). NO WORK PERMITTED IN THE BASEMENT."},{"number":"ZP-2021-014409","date":"2021-11-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-01-12","scope":"Retail Sales - Wearing Apparel and Accessories; Residential - Household Living - Two-Family"},{"number":"CP-2021-009130","date":"2022-06-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-04-22","scope":"FOR LEVEL III ALTERATIONS AND CHANGE IN OCCUPANCY PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13 AND 13R. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"FP-2022-002367","date":"2022-10-06","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2025-03-15","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13 STANDARDS ON THE GROUND FLOOR AND NFPA 13R STANDARD ABOVE. FOR A 2 INCH FIRE SERVICE LINE AND SPRINKLER LAYOUT AS PER PLANS."},{"number":"MP-2022-004151","date":"2022-10-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2025-03-15","scope":"FOR THE INSTALLATION OF NEW HVAC SYSTEMS INCLUDING TWO (2) CONDENSING UNITS, TWO (2) AIR HANDLER UNITS, REGISTERS AND DIFFUSERS WITH ASSOCIATED DUCT WORK AS PER PLANS."},{"number":"ZP-2022-010513","date":"2022-11-10","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-01-12","scope":"FOR THE ERECTION OF AN ADDITION AT SECOND FLOOR AND ROOF DECK AT THIRD FLOOR FACING HARPER ST. TO AN EXISTING ATTACHED BUILDING (SIZE AND LOCATION AS SHOWN ON PLANS)."},{"number":"EP-2022-007775","date":"2022-12-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-07-14","scope":"Install 400 amp Service , New grounding System, New Lights, outlets , Switches, New Smoke Alarms, and CO Alarms as per 2017 NEC."},{"number":"EP-2022-006432","date":"2022-12-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2025-03-15","scope":"Provide and install fire alarm system throughout as per 2016 NFPA 72 standards and approved plans."},{"number":"PP-2022-011463","date":"2023-02-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-03-15","scope":"New Handicap Bathroom on 1st, 2nd floor - 2 bathroom with fixtures and water lines/drains. 3nd floor 2 bathrooms with fixtures."},{"number":"EP-2024-000051","date":"2024-02-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2025-03-15","scope":"Install 400 amp service and new grounding system. Install receptacles, switches, lights and smoke/CO alarms as per 2017 NEC."},{"number":"ZP-2025-012080","date":"2026-01-07","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A 2ND STORY ADDTION TO AN EXISTING ATTACHED BUILDING (SIZE AND LOCATION AS SHOWN ON PLANS). AMENDMNET#1 NO ROOF DECK."}],"storyTag":"New construction","storyDelta":0.07,"timeline":[{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"sale","p":482000},{"y":2026,"k":"viol","w":"5 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×8"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["7 open L&I violations","$22,445 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2026","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"10 permits not marked completed: GM-2021-012557 (Cancelled), ZP-2021-014409 (Expired), CP-2021-009130 (Expired), FP-2022-002367 (Expired), MP-2022-004151 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"7 open L&I violations","finding":"7 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 1, 2024","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$22,445.19 was recorded in the City’s 2022-06 delinquency snapshot for 2018–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"13 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 15, 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/"}],"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/"}]}