{"asOf":"2026-07-30T21:40:28.461Z","block":"2500-2599 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-w-girard-ave","address":"2527-29 W GIRARD AVE","parcelNumber":"871403155","source":"https://property.phila.gov/?p=871403155","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":"2527 W GIRARD LLC","coOwner":null,"marketValue":423600,"landAssessment":84720,"improvementAssessment":338880,"livableArea":3920,"yearBuilt":1915,"lastSale":{"price":970000,"date":"2021-10-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"3678259","date":"2015-08-15","code":"PM15-304.19","title":"DOOR AND WINDOW OCCUPIED/MIXED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-08-15","underAppeal":false,"noticeUrl":null},{"number":"4298653","date":"2017-02-13","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null},{"number":"4298649","date":"2017-02-13","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null},{"number":"4298650","date":"2017-02-13","code":"FC-1006.3/2","title":"EMERG LIGHTING DEFECTIVE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null},{"number":"4298651","date":"2017-02-13","code":"FC-1011.2/1","title":"EXIT SIGN ILLUMINATION REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null},{"number":"4298652","date":"2017-02-13","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null},{"number":"4298654","date":"2017-02-13","code":"FC-907.3/21","title":"AFDS-REQD EXIST MIX RES/NON-R","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null},{"number":"4298655","date":"2017-02-13","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null},{"number":"4298656","date":"2017-02-13","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null},{"number":"4298657","date":"2017-02-13","code":"PM15-505.1","title":"PLUMB SYSTEMS-WATER GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"497615","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-08-15","completedDate":"2019-12-07","noticeUrl":null,"violations":[{"number":"3678259","date":"2015-08-15","code":"PM15-304.19","title":"DOOR AND WINDOW OCCUPIED/MIXED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-08-15","underAppeal":false,"noticeUrl":null}]},{"number":"572863","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-02-13","completedDate":null,"noticeUrl":null,"violations":[{"number":"4298653","date":"2017-02-13","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null},{"number":"4298649","date":"2017-02-13","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null},{"number":"4298650","date":"2017-02-13","code":"FC-1006.3/2","title":"EMERG LIGHTING DEFECTIVE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null},{"number":"4298651","date":"2017-02-13","code":"FC-1011.2/1","title":"EXIT SIGN ILLUMINATION REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null},{"number":"4298652","date":"2017-02-13","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null},{"number":"4298654","date":"2017-02-13","code":"FC-907.3/21","title":"AFDS-REQD EXIST MIX RES/NON-R","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null},{"number":"4298655","date":"2017-02-13","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null},{"number":"4298656","date":"2017-02-13","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null},{"number":"4298657","date":"2017-02-13","code":"PM15-505.1","title":"PLUMB SYSTEMS-WATER GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2015,"n":1,"worst":null},{"y":2017,"n":9,"worst":null}],"investigations":[{"caseNumber":"94931","date":"2006-12-19","type":"BC INSP","status":"CLOSED"},{"caseNumber":"497615","date":"2015-08-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"572863","date":"2017-02-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"572863","date":"2017-05-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"572863","date":"2017-05-18","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2015,"fails":1,"passes":0},{"y":2017,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97417929890506,"lng":-75.17851680028117,"geom":{"type":"Polygon","coordinates":[[[-75.17842322,39.974312069],[-75.178483703,39.974030523],[-75.17861095,39.974047511],[-75.178549778,39.974327914],[-75.17842322,39.974312069]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":3685,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"376 AVON RD APT M-291 B, DEVON PA, 19333","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A WHOLESALE AND DISTRIBUTION IN AN EXISTING STRUCTURE ON THE SAME LOT WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION.\n\nThe permit for the above location cannot be issued because the proposal does not comp","status":"Completed","outcome":"Granted","date":"2022-10-21","number":"ZP-2022-002373","relatedPermit":"ZP-2022-002373"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":152700,"taxable":152700,"land":92100,"improvement":60600,"taxableLand":92100,"taxableImprovement":60600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":152700,"taxable":152700,"land":92100,"improvement":60600,"taxableLand":92100,"taxableImprovement":60600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":171300,"taxable":171300,"land":34281,"improvement":137019,"taxableLand":34281,"taxableImprovement":137019,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":170800,"taxable":170800,"land":34160,"improvement":136640,"taxableLand":34160,"taxableImprovement":136640,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":172500,"taxable":172500,"land":34500,"improvement":138000,"taxableLand":34500,"taxableImprovement":138000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":172500,"taxable":172500,"land":34500,"improvement":138000,"taxableLand":34500,"taxableImprovement":138000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":172500,"taxable":172500,"land":34500,"improvement":138000,"taxableLand":34500,"taxableImprovement":138000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":430000,"taxable":430000,"land":86000,"improvement":344000,"taxableLand":86000,"taxableImprovement":344000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":430000,"taxable":430000,"land":86000,"improvement":344000,"taxableLand":86000,"taxableImprovement":344000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":402100,"taxable":402100,"land":80420,"improvement":321680,"taxableLand":80420,"taxableImprovement":321680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":402100,"taxable":402100,"land":80420,"improvement":321680,"taxableLand":80420,"taxableImprovement":321680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":423600,"taxable":423600,"land":84720,"improvement":338880,"taxableLand":84720,"taxableImprovement":338880,"exemptLand":0,"exemptImprovement":0}],"taxNow":5629,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"639607","date":"2015-09-29","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-05-19","scope":"EZ PERMIT WINDOWS & DOORS PERMIT- FOR THE REPLACEMENT OF EXTERIOR WINDOWS AND DOORS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"763472","date":"2017-03-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-03-02","scope":"FOR A MAINTENANCE AND REPAIR OF CONSUMER GOODS AT FIRST FLOOR IN THE SAME BUILDING VACANT SECOND AND THIRD FLOORS ( USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY ) . NO SIGN ON THIS APPLICATION."},{"number":"ZP-2022-002373","date":"2022-09-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Wholesale Sales and Distribution - Distributor of Malt or Brewed Beverages"}],"storyTag":"Renovated & sold on","storyDelta":3.85,"timeline":[{"y":2005,"k":"sale","p":200000},{"y":2015,"k":"viol","w":"L&I violation"},{"y":2015,"k":"insp","w":"Inspection failed"},{"y":2015,"k":"permit","w":"Alteration"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"viol","w":"9 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"sale","p":970000},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"appeal","w":"Appeal granted"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-29","signals":[{"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 2021","permit activity in 2022"],"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":"Appeal #ZP-2022-002373: Completed · Granted; related permit ZP-2022-002373. Use permit #763472: COMPLETED. The history also contains “DOOR AND WINDOW OCCUPIED/MIXED.”","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-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":"3 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 18, 2017.","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 10 historical violations across 2 cases.","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/"}]}