{"asOf":"2026-07-25T22:24:56.950Z","block":"500-599 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-w-girard-ave","address":"524 W GIRARD AVE","parcelNumber":"871510520","source":"https://property.phila.gov/?p=871510520","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"BERGER FRANKLIN","coOwner":null,"marketValue":491500,"landAssessment":98300,"improvementAssessment":393200,"livableArea":2128,"yearBuilt":1915,"lastSale":{"price":19000,"date":"1993-11-04T05:00:00Z"},"openViolations":0,"violations":[{"number":"4654624","date":"2017-09-26","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 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STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4654623","date":"2017-09-26","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4654621","date":"2017-09-26","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"605981","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-09-26","completedDate":"2018-05-03","violations":[{"number":"4464046","date":"2017-09-26","code":"FC-13-270395","title":"ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-002746","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"NUISANCE PROPERTY INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2020-03-26","completedDate":null,"violations":[{"number":"VI-2020-000764","date":"2020-03-25","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2020-08-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-000763","date":"2020-03-25","code":"FC-13-605.4","title":"MULTIPLUG ADAPTORS","status":"COMPLIED","resolutionDate":"2020-07-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-000760","date":"2020-03-25","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2020-07-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-000761","date":"2020-03-25","code":"FC-13-901.7(A)","title":"FIRE ALARM INOPERABLE","status":"COMPLIED","resolutionDate":"2020-07-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-000759","date":"2020-03-25","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2020-07-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-000762","date":"2020-03-25","code":"FC-13-605.5","title":"EXTENSION CORDS","status":"COMPLIED","resolutionDate":"2020-07-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-000766","date":"2020-03-25","code":"A-301.1/49","title":"NEW ELECTRICAL SERVICE","status":"COMPLIED","resolutionDate":"2020-08-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-000765","date":"2020-03-25","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2020-07-29","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-030238","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-04-20","completedDate":"2021-09-28","violations":[{"number":"VI-2021-023073","date":"2021-04-19","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":"2021-09-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-023072","date":"2021-04-19","code":"FC-13-906.3","title":"SIZE & DISTRIBUTION","status":"COMPLIED","resolutionDate":"2021-09-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-023071","date":"2021-04-19","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-09-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-023070","date":"2021-04-19","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2021-09-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-023069","date":"2021-04-19","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2021-09-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-023082","date":"2021-04-19","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":"2021-09-27","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2017,"n":5,"worst":"EXTERIOR STRUCT UNSAFE COND 8"},{"y":2020,"n":8,"worst":null},{"y":2021,"n":6,"worst":null}],"investigations":[{"caseNumber":"84486","date":"2006-10-12","type":"BC INSP","status":"FAILED"},{"caseNumber":"84489","date":"2006-10-12","type":"BC INSP","status":"FAILED"},{"caseNumber":"84489","date":"2006-11-14","type":"BC INSP","status":"CLOSED"},{"caseNumber":"84486","date":"2006-11-14","type":"BC INSP","status":"FAILED"},{"caseNumber":"84486","date":"2006-11-14","type":"BC INSP","status":"CLOSED"},{"caseNumber":"84486","date":"2007-05-04","type":"ADMIN INSP","status":"PASSED"},{"caseNumber":"605979","date":"2017-09-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"605981","date":"2017-09-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"605979","date":"2017-12-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"605979","date":"2018-04-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"605981","date":"2018-05-01","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"605979","date":"2018-08-30","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2020-002746","date":"2020-03-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-002746","date":"2020-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-002746","date":"2020-07-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-002746","date":"2020-08-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-030238","date":"2021-04-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-030238","date":"2021-09-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-030238","date":"2021-09-28","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":3,"passes":0},{"y":2007,"fails":0,"passes":1},{"y":2017,"fails":3,"passes":0},{"y":2018,"fails":1,"passes":2},{"y":2020,"fails":3,"passes":1},{"y":2021,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97009992437225,"lng":-75.14606491987838,"geom":{"type":"Polygon","coordinates":[[[-75.146016967,39.970170225],[-75.146048781,39.970021854],[-75.146112915,39.970029402],[-75.146080937,39.970178254],[-75.146016967,39.970170225]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-008669","type":"Fire Alarm Certification","inspectionDate":"2023-05-19","result":"Certified","expirationDate":"2024-05-19","buildingId":"1028733"},{"number":"BC-2025-015872","type":"Fire Alarm Certification","inspectionDate":"2025-05-21","result":"Certified","expirationDate":"2026-05-21","buildingId":"1028733"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":993,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"681 CHERRYDALE DRIVE, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":208700,"taxable":208700,"land":74400,"improvement":134300,"taxableLand":74400,"taxableImprovement":134300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":208700,"taxable":208700,"land":74400,"improvement":134300,"taxableLand":74400,"taxableImprovement":134300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":207100,"taxable":207100,"land":41420,"improvement":165680,"taxableLand":41420,"taxableImprovement":165680,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":199900,"taxable":199900,"land":39900,"improvement":160000,"taxableLand":39900,"taxableImprovement":160000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":209100,"taxable":209100,"land":41800,"improvement":167300,"taxableLand":41800,"taxableImprovement":167300,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":209100,"taxable":209100,"land":41800,"improvement":167300,"taxableLand":41800,"taxableImprovement":167300,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":209100,"taxable":209100,"land":41800,"improvement":167300,"taxableLand":41800,"taxableImprovement":167300,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":411500,"taxable":411500,"land":82300,"improvement":329200,"taxableLand":82300,"taxableImprovement":329200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":411500,"taxable":411500,"land":82300,"improvement":329200,"taxableLand":82300,"taxableImprovement":329200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":403200,"taxable":403200,"land":80640,"improvement":322560,"taxableLand":80640,"taxableImprovement":322560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":403200,"taxable":403200,"land":80640,"improvement":322560,"taxableLand":80640,"taxableImprovement":322560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":491500,"taxable":491500,"land":98300,"improvement":393200,"taxableLand":98300,"taxableImprovement":393200,"exemptLand":0,"exemptImprovement":0}],"taxNow":5644,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"33736","date":"2007-03-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-03-07","scope":"1ST FL.- AUDIO RECORDING, RETAIL SALE OF MUSIC MATERIAL AND MERCHANDISE AND INSTRUCTION IN MUSIC."},{"number":"330091","date":"2011-03-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-03-16","scope":"USE AS A ART GALLERY AND BOUTIQUE-SELLING ART, T-SHIRTS, ART SUPPLIES, ECT."},{"number":"850912","date":"2018-03-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-08-31","scope":"FOR THE ISSUANCE OF A MAKE SAFE PERMIT TO RECTIFY CASE #605979. WORK TO INCLUDE THE REMOVAL AND REPLACEMENT OF FRONT FACADE WITH THE REPLACEMENT OF FIRE DAMAGED ROOF RAFTER AND DECKING ABOVE THE THIRD FLOOR LEVEL. ALL WORK TO BE DONE PER APPROVED PLANS AND REPORT SEALED BY STRUCTURAL ENGINEER. SEPARATE PERMIT REQUIRED FOR FITOUT AND CERTIFICATE OF OCCUPANCY OF THE STRUCTURE. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 15 FEET OF THE BUILDING FAÇADE IN ACCORDANCE WITH SECTION 3306 OF THE 2009 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK."},{"number":"EP-2020-005091","date":"2020-07-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-08-07","scope":"Install 4 gang meter socket complete with ground cover all electrical boxes throughout as needed per N.E.C code 2017"},{"number":"ZP-2021-015053","date":"2021-11-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"permit","w":"Use"},{"y":2011,"k":"permit","w":"Use"},{"y":2017,"k":"viol","w":"5 L&I violations incl EXTERIOR STRUCT UNSAFE COND 8"},{"y":2017,"k":"insp","w":"Inspection failed ×3"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2020,"k":"viol","w":"8 L&I violations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2021,"k":"viol","w":"6 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"259331","type":"Rental","status":"Active","businessName":"FRANKLIN BERGER","legalName":"FRANKLIN BERGER","address":"524 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-05-19","latestIssueDate":"2026-03-06","expirationDate":"2027-02-28","inactiveDate":null},{"number":"891846","type":"Food Preparing and Serving","status":"Inactive","businessName":"Tropical Treats LLC","legalName":"Tropical Treats LLC","address":"524 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-04-11","latestIssueDate":"2024-05-14","expirationDate":"2025-04-10","inactiveDate":"2025-06-09"}],"licenseActivity":[{"number":"891846","type":"Food Preparing and Serving","businessName":"Tropical Treats LLC","legalName":"Tropical Treats LLC","issuedDate":"2022-04-11","latestIssueDate":"2024-05-14","closureDate":"2025-06-09","expirationDate":"2025-04-10","inactiveDate":"2025-06-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"259331","type":"Rental","businessName":"FRANKLIN BERGER","legalName":"FRANKLIN BERGER","issuedDate":"2004-05-19","latestIssueDate":"2026-03-06","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 97% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $209,100 to $411,500","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 #33736: COMPLETED. The history also contains “NEW USE OCCUPIED PRIOR TO CO.”","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 19 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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 May 21, 2026","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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (681 CHERRYDALE DRIVE, LAFAYETTE HILL PA, 19444).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"12 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 28, 2021.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #891846: Inactive since Jun 9, 2025","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/"}],"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/"}]}