{"asOf":"2026-07-24T11:17:00.005Z","block":"200-299 E GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-e-girard-ave","address":"223 E GIRARD AVE","parcelNumber":"871523740","source":"https://property.phila.gov/?p=871523740","ownerType":"investor","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":"223 E GIRARD QOZ LLC","coOwner":null,"marketValue":639900,"landAssessment":127980,"improvementAssessment":511920,"livableArea":4102,"yearBuilt":1915,"lastSale":{"price":300000,"date":"2020-11-27T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-081734","date":"2024-09-26","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"CLOSED","resolutionDate":"2025-02-03","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-082362","date":"2024-09-26","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2025-02-03","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-081727","date":"2024-09-26","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"CLOSED","resolutionDate":"2025-02-03","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-081736","date":"2024-09-26","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2025-02-03","resolution":"CLOSED - STOP PROCESSING"}],"violationCases":[{"number":"CF-2024-106359","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-09-26","completedDate":"2025-02-04","violations":[{"number":"VI-2024-081734","date":"2024-09-26","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"CLOSED","resolutionDate":"2025-02-03","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-082362","date":"2024-09-26","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":"2025-02-03","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-081727","date":"2024-09-26","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"CLOSED","resolutionDate":"2025-02-03","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-081736","date":"2024-09-26","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2025-02-03","resolution":"CLOSED - STOP PROCESSING"}]}],"violYears":[{"y":2024,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2024-106359","date":"2024-09-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-106359","date":"2025-02-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96955192330368,"lng":-75.13317716070385,"geom":{"type":"Polygon","coordinates":[[[-75.133085562,39.969456203],[-75.133143667,39.969436428],[-75.133268958,39.969647281],[-75.133209978,39.969666973],[-75.133085562,39.969456203]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-022602","type":"Sprinkler Certification","inspectionDate":"2024-04-12","result":"Certified","expirationDate":"2025-04-12","buildingId":"1019980"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1515,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1135 CARPENTER ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"SPECIAL EXCEPTION For the proposed use, Eating and Drinking Establishment, Prepared Food Shop, within an existing structure.","status":"Prepare Meeting","outcome":null,"date":"2026-11-18","number":"ZP-2026-005520","relatedPermit":"ZP-2026-005520"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":249000,"taxable":249000,"land":37872,"improvement":211128,"taxableLand":37872,"taxableImprovement":211128,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":249000,"taxable":249000,"land":37872,"improvement":211128,"taxableLand":37872,"taxableImprovement":211128,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":242300,"taxable":242300,"land":48460,"improvement":193840,"taxableLand":48460,"taxableImprovement":193840,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":256400,"taxable":256400,"land":51280,"improvement":205120,"taxableLand":51280,"taxableImprovement":205120,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":258900,"taxable":258900,"land":51780,"improvement":207120,"taxableLand":51780,"taxableImprovement":207120,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":258900,"taxable":258900,"land":51780,"improvement":207120,"taxableLand":51780,"taxableImprovement":207120,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":258900,"taxable":258900,"land":51780,"improvement":207120,"taxableLand":51780,"taxableImprovement":207120,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":669400,"taxable":207900,"land":133880,"improvement":535520,"taxableLand":133880,"taxableImprovement":74020,"exemptLand":0,"exemptImprovement":461500},{"y":2024,"v":669400,"taxable":207900,"land":133880,"improvement":535520,"taxableLand":133880,"taxableImprovement":74020,"exemptLand":0,"exemptImprovement":461500},{"y":2025,"v":635800,"taxable":197465,"land":127160,"improvement":508640,"taxableLand":127160,"taxableImprovement":70305,"exemptLand":0,"exemptImprovement":438335},{"y":2026,"v":635800,"taxable":197465,"land":127160,"improvement":508640,"taxableLand":127160,"taxableImprovement":70305,"exemptLand":0,"exemptImprovement":438335},{"y":2027,"v":639900,"taxable":198738,"land":127980,"improvement":511920,"taxableLand":127980,"taxableImprovement":70758,"exemptLand":0,"exemptImprovement":441162}],"taxNow":2764,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-000840","date":"2021-02-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR PARTIAL DEMOLITION OF AN EXISTING STRUCTURE AND NEW CONSTRUCTION OF REAR ADDITION WITH CELLAR, ROOF DECKS, ROOF-DECK ACCESS STRUCTURES AND SECOND-FLOOR REAR DECK. SIZE AND LOCATION PER APPROVED PLAN."},{"number":"CP-2021-001746","date":"2021-04-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-02-01","scope":"Asbestos abatement required prior to commencement of work. For the partial demolition of the existing structure and for the erection of a rear addition with roof deck access structures, roof decks, and rear deck; For use as a three (3) family dwelling and vacant commercial space (separate CO and use permit required prior to occupancy). Entire building to be sprinklered per NFPA 13. Separate permit required for any MEP and fire suppression work."},{"number":"FP-2021-001589","date":"2021-06-07","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-02-01","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY MIXED-USE BUILDING TO INCLUDE A NEW TWO (2) INCH FIRE SERVICE LINE AND A NEW TWO (2) INCH BACKFLOW PREVENTION DEVICE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. [AMENDMENT APPROVED 12/17/2021 FOR A CHANGE IN BACKFLOW PREVENTER TO A NEW TWO (2) INCH MODEL WITH SLOW-CLOSING VALVES AS PER AMENDED PLANS, CP-100 FORM, AND HYDRAULIC CALCULATIONS. SEPARATE AMENDMENT REQUIRED FOR ANY OTHER CHANGES.]"},{"number":"MP-2021-005193","date":"2021-08-13","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-02-01","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For Mechanical Work to include the installation as per attached standards. Deviations from these standards require submission of construction and site plans. INSTALL 2 TON , 13 SEEN AC WITH 40,000 BTU GAS FURNACE , 1.5 TON AC WITH 40.000 BTU @ 95% GAS FURNACE 12,000 BTU DUCTLESS UNIT"},{"number":"PP-2021-015259","date":"2021-09-01","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-02-01","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2021-007919","date":"2021-09-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-01-19","scope":"INSTALL A NEW 400 AMP SERVICE, (5) GANG METER BANK, (5) 125 AMP FEEDERS, (5) 100 AMP MB PANELS. PROVIDE WIRING THROUGHOUT THE COMMON AREAS, THREE UNITS AND SHELL WIRING FOR A COMMERCIAL SPACE. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"PP-2021-017078","date":"2021-10-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-02-01","scope":"New 1 1/2\" Domestic Water Service, Curb Traps and Main Drains"},{"number":"ZP-2026-005520","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":6.5,"timeline":[{"y":2020,"k":"sale","p":300000},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 159% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $258,900 to $669,400","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":"Appeal #ZP-2026-005520: Prepare Meeting; related permit ZP-2026-005520. The history also contains “NEW 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":"1 permit not marked completed: ZP-2026-005520 (Denied).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Apr 12, 2025","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-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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 4, 2025.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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/"}]}