{"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":"227 E GIRARD AVE","parcelNumber":"871523750","source":"https://property.phila.gov/?p=871523750","ownerType":"owner-occupied","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":"LI LIANG CHENG","coOwner":null,"marketValue":456400,"landAssessment":91280,"improvementAssessment":365120,"livableArea":3804,"yearBuilt":1915,"lastSale":{"price":548000,"date":"2016-09-22T04:00:00Z"},"openViolations":3,"violations":[{"number":"VI-2023-057868","date":"2023-08-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-01-18","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-057869","date":"2023-08-07","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-09-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-057870","date":"2023-08-07","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2023-10-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"3650689","date":"2015-07-24","code":"A-302.8/30","title":"PERM - MUST POST","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"3650686","date":"2015-07-24","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"3650687","date":"2015-07-24","code":"A-302.8/30","title":"PERM - MUST POST","status":"RESOLVE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2023-077599","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2023-08-07","completedDate":null,"violations":[{"number":"VI-2023-057868","date":"2023-08-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-01-18","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-057869","date":"2023-08-07","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-09-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-057870","date":"2023-08-07","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2023-10-18","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"518600","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3650689","date":"2015-07-24","code":"A-302.8/30","title":"PERM - MUST POST","status":"RESOLVE","resolutionDate":null,"resolution":null}]},{"number":"607903","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3650686","date":"2015-07-24","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"RESOLVE","resolutionDate":null,"resolution":null},{"number":"3650687","date":"2015-07-24","code":"A-302.8/30","title":"PERM - MUST POST","status":"RESOLVE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":3,"worst":null},{"y":2023,"n":3,"worst":null}],"investigations":[{"caseNumber":"25289","date":"2004-04-23","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"CF-2023-077599","date":"2023-08-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-077599","date":"2023-09-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-077599","date":"2023-10-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-077599","date":"2024-01-18","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96959151858574,"lng":-75.13306053842037,"geom":{"type":"Polygon","coordinates":[[[-75.132968397,39.96949612],[-75.133027309,39.969476057],[-75.133152567,39.969687232],[-75.133094263,39.969707278],[-75.132968397,39.96949612]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-018700","type":"Sprinkler Certification","inspectionDate":"2023-05-08","result":"Certified","expirationDate":"2024-05-08","buildingId":"1019985"},{"number":"BC-2023-021079","type":"Fire Alarm Certification","inspectionDate":"2023-10-03","result":"Certified","expirationDate":"2024-10-03","buildingId":"1019985"},{"number":"BC-2024-033655","type":"Sprinkler Certification","inspectionDate":"2024-12-18","result":"Certified","expirationDate":"2025-12-18","buildingId":"1019985"},{"number":"BC-2026-019528","type":"Special Hazards Certification","inspectionDate":"2026-03-18","result":"Certified","expirationDate":"2027-03-18","buildingId":"1019985"}],"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":"4","intCond":"4","garage":null,"homestead":false,"mail":"227 E GIRARD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"SPECIAL EXCEPTION FOR A SIT DOWN RESTAURANT ON 1ST FLOOR WITH ALL OTHER USES AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE","status":"OPEN","outcome":"Denied","date":"2019-12-05","number":"38717","relatedPermit":"1006752"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":296700,"taxable":296700,"land":22460,"improvement":274240,"taxableLand":22460,"taxableImprovement":274240,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":570600,"taxable":296700,"land":37900,"improvement":532700,"taxableLand":37900,"taxableImprovement":258800,"exemptLand":0,"exemptImprovement":273900},{"y":2018,"v":534700,"taxable":314757,"land":106940,"improvement":427760,"taxableLand":106940,"taxableImprovement":207817,"exemptLand":0,"exemptImprovement":219943},{"y":2019,"v":588100,"taxable":346191,"land":117620,"improvement":470480,"taxableLand":117620,"taxableImprovement":228571,"exemptLand":0,"exemptImprovement":241909},{"y":2020,"v":593900,"taxable":349605,"land":118780,"improvement":475120,"taxableLand":118780,"taxableImprovement":230825,"exemptLand":0,"exemptImprovement":244295},{"y":2021,"v":593900,"taxable":349605,"land":118780,"improvement":475120,"taxableLand":118780,"taxableImprovement":230825,"exemptLand":0,"exemptImprovement":244295},{"y":2022,"v":593900,"taxable":349605,"land":118780,"improvement":475120,"taxableLand":118780,"taxableImprovement":230825,"exemptLand":0,"exemptImprovement":244295},{"y":2023,"v":623500,"taxable":369112,"land":124700,"improvement":498800,"taxableLand":124700,"taxableImprovement":244412,"exemptLand":0,"exemptImprovement":254388},{"y":2024,"v":623500,"taxable":369112,"land":124700,"improvement":498800,"taxableLand":124700,"taxableImprovement":244412,"exemptLand":0,"exemptImprovement":254388},{"y":2025,"v":361300,"taxable":213890,"land":72260,"improvement":289040,"taxableLand":72260,"taxableImprovement":141630,"exemptLand":0,"exemptImprovement":147410},{"y":2026,"v":361300,"taxable":213890,"land":72260,"improvement":289040,"taxableLand":72260,"taxableImprovement":141630,"exemptLand":0,"exemptImprovement":147410},{"y":2027,"v":456400,"taxable":456400,"land":91280,"improvement":365120,"taxableLand":91280,"taxableImprovement":365120,"exemptLand":0,"exemptImprovement":0}],"taxNow":2994,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"453548","date":"2013-02-13","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-05-03","scope":"INTERIOR DEMO OF NON LOAD BEARING WALLS AND CEILING SLATS, THROUGHOUT PROPERTY"},{"number":"453564","date":"2013-02-13","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-08-13","scope":"NEW ROOF COVERING ON EXISTING ROOF"},{"number":"512175","date":"2013-12-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-01-29","scope":"INSTALL DRAIN AND WATRE LINES TO 6 WATER CLOSETS, 6 LAVY SINKS, 2 BATH TUBS, 2 SHOWERS, AND 2 LAUNDRY TUBS"},{"number":"523061","date":"2014-03-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-03-24","scope":"FOR USE AS A WEARING APPAREL AND ACCESSORIES ON THE FIRST FLOOR AND TWO (2) APARTMENTS ABOVE."},{"number":"518600","date":"2014-03-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-02-17","scope":"LEVEL II INTERIOR ALTERATION AND A CHANGE IN OCCUPANCY (NO CHANGE IN CLASSIFICATION) IN AN EXISTING THREE-STORY STRUCTURE. BUIDLING TO BE FULLY SPRINKLERED. ALTERATIONS INCLUDE NEW INTERIOR NON-BEARING PARTITIONS, DOORS, WINDOWS AND ACCESSIBLE TOILET ROOM. SEPARATE PERMITS REQUIRED FOR MECHANICAL, PLUMBING, ELECTRICAL, AND FIRE SUPPRESSION SYSTEMS."},{"number":"530088","date":"2014-06-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-02-24","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM W. TWO (2) INCH FIRE SERVICE LINE W. BACKFLOW PREVENTION (BFP) ASSEMBLY TO SERVE A PREVIOUSLY APPROVED THREE (3) STORY ABOVE GRADE PLANE, W. BASEMENT, MIXED-USE MERCANTILE/TWO (2) FAMILY BUILDING. AUTOMATIC SPRINKLER SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 13/13R."},{"number":"551229","date":"2014-07-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-02-03","scope":"INSTALL 3 HVAC UNITS WITH DUCTWORK(MIXED USE)"},{"number":"607903","date":"2015-05-05","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-03-24","scope":"REFINISH FACADE ADDITION OF WOOD & METAL VENEER"},{"number":"602813","date":"2015-05-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-02-22","scope":"INSTALL 400AMP SERVICE & 4-GANG METER BANK AS PER NEC 2008 (MIXED USE) EAST DISTRICT"},{"number":"687900","date":"2016-06-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-08-11","scope":"LEVEL II INTERIOR ALTERATION AND A CHANGE IN OCCUPANCY (NO CHANGE IN CLASSIFICATION) IN AN EXISTING THREE-STORY STRUCTURE. BUIDLING TO BE FULLY SPRINKLERED. ALTERATIONS INCLUDE NEW INTERIOR NON-BEARING PARTITIONS, DOORS, WINDOWS AND ACCESSIBLE TOILET ROOM. SEPARATE PERMITS REQUIRED FOR MECHANICAL, PLUMBING, ELECTRICAL, AND FIRE SUPPRESSION SYSTEMS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Alteration"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"viol","w":"3 L&I violations"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"sale","p":548000},{"y":2019,"k":"appeal","w":"Appeal denied"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"715320","type":"Rental","status":"Inactive","businessName":"LIANG LI","legalName":"LIANG LI ","address":"227 E GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2016-09-29","latestIssueDate":"2019-01-23","expirationDate":"2019-09-28","inactiveDate":"2019-11-27"}],"licenseActivity":[{"number":"715320","type":"Rental","businessName":"LIANG LI","legalName":"LIANG LI ","issuedDate":"2016-09-29","latestIssueDate":"2019-01-23","closureDate":"2019-11-27","expirationDate":"2019-09-28","inactiveDate":"2019-11-27","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2023, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $361,300 to $456,400","no permit shown in 2026-2028"],"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 #38717: OPEN · Denied; related permit 1006752. Use permit #523061: 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":"violations","level":"attention","title":"3 open L&I violations","finding":"6 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":"Sprinkler Certification: Certified through Dec 18, 2025; Fire Alarm Certification: Certified through Oct 3, 2024; Special Hazards Certification: Certified through Mar 18, 2027","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":"4 failed, 0 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jan 18, 2024.","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/"}],"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/"}]}