{"asOf":"2026-07-27T12:03:48.984Z","block":"200-299 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-w-girard-ave","address":"221 W GIRARD AVE","parcelNumber":"871524380","source":"https://property.phila.gov/?p=871524380","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":"MODERN DEVELOPMENT GROUP","coOwner":null,"marketValue":380700,"landAssessment":76100,"improvementAssessment":304600,"livableArea":1505,"yearBuilt":1920,"lastSale":{"price":20000,"date":"2013-02-20T05:00:00Z"},"openViolations":0,"violations":[{"number":"1217795","date":"2008-11-19","code":"A-302.8/30","title":"PERM - MUST 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INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1140541","date":"2008-10-28","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2923097","date":"2013-09-04","code":"A-302.8/31","title":"LIC MUST BE AVAIL FOR INSP","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"185861","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2008-11-20","completedDate":null,"violations":[{"number":"1217795","date":"2008-11-19","code":"A-302.8/30","title":"PERM - MUST POST","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1217796","date":"2008-11-19","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1217794","date":"2008-11-19","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1217793","date":"2009-01-12","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1217792","date":"2009-01-12","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"386882","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2013-06-20","completedDate":"2013-09-25","violations":[{"number":"2876906","date":"2013-06-19","code":"PM-307.1/8","title":"WALL BULGED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"179869","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"1140540","date":"2008-10-28","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1140541","date":"2008-10-28","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"469406","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2923097","date":"2013-09-04","code":"A-302.8/31","title":"LIC MUST BE AVAIL FOR INSP","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":5,"worst":null},{"y":2009,"n":2,"worst":null},{"y":2013,"n":2,"worst":null}],"investigations":[{"caseNumber":"185861","date":"2008-11-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"185861","date":"2009-01-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"185861","date":"2009-01-21","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"386882","date":"2013-06-19","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"386882","date":"2013-07-25","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"386882","date":"2013-09-25","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"185861","date":"2014-02-18","type":"PRECOURT","status":"PASSED"},{"caseNumber":"185861","date":"2014-03-07","type":"PRECOURT","status":"PASSED"},{"caseNumber":"185861","date":"2014-04-25","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2013,"fails":2,"passes":1},{"y":2014,"fails":0,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96980409467905,"lng":-75.14030624259821,"geom":{"type":"Polygon","coordinates":[[[-75.140297377,39.969738115],[-75.140342449,39.969742863],[-75.140319318,39.969863415],[-75.140276503,39.969870291],[-75.140297377,39.969738115]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-008881","type":"Fire Alarm Certification","inspectionDate":"2024-04-03","result":"Certified","expirationDate":"2025-04-03","buildingId":"1026151"},{"number":"BC-2025-012980","type":"Fire Alarm Certification","inspectionDate":"2025-05-14","result":"Certified","expirationDate":"2026-05-14","buildingId":"1026151"},{"number":"BC-2026-015926","type":"Fire Alarm Certification","inspectionDate":"2026-05-21","result":"Certified","expirationDate":"2027-05-21","buildingId":"1026151"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":623,"zoning":"CMX3","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"PO BOX 3610, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":105900,"taxable":105900,"land":3689,"improvement":102211,"taxableLand":3689,"taxableImprovement":102211,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":180600,"taxable":180600,"land":46700,"improvement":133900,"taxableLand":46700,"taxableImprovement":133900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":211600,"taxable":211600,"land":42320,"improvement":169280,"taxableLand":42320,"taxableImprovement":169280,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":217900,"taxable":217900,"land":43580,"improvement":174320,"taxableLand":43580,"taxableImprovement":174320,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":220000,"taxable":220000,"land":44000,"improvement":176000,"taxableLand":44000,"taxableImprovement":176000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":220000,"taxable":220000,"land":44000,"improvement":176000,"taxableLand":44000,"taxableImprovement":176000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":220000,"taxable":220000,"land":44000,"improvement":176000,"taxableLand":44000,"taxableImprovement":176000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":318700,"taxable":318700,"land":63740,"improvement":254960,"taxableLand":63740,"taxableImprovement":254960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":318700,"taxable":318700,"land":63740,"improvement":254960,"taxableLand":63740,"taxableImprovement":254960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":313600,"taxable":313600,"land":62720,"improvement":250880,"taxableLand":62720,"taxableImprovement":250880,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":313600,"taxable":313600,"land":62720,"improvement":250880,"taxableLand":62720,"taxableImprovement":250880,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":380700,"taxable":380700,"land":76100,"improvement":304600,"taxableLand":76100,"taxableImprovement":304600,"exemptLand":0,"exemptImprovement":0}],"taxNow":4390,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"137474","date":"2008-03-11","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REMOVE REAR WALL OF ONE STORY STRUCTURE AND REBUILD OVER EXISTING FOUNDATION USING 8\" CONCRETE BLOCK AND STUCCO"},{"number":"179869","date":"2008-09-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-07-20","scope":"REMOVE PLASTER AND INSTALL DRYWALL THROUGHOUT BUILDING. REPLACE WITH 5/8\" TYPE X WHERE REQUIRED BY CODE."},{"number":"469406","date":"2013-08-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR ALTERATIONS TO INCLUDE THE FOLLOWING NEW WORK: FIT-OUT FOR THE 1ST - 3RD FLOOR, FRONT AND REAR EXTERIOR WALL, STOREFRONT FOR 1ST FLOOR, BAY WINDOWS, CONCRETE SLAB, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE USE REGISTRATION PERMIT AND CERTIFICATE OF OCCUPANCY REQUIRED FOR 1ST FLOOR PRIOR TO OCCUPANCY.**ASBESTOS ABATEMENT TO BE COMPLETED BY A CITY OF PHILADELPHIA CERTIFIED ASBESTOS CONTRACTOR PRIOR TO COMMENCEMENT OF PERMITTED WORK** SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK."},{"number":"525744","date":"2014-04-09","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALLATION OF 2 NEW HVAC SYSTEMS, GIBSON 54000 BTU 92% EFFICIENCY, 13 SEER. AND TWO 2 TON A/C SYSTEMS. ONE SYSTEM FOR 1ST FLOOR VACANT COMMERCIAL SPACE AND ONE SYSTEM FOR DWELLING UNIT ON 2ND & 3RD FLOORS. INSTALLATION OF MECHANICAL EQUIPMENT. ALL EQUIPMENT AND ASSOCIATED DUCT WORK IS TO BE INSTALLED ENTIRELY WITHIN THE SAME DWELLING UNIT WITH NO PENETRATIONS OF FIRE RATED ASSEMBLIES AND INSTALLED AS PER MANUFACTURES' SPECIFICATIONS. INSTALLATION MUST MEET THE CODE REQUIREMENTS OF THE INTERNATIONAL MECHANICAL CODE AND THE INTERNATIONAL ENERGY CONSERVATION CODE."},{"number":"530177","date":"2014-04-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2015-02-18","scope":"10 FIXTURES WITH PIPING"},{"number":"534393","date":"2014-05-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL A 200AMP MAIN ELECTRICAL SERVICE WITH 3 GANG METER BOX AND A 1-30 CURCUIT AND 2-20 CURCUIT PANELS AS PER 2008 NEC (CC DISTRICT)"},{"number":"553440","date":"2014-08-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"PARTIAL REWIRE LIGHTING,SWITCHES,RECEPTACLES PER 2008 NEC (MIXED USE)*NO FIRE ALARM*"},{"number":"533124","date":"2014-08-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-09-04","scope":"AMEND BUILDING PERMIT AP # 469406 TO SHOW AS BUILT CONSTRUCTION CHANGES TO 1ST FLOOR FRAMING AS PER PLANS."},{"number":"612332","date":"2015-06-02","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-08-07","scope":"EXTEND PERMIT # 469406 PURSUANT TO PA ACT 46 & 87. THIS EXTENSION TO EXPIRE ON JULY 1, 2016 UNLESS EXTENDED BY OTHER PORTIONS OF THE PHILADELPHIA CODE. CONTACT DISTRICT OFFICE TO INSTITUTE THE REQUIRED INSPECTIONS. CALL BUILDING INSPECTOR FOR AN INITIAL INSPECTION PRIOR TO THE START OF WORK. ORIGINAL PLANS ARE ACTIVE. **POST THIS PERMIT** **POST THE PROJECT INFORMATION SIGN**"},{"number":"625282","date":"2015-07-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-07-16","scope":"1ST FLOOR USE TO BUSINESS OFFICE"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"sale","p":20000},{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2013,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"insp","w":"Inspection passed ×3"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2015,"k":"permit","w":"Use"}],"rented":false,"licenses":[{"number":"258793","type":"Rental","status":"Closed","businessName":"SAMUEL REVERON, ESQ.","legalName":"SAMUEL REVERON, ESQ.","address":"221 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-09-26","latestIssueDate":"2003-09-26","expirationDate":"2004-02-29","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"258793","type":"Rental","businessName":"SAMUEL REVERON, ESQ.","legalName":"SAMUEL REVERON, ESQ.","issuedDate":"2003-09-26","latestIssueDate":"2003-09-26","closureDate":"2012-12-22","expirationDate":"2004-02-29","inactiveDate":"2012-12-22","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #625282: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: 137474 (EXPIRED), 469406 (EXPIRED), 525744 (EXPIRED), 530177 (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":"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, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Apr 25, 2014.","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 9 historical violations across 4 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through May 21, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}