{"asOf":"2026-07-27T05:00:56.184Z","block":"2700-2799 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2700-2799-w-girard-ave","address":"2720 W GIRARD AVE","parcelNumber":"871538970","source":"https://property.phila.gov/?p=871538970","ownerType":"owner-occupied","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":"HART LAVAL","coOwner":null,"marketValue":517800,"landAssessment":103560,"improvementAssessment":414240,"livableArea":2466,"yearBuilt":1915,"lastSale":{"price":410000,"date":"2022-12-01T05:00:00Z"},"openViolations":0,"violations":[{"number":"3369853","date":"2014-06-21","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3369852","date":"2014-06-21","code":"FC-901.6/4","title":"FA-MANUAL BOX DEFECTIVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3369854","date":"2014-06-21","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3369855","date":"2014-06-21","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-075852","date":"2025-09-25","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-075853","date":"2025-09-25","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-075854","date":"2025-09-25","code":"6-301(4)(A)(.1)","title":"FOOD - LARGE ESTABLISHMENT LICENSE","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"438441","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-06-21","completedDate":"2014-11-04","violations":[{"number":"3369853","date":"2014-06-21","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3369852","date":"2014-06-21","code":"FC-901.6/4","title":"FA-MANUAL BOX DEFECTIVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3369854","date":"2014-06-21","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3369855","date":"2014-06-21","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-105979","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-25","completedDate":"2025-12-09","violations":[{"number":"VI-2025-075852","date":"2025-09-25","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-075853","date":"2025-09-25","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-075854","date":"2025-09-25","code":"6-301(4)(A)(.1)","title":"FOOD - LARGE ESTABLISHMENT LICENSE","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2014,"n":4,"worst":null},{"y":2025,"n":3,"worst":null}],"investigations":[{"caseNumber":"438441","date":"2014-06-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"438441","date":"2014-09-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"438441","date":"2014-10-22","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"438441","date":"2014-11-03","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"CF-2025-105979","date":"2025-09-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-105979","date":"2025-11-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-105979","date":"2025-12-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2014,"fails":2,"passes":1},{"y":2025,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97407725076577,"lng":-75.18127977180883,"geom":{"type":"Polygon","coordinates":[[[-75.18123271,39.974163214],[-75.181270626,39.973984456],[-75.181327531,39.973992807],[-75.181287712,39.97417091],[-75.18123271,39.974163214]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-020975","type":"Special Hazards Certification","inspectionDate":"2025-08-07","result":"Deficient","expirationDate":null,"buildingId":"1063884"},{"number":"BC-2025-024925","type":"Special Hazards Certification","inspectionDate":"2025-09-23","result":"Deficient","expirationDate":null,"buildingId":"1063884"},{"number":"BC-2026-015252","type":"Special Hazards Certification","inspectionDate":"2026-03-27","result":"Certified","expirationDate":"2027-03-27","buildingId":"1063884"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1040,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"2720 W GIRARD AVE, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":143000,"taxable":125000,"land":7724,"improvement":135276,"taxableLand":7724,"taxableImprovement":117276,"exemptLand":0,"exemptImprovement":18000},{"y":2017,"v":143000,"taxable":125000,"land":7724,"improvement":135276,"taxableLand":7724,"taxableImprovement":117276,"exemptLand":0,"exemptImprovement":18000},{"y":2018,"v":203900,"taxable":185900,"land":40780,"improvement":163120,"taxableLand":40780,"taxableImprovement":145120,"exemptLand":0,"exemptImprovement":18000},{"y":2019,"v":210000,"taxable":186000,"land":42000,"improvement":168000,"taxableLand":42000,"taxableImprovement":144000,"exemptLand":0,"exemptImprovement":24000},{"y":2020,"v":212100,"taxable":167100,"land":42420,"improvement":169680,"taxableLand":42420,"taxableImprovement":124680,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":212100,"taxable":167100,"land":42420,"improvement":169680,"taxableLand":42420,"taxableImprovement":124680,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":212100,"taxable":212100,"land":42420,"improvement":169680,"taxableLand":42420,"taxableImprovement":169680,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":411100,"taxable":411100,"land":82220,"improvement":328880,"taxableLand":82220,"taxableImprovement":328880,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":411100,"taxable":411100,"land":82220,"improvement":328880,"taxableLand":82220,"taxableImprovement":328880,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":398400,"taxable":398400,"land":79680,"improvement":318720,"taxableLand":79680,"taxableImprovement":318720,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":398400,"taxable":398400,"land":79680,"improvement":318720,"taxableLand":79680,"taxableImprovement":318720,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":517800,"taxable":517800,"land":103560,"improvement":414240,"taxableLand":103560,"taxableImprovement":414240,"exemptLand":0,"exemptImprovement":0}],"taxNow":5577,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-002971","date":"2023-04-06","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant; Residential - Household Living - Single-Family"},{"number":"CP-2023-001038","date":"2023-06-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-04-11","scope":"FOR LEVEL III ALTERATIONS TO AN EXISTING ATTACHED BUILDING FOR USE AS A VACANT COMMERCIAL USE AT THE FIRST FLOOR REAR WITH SIT DOWN RESTAURANT AT THE FRONT, AND SINGLE FAMILY ABOVE FIRST FLOOR. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2023-005325","date":"2023-07-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-08","scope":"Fish wire W/Hi Hats T/O in second and third floor Install subpanel ONLY RESIDENTIAL AREA As per 2017 nec"},{"number":"MP-2023-002795","date":"2023-07-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-04-11","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"PP-2023-010016","date":"2023-08-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-11","scope":"Install drain lines and waterlines and set 5 fixtures."}],"storyTag":"Improved","storyDelta":10.71,"timeline":[{"y":2002,"k":"sale","p":35000},{"y":2012,"k":"sale","p":50000},{"y":2014,"k":"viol","w":"4 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"sale","p":410000},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"206850","type":"Food Preparing and Serving","status":"Inactive","businessName":"YI TONG DONG (PARADISE INN)","legalName":"YI TONG DONG","address":"2720 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-17","latestIssueDate":"2022-04-11","expirationDate":"2023-04-30","inactiveDate":"2023-06-29"},{"number":"556657","type":"Rental","status":"Inactive","businessName":"AI XING HUANG","legalName":"AI XING HUANG","address":"2720 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2012-03-05","latestIssueDate":"2012-03-05","expirationDate":"2013-02-28","inactiveDate":null},{"number":"947084","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"LAVAL HART- Planet Home Lending LLC (Planet Home Lending LLC)","legalName":"LAVAL HART- Planet Home Lending LLC","address":"2720 W GIRARD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2024-03-18","latestIssueDate":"2024-03-18","expirationDate":"2025-03-17","inactiveDate":null}],"licenseActivity":[{"number":"947084","type":"Vacant Residential Property / Lot","businessName":"LAVAL HART- Planet Home Lending LLC (Planet Home Lending LLC)","legalName":"LAVAL HART- Planet Home Lending LLC","issuedDate":"2024-03-18","latestIssueDate":"2024-03-18","closureDate":"2025-03-17","expirationDate":"2025-03-17","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"556657","type":"Rental","businessName":"AI XING HUANG","legalName":"AI XING HUANG","issuedDate":"2012-03-05","latestIssueDate":"2012-03-05","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"206850","type":"Food Preparing and Serving","businessName":"YI TONG DONG (PARADISE INN)","legalName":"YI TONG DONG","issuedDate":"2004-04-17","latestIssueDate":"2022-04-11","closureDate":"2023-06-29","expirationDate":"2023-04-30","inactiveDate":"2023-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 30% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $398,400 to $517,800","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":"The record identifies more than one dwelling/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":"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, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 9, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #206850: Inactive since Jun 29, 2023; Vacant Residential Property / Lot #947084: Closed","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Mar 27, 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/"}]}