{"asOf":"2026-07-26T15:37:27.760Z","block":"2800-2899 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-germantown-ave","address":"2819 GERMANTOWN AVE","parcelNumber":"871552640","source":"https://property.phila.gov/?p=871552640","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"TRUONG AMY","coOwner":null,"marketValue":160500,"landAssessment":32100,"improvementAssessment":128400,"livableArea":2432,"yearBuilt":1915,"lastSale":{"price":22000,"date":"2011-10-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"3046174","date":"2012-05-03","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3046178","date":"2012-05-03","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3046177","date":"2012-05-03","code":"A-301.6/1","title":"PERMB- TO COMPLY VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3046175","date":"2012-05-03","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2430592","date":"2012-05-03","code":"A-302.10/4","title":"PERMB- REV ALTERAT NOT IN ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"326533","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2012-05-04","completedDate":"2014-10-16","violations":[{"number":"3046174","date":"2012-05-03","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3046178","date":"2012-05-03","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3046177","date":"2012-05-03","code":"A-301.6/1","title":"PERMB- TO COMPLY VIOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3046175","date":"2012-05-03","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"393904","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2430592","date":"2012-05-03","code":"A-302.10/4","title":"PERMB- REV ALTERAT NOT IN ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":5,"worst":null}],"investigations":[{"caseNumber":"326533","date":"2012-05-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"326533","date":"2012-06-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"326533","date":"2012-07-23","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"326533","date":"2012-09-10","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"326533","date":"2012-11-26","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"326533","date":"2013-10-29","type":"PRECOURT","status":"FAILED"},{"caseNumber":"326533","date":"2013-12-27","type":"PRECOURT","status":"FAILED"},{"caseNumber":"326533","date":"2014-07-30","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":2},{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99508627165595,"lng":-75.14708859947388,"geom":{"type":"Polygon","coordinates":[[[-75.146938841,39.995044328],[-75.147248811,39.995084451],[-75.147237735,39.995127885],[-75.146930432,39.995088741],[-75.146938841,39.995044328]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":null,"lotArea":1399,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1823 S 18TH ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ADDITION AT THE REAR OF AN EXISTING STRUCTURE (1-STORY/2-STORY). FOR USE AS A VACANT COMMERCIAL SPACE ON THE FIRST FLOOR (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND A SINGLE FAMILY DWELLING ON THE","status":"CLOSED","outcome":"Granted","date":"2013-07-23","number":"20602","relatedPermit":"463456"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":172800,"taxable":45000,"land":14000,"improvement":158800,"taxableLand":14000,"taxableImprovement":31000,"exemptLand":0,"exemptImprovement":127800},{"y":2017,"v":172800,"taxable":45000,"land":14000,"improvement":158800,"taxableLand":14000,"taxableImprovement":31000,"exemptLand":0,"exemptImprovement":127800},{"y":2018,"v":112100,"taxable":39927,"land":22420,"improvement":89680,"taxableLand":22420,"taxableImprovement":17507,"exemptLand":0,"exemptImprovement":72173},{"y":2019,"v":115400,"taxable":41102,"land":23080,"improvement":92320,"taxableLand":23080,"taxableImprovement":18022,"exemptLand":0,"exemptImprovement":74298},{"y":2020,"v":116500,"taxable":41494,"land":23300,"improvement":93200,"taxableLand":23300,"taxableImprovement":18194,"exemptLand":0,"exemptImprovement":75006},{"y":2021,"v":116500,"taxable":41494,"land":23300,"improvement":93200,"taxableLand":23300,"taxableImprovement":18194,"exemptLand":0,"exemptImprovement":75006},{"y":2022,"v":116500,"taxable":41494,"land":23300,"improvement":93200,"taxableLand":23300,"taxableImprovement":18194,"exemptLand":0,"exemptImprovement":75006},{"y":2023,"v":122700,"taxable":44172,"land":24540,"improvement":98160,"taxableLand":24540,"taxableImprovement":19632,"exemptLand":0,"exemptImprovement":78528},{"y":2024,"v":122700,"taxable":44172,"land":24540,"improvement":98160,"taxableLand":24540,"taxableImprovement":19632,"exemptLand":0,"exemptImprovement":78528},{"y":2025,"v":121200,"taxable":43632,"land":24240,"improvement":96960,"taxableLand":24240,"taxableImprovement":19392,"exemptLand":0,"exemptImprovement":77568},{"y":2026,"v":121200,"taxable":121200,"land":24240,"improvement":96960,"taxableLand":24240,"taxableImprovement":96960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":160500,"taxable":160500,"land":32100,"improvement":128400,"taxableLand":32100,"taxableImprovement":128400,"exemptLand":0,"exemptImprovement":0}],"taxNow":1697,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"393904","date":"2012-03-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"MASONRY FRONT WALL AND REAR WALL (TO BE DONE 1 WALL AT A TIME) - REMOVE EXISTING 2 STORY FRONT MASONRY WALL. REPLACE WITH NEW 8 INCH MASONRY WALL, (4\" BRICK & 8\" BLOCK) ON EXISTING FOUNDATION. WINDOWS AND DOOR SAME LOCATION. NEW DOOR OPENING FOR 36 INCH DOOR. FLASH ROOF TO NEW FRONT. VERTICAL REINFORCEMENT EVERY 24 INCHES. INSTALL RETURNS INTO PARTY WALLS FOR STRUCTURAL CONNECTION. FLASH AND SEAL ROOF. INSTALL 2 X 4 FRAME WALL, R-19 INSULATION AND SHEETROCK ON INTERIOR FRONT WALL FOR FINISH. STUCCO SIDE WALL.CALL INSPECTOR 24HR PRIOR TO STARTING FOR AN INITIAL INSPECTION."},{"number":"463456","date":"2013-08-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-08-13","scope":"ERECTION OF A 1 STORY REAR ADDITION AND A 2 STORY SIDE ADDITION. 1 INTER ILLUM, PROJECTED CANOPY ON THE FRONT FACADE ON AN EXISTING STRUCTURE WITH COMMERCIAL USE ON THE 1ST FLOOR AND A SFD ON THE 2ND FLOOR."},{"number":"494642","date":"2014-06-23","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2014-12-02","scope":"FOR THE ERECTION OF A ADDITION AND INTERIOR ALTERATIONS AS PER PLANS. SEPERATE PERMIT REQUIRED FOR CERTIFICATE OF OCCUPANCY FOR FIRST FLOOR."},{"number":"547768","date":"2014-07-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-12-02","scope":"ROUGH PLUMBING 2 TOILETS,2 SINKS,1 BATH TUB AND 2 HOT WATER HEATER HOT AND COLD WATER LINE (MIXED USE)"},{"number":"563091","date":"2014-09-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-12-02","scope":"1ST FLOOR RUN NEW DUCTWORK AND INSTALL NEW HEATER AND AC. 2ND FLOOR RUN NEW DUCTWORK, INSTALL NEW HEATER ONLY.ALL EQUIPMENT CONTAINED IN UNITS. NO PENETRATIONS THRU RATED ASSEMBLIES."},{"number":"562291","date":"2014-09-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-12-02","scope":"REPLACE EXISTING HEATER WITH GOODMAN 115,000 BTU GAS FIRED FURNACE & 4-TONS CONDENSER."},{"number":"562297","date":"2014-10-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-04-21","scope":"REPLACE EXISTING WITH 200AMP3 GANG METERS,LIGHTING,OUTLETS AND INSTALL NEW 3 ZONE,CLASS B FIRE ALARM PER 2008 NEC & NFPA 72(MIXED USE)"},{"number":"661012","date":"2016-01-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-01-08","scope":"FOR A DAY CARE CENTER ON FIRST FLOOR WITH ALL OTHER USES AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"662669","date":"2016-03-14","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-04-15","scope":"FOR CERTIFICATE OF OCCUPANCY FOR FIRST FLOOR ONLY. NO WORK ON THIS PERMIT. ALL CONSTRUCTION APPROVED UNDER PREVIOUS PERMIT."},{"number":"758820","date":"2017-02-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-02-17","scope":"INSTALL BACK FLOW ASSEMBLY 3/4"},{"number":"945744","date":"2019-01-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-10-20","scope":"REPLACE CURB TRAP"},{"number":"947470","date":"2019-02-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-20","scope":"REPLACE CURB TRAP"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"permit","w":"Addition"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"insp","w":"Inspection passed"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"Plumbing"}],"rented":true,"licenses":[{"number":"652058","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"AMY TRUONG","legalName":"AMY TRUONG","address":"2819 GERMANTOWN AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-01-13","latestIssueDate":"2015-01-13","expirationDate":"2016-02-01","inactiveDate":"2015-03-24"},{"number":"658837","type":"Rental","status":"Active","businessName":"AMUOI TRUONG","legalName":"AMUOI TRUONG","address":"2819 GERMANTOWN AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2015-03-24","latestIssueDate":"2026-06-04","expirationDate":"2027-04-30","inactiveDate":null},{"number":"731314","type":"Food Preparing and Serving","status":"Inactive","businessName":"NIFESSA LEWIS","legalName":"NIFESSA LEWIS ","address":"2819 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-03-09","latestIssueDate":"2017-03-09","expirationDate":"2018-03-08","inactiveDate":"2018-05-07"}],"licenseActivity":[{"number":"731314","type":"Food Preparing and Serving","businessName":"NIFESSA LEWIS","legalName":"NIFESSA LEWIS ","issuedDate":"2017-03-09","latestIssueDate":"2017-03-09","closureDate":"2018-05-07","expirationDate":"2018-03-08","inactiveDate":"2018-05-07","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"658837","type":"Rental","businessName":"AMUOI TRUONG","legalName":"AMUOI TRUONG","issuedDate":"2015-03-24","latestIssueDate":"2026-06-04","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"652058","type":"Vacant Residential Property / Lot","businessName":"AMY TRUONG","legalName":"AMY TRUONG","issuedDate":"2015-01-13","latestIssueDate":"2015-01-13","closureDate":"2015-03-24","expirationDate":"2016-02-01","inactiveDate":"2015-03-24","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":"Appeal #20602: CLOSED · Granted; related permit 463456. Use permit #463456: 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":"2 permits not marked completed: 393904 (EXPIRED), 945744 (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-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":"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":"4 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jul 30, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #652058: Closed since Mar 24, 2015; Food Preparing and Serving #731314: Inactive since May 7, 2018","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 5 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/"}],"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/"}]}