{"asOf":"2026-07-31T09:52:41.392Z","block":"6900-6999 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6900-6999-germantown-ave","address":"6915 GERMANTOWN AVE","parcelNumber":"881000538","source":"https://property.phila.gov/?p=881000538","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"A21","buildingCodeNew":"00","buildingClass":"DET 1.5 STY MASONRY+OTHER","buildingClassNew":null,"useLabel":"House","owner":"MC CARTHY DENNIS M ET UX","coOwner":"MIGLIONICO JOHN V ET UX","marketValue":567500,"landAssessment":113500,"improvementAssessment":454000,"livableArea":3321,"yearBuilt":1925,"lastSale":null,"openViolations":1,"violations":[{"number":"VI-2023-059423","date":"2023-08-11","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-08-11","resolution":"WARNING ISSUED","latestInvestigationDate":"2023-08-11","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-074297","date":"2023-09-26","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-09-26","resolution":"SVN ISSUED","latestInvestigationDate":"2023-09-26","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-025435","date":"2026-04-27","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-04-27","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=984813123&hash=656997D995118387B385FCC0AD71D1759C7A05176EE00FB451D97ED3CAF8B27F"}],"violationCases":[{"number":"CF-2023-080398","type":"WARNING","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-11","completedDate":"2023-08-14","noticeUrl":null,"violations":[{"number":"VI-2023-059423","date":"2023-08-11","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-08-11","resolution":"WARNING ISSUED","latestInvestigationDate":"2023-08-11","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2023-100179","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-09-26","completedDate":null,"noticeUrl":null,"violations":[{"number":"VI-2023-074297","date":"2023-09-26","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"SVN ISSUED","resolutionDate":"2023-09-26","resolution":"SVN ISSUED","latestInvestigationDate":"2023-09-26","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2026-042069","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-04-27","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=984813123&hash=656997D995118387B385FCC0AD71D1759C7A05176EE00FB451D97ED3CAF8B27F","violations":[{"number":"VI-2026-025435","date":"2026-04-27","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-04-27","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=984813123&hash=656997D995118387B385FCC0AD71D1759C7A05176EE00FB451D97ED3CAF8B27F"}]}],"violYears":[{"y":2023,"n":2,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2023-080398","date":"2023-08-11","type":null,"status":null},{"caseNumber":"CF-2023-100179","date":"2023-09-26","type":null,"status":null},{"caseNumber":"CF-2026-042069","date":"2026-04-27","type":null,"status":"FAILED"}],"inspYears":[{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.056130492655086,"lng":-75.18720023959095,"geom":{"type":"Polygon","coordinates":[[[-75.186857203,40.055991144],[-75.18703364,40.055821984],[-75.187071661,40.0558901],[-75.187367418,40.055792628],[-75.187532169,40.056115862],[-75.187060728,40.056573944],[-75.18689344,40.056470513],[-75.187157946,40.056218289],[-75.187130069,40.056167164],[-75.186857203,40.055991144]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2021-002629","type":"Fire Alarm Certification","inspectionDate":"2021-06-18","result":"Certified","expirationDate":"2022-06-18","buildingId":"1090241"},{"number":"BC-2022-008571","type":"Fire Alarm Certification","inspectionDate":"2022-06-20","result":"Certified","expirationDate":"2023-06-20","buildingId":"1090241"},{"number":"BC-2023-012731","type":"Fire Alarm Certification","inspectionDate":"2023-06-16","result":"Certified","expirationDate":"2024-06-16","buildingId":"1090241"},{"number":"BC-2024-017715","type":"Fire Alarm Certification","inspectionDate":"2024-06-11","result":"Certified","expirationDate":"2025-06-11","buildingId":"1090241"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19119","beds":null,"baths":null,"stories":null,"lotArea":26498,"zoning":"CMX2","grade":"0","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":null,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"PERMIT FOR THE ERECTION OF A SEMI-DETACHED FOUR (4) STORY STRUCTURE (MAX. 45 FT HIGH, INCLUDING 7 FT BUILDING HEIGHT BONUS) WITH A ROOF DECK (RESIDENTIAL USE ONLY) ACCESSED BY ONE (1) STAIRWELL AND ONE (1) ROOF DECK ACCESS STRUCTURE WITH EL","status":"Completed","outcome":"Granted","date":"2025-11-19","number":"ZP-2025-001876","relatedPermit":"ZP-2025-001876"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":567500,"taxable":567500,"land":205700,"improvement":361800,"taxableLand":205700,"taxableImprovement":361800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":567500,"taxable":567500,"land":205700,"improvement":361800,"taxableLand":205700,"taxableImprovement":361800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":567500,"taxable":567500,"land":113500,"improvement":454000,"taxableLand":113500,"taxableImprovement":454000,"exemptLand":0,"exemptImprovement":0}],"taxNow":7944,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"PP-2022-013859","date":"2022-09-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-11-29","scope":"Seal sanitary lateral"},{"number":"ZP-2023-005196","date":"2023-06-21","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING DETACEHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"DP-2023-000736","date":"2024-02-13","work":"Major Demolition","type":"Demolition","description":"Demolition Permit","status":"Expired","completedDate":"2026-03-25","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED TWO (2) STORY MASONRY STRUCTURE. STRUCTURE TO BE DEMOLISHED BY MECHANICAL ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO THE START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE"},{"number":"ZP-2025-001876","date":"2025-10-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A SEMI-DETACHED FOUR (4) STORY STRUCTURE (MAX. 45 FT HIGH, INCLUDING 7 FT BUILDING HEIGHT BONUS) WITH A ROOF DECK (RESIDENTIAL USE ONLY) ACCESSED BY ONE (1) STAIRWELL AND ONE (1) ROOF DECK ACCESS STRUCTURE WITH ELEVATOR AREA; FOR USE AS A VACANT COMMERCIAL SPACE (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) AT THE GROUND FLOOR ALONG PRIMARY FRONTAGE FOR A MINIMUM OF 30 FEET AND MULTI-FAMILY (TOTAL EIGHTY-ONE (81) UNITS), INCLUDING NINE (9) AFFORDABLE DWELLING UNITS FROM FOUR (4) MIXED-INCOME BONUS UNITS), AND THIRTEEN (13) GREEN ROOF BONUS UNITS) HOUSEHOLD LIVING ON THE 1ST FLOOR REAR THROUGH 4TH FLOORS; WITH ELEVEN (11) ACCESSORY OFF-STREET PARKING SPACES; INCLUDING ONE (1) ADA VAN ACCESSIBLE SPACE, AND TWENTY SEVEN (27) 1A CLASS BICYCLE SPACES IN AN ACCESSIBLE ROUTE. SIZE AND LOCATION AS SHOWN ON THE PLAN."},{"number":"PP-2026-005361","date":"2026-04-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"SEAL LATERAL FOR DEMO."},{"number":"DP-2026-000413","date":"2026-06-16","work":"Major Demolition","type":"Demolition","description":"Demolition Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING TWO (2) STORY MASONRY STRUCTURE. DEMOLITION TO BE DONE BY HAND AND WITH HAND TOOLS AND WITH MECHANICAL DEMOLITION EQUIPMENT AT THE LOCATIONS SHOWN ON THE APPROVED PLANS. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN AND SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. 21 DAY POSTING & NOTICE REQUIRED PER A-303.2. DUST CONTROL MEASURES TO BE UTILIZED"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Full Demolition"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"sale","p":2085000},{"y":2024,"k":"permit","w":"Major Demolition"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"appeal","w":"Appeal granted"},{"y":2026,"k":"demo"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Major Demolition"},{"y":2026,"k":"demo"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"214263","type":"Rental","status":"Inactive","businessName":"MARIAN HOMES INC","legalName":"MARIAN HOMES INC","address":"6915 GERMANTOWN AVE","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2003-04-02","latestIssueDate":"2008-08-19","expirationDate":"2009-02-28","inactiveDate":"2009-06-01"}],"licenseActivity":[{"number":"214263","type":"Rental","businessName":"MARIAN HOMES INC","legalName":"MARIAN HOMES INC","issuedDate":"2003-04-02","latestIssueDate":"2008-08-19","closureDate":"2009-06-01","expirationDate":"2009-02-28","inactiveDate":"2009-06-01","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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 2023","permit activity in 2023, 2024, 2025, 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2025-001876: Completed · Granted; related permit ZP-2025-001876.","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: PP-2022-013859 (Expired), DP-2023-000736 (Expired), PP-2026-005361 (Issued), DP-2026-000413 (Issued). 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":"violations","level":"attention","title":"1 open L&I violation","finding":"3 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":"Fire Alarm Certification: Certified through Jun 11, 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 27, 2026.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"}],"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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}