{"asOf":"2026-07-27T16:36:23.948Z","block":"1500-1599 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-w-girard-ave","address":"1513 W GIRARD AVE","parcelNumber":"881000926","source":"https://property.phila.gov/?p=881000926","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"804","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"LONGANO LLC","coOwner":null,"marketValue":1154300,"landAssessment":115400,"improvementAssessment":1038900,"livableArea":6294,"yearBuilt":1915,"lastSale":{"price":1,"date":"2021-06-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-072554","date":"2021-10-13","code":"FC-13-901.7(A)","title":"FIRE ALARM INOPERABLE","status":"COMPLIED","resolutionDate":"2022-01-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-072555","date":"2021-10-13","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2022-01-14","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2021-100565","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-13","completedDate":"2022-01-14","violations":[{"number":"VI-2021-072554","date":"2021-10-13","code":"FC-13-901.7(A)","title":"FIRE ALARM INOPERABLE","status":"COMPLIED","resolutionDate":"2022-01-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-072555","date":"2021-10-13","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2022-01-14","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2021,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-100565","date":"2021-10-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-100565","date":"2021-11-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-100565","date":"2022-01-14","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97206484121773,"lng":-75.16162653856972,"geom":{"type":"Polygon","coordinates":[[[-75.161547243,39.972261896],[-75.161633345,39.971859102],[-75.161705287,39.971868026],[-75.161619402,39.972270617],[-75.161547243,39.972261896]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2021-008303","type":"Fire Alarm Certification","inspectionDate":"2021-12-05","result":"Certified","expirationDate":"2022-12-05","buildingId":"1056905"},{"number":"BC-2025-023951","type":"Sprinkler Certification","inspectionDate":"2024-10-18","result":"Certified","expirationDate":"2025-10-18","buildingId":"1056905"},{"number":"BC-2025-031260","type":"Sprinkler Certification","inspectionDate":"2025-11-07","result":"Certified","expirationDate":"2026-11-07","buildingId":"1056905"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":3,"lotArea":3000,"zoning":"RM4","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"101 PRESIDENTIA BLV W 1A, BALA CYNWYD PA, 19004","mailOut":true,"appeals":[{"type":"BBS Permit Denial","grounds":"For change of occupancy and level III alterations of an existing 3 story structure to contain 6 dwelling units.","status":"Completed","outcome":"Approved","date":"2022-09-16","number":"CP-2022-003597","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":6,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1582000,"taxable":528198,"land":158200,"improvement":1423800,"taxableLand":158200,"taxableImprovement":369998,"exemptLand":0,"exemptImprovement":1053802},{"y":2026,"v":1582000,"taxable":528198,"land":158200,"improvement":1423800,"taxableLand":158200,"taxableImprovement":369998,"exemptLand":0,"exemptImprovement":1053802},{"y":2027,"v":1154300,"taxable":385376,"land":115400,"improvement":1038900,"taxableLand":115400,"taxableImprovement":269976,"exemptLand":0,"exemptImprovement":768924}],"taxNow":7394,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-006344","date":"2020-10-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-08-24","scope":"FOR THE PARTIAL DEMOLITION OF A REAR PORTION OF AN EXISTING 3 STORY STRUCTURE; FOR THE ERECTION OF AN ATTACHED THREE (3) STORY STRUCTURE FRONTING W. FLORA STREET WITH A PRIVATE DECK & ROOF DECK ACCESSED BY PILOT HOUSE. AN EXISTING THREE (3) STORY STRUCTURE FRONTING W. GIRARD AVE TO REMAIN IN THE LOT; FOR USE A MULTI-FAMILY (4 DWELLINGS) HOUSEHOLD LIVING AND ONE (1) INTERIOR ACCESSORY PARKING ACCESSED FROM W. FLORA STREET IN THE PROPOSED STRUCTURE; FOR USE AS AN EXISTING MULTI-FAMILY (3 DWELLING) (TOTAL 7 DWELLING UNITS ON LOT) HOUSEHOLD LIVING AND WITH ALL OTHER USES AS PREVIOUSLY APPROVED IN THE EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE PLAN."},{"number":"CP-2021-000808","date":"2021-05-29","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-08-24","scope":"NEW CONSTRUCTION OF A THREE (3) STORY BUILDING WITH PRIVATE ROOF DECK ACCESSED VIA PILOT HOUSE FOR USE A FOUR (4) FAMILY DWELLING WITH ONE (1) ACCESSORY GARAGE PARKING SPACE AS PER APPROVED PLANS. WORK TO INCLUDE SHORING AND UNDERPINNING TO BE MONITORED BY A PA LICENSED PE AT ALL TIMES. BUILDING TO BE FULLY SPRINKLERED. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"ZP-2022-002117","date":"2022-03-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"FP-2022-000884","date":"2022-04-14","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-08-22","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY FOUR-FAMILY DWELLING TO INCLUDE A NEW TWO (2) INCH FIRE SERVICE LINE AND A NEW TWO (2) INCH BACKFLOW PREVENTION DEVICE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13R BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2021-000808 FOR ASSOCIATED BUILDING PERMIT."},{"number":"MP-2022-002398","date":"2022-05-11","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-22","scope":"INSTALLATION OF NEW HVAC SYSTEM FOR A NEW CONSTRUCTION FOUR (4) FAMILY DWELLING AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"PP-2022-008210","date":"2022-05-27","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-24","scope":"Install 1\" water service, 5\" curb trap, 5\" house drain, 4\" vent"},{"number":"EP-2022-004005","date":"2022-05-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-18","scope":"Wire all units with outlets, switches, 110 V interconnected smoke alarms, and lights to 2017 NEC. Wire hallways with lights heaters and exits up to 2017 NEC. Install 400 amp service with 5 meter packs. Install fire alaarm system."},{"number":"PP-2022-006744","date":"2022-06-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-22","scope":"New construction, interior plumbing. +All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"GM-2022-008188","date":"2022-09-15","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2022-10-31","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"CP-2022-003597","date":"2022-09-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-12-08","scope":"FOR CHANGE OF OCCUPANY (NO CHANGE IN OCCUPANCY CLASSIFICATION) AND LEVEL III ALTERATIONS TO INCLUDE UNDERPINNING, STRUCTURAL WORK, NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"FP-2023-000174","date":"2023-02-01","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-11-01","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 2\" FIRE SERVICE LINE AND 2.\" DC WILKINS 950 XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"MP-2022-006170","date":"2023-02-16","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-09-06","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, SPLIT SYSTEMS, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"PP-2022-016258","date":"2023-03-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-11-01","scope":"INSTALL 6 HOT WATER HEATERS, 1 BACKFLOW PREVENTER, 1 FLOOR DRAIN, 8 WATTER CLOSETS, 8 LAVATORIES, 8 SHOWER/TUBS, 1 HOSE BIBB, 1 SUMP PUMP, 1 EJECTOR SUMP PUMP, 3 AREA DRAINS, 6 KITCHEN SINKS, 6 WASHING MACHINES AND 6 HUB DRAINS ACCORDING TO THE 2018 PPC."},{"number":"EP-2023-002375","date":"2023-05-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-10-24","scope":"Wire entire place as per plans. Install 600 amp service, (6) 150 amp panels, and (1) 100 amp house panel in common area. Install new outlets, switches, lights, and emergency lighting as per 2017 NEC. Install fire alarm as per 2016 NFPA 72."}],"storyTag":"New construction","storyDelta":44,"timeline":[{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"appeal","w":"Appeal approved"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"441829","type":"Rental","status":"Inactive","businessName":"HSG PROPERTIES LLC","legalName":"HSG PROPERTIES LLC","address":"1513 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2008-04-18","latestIssueDate":"2015-05-08","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"704088","type":"Rental","status":"Inactive","businessName":"G & B 1513 LLC","legalName":"G & B 1513 LLC","address":"1513 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2016-06-07","latestIssueDate":"2016-06-07","expirationDate":"2017-06-06","inactiveDate":"2017-08-05"},{"number":"758319","type":"Rental","status":"Inactive","businessName":"Amato & Maddalena Berardi","legalName":"Amato & Maddalena Berardi","address":"1513 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2017-11-27","latestIssueDate":"2018-10-17","expirationDate":"2019-11-26","inactiveDate":"2020-01-25"},{"number":"871665","type":"Rental","status":"Expired","businessName":"Longano LLC","legalName":"Longano LLC","address":"1513 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":10,"issuedDate":"2021-06-24","latestIssueDate":"2025-06-23","expirationDate":"2026-06-23","inactiveDate":null}],"licenseActivity":[{"number":"871665","type":"Rental","businessName":"Longano LLC","legalName":"Longano LLC","issuedDate":"2021-06-24","latestIssueDate":"2025-06-23","closureDate":"2026-06-23","expirationDate":"2026-06-23","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"758319","type":"Rental","businessName":"Amato & Maddalena Berardi","legalName":"Amato & Maddalena Berardi","issuedDate":"2017-11-27","latestIssueDate":"2018-10-17","closureDate":"2020-01-25","expirationDate":"2019-11-26","inactiveDate":"2020-01-25","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"704088","type":"Rental","businessName":"G & B 1513 LLC","legalName":"G & B 1513 LLC","issuedDate":"2016-06-07","latestIssueDate":"2016-06-07","closureDate":"2017-08-05","expirationDate":"2017-06-06","inactiveDate":"2017-08-05","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"441829","type":"Rental","businessName":"HSG PROPERTIES LLC","legalName":"HSG PROPERTIES LLC","issuedDate":"2008-04-18","latestIssueDate":"2015-05-08","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #CP-2022-003597: Completed · Approved.","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":"1 permit not marked completed: MP-2022-006170 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Dec 5, 2022; Sprinkler Certification: Certified through Nov 7, 2026","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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; 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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 14, 2022.","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/"},{"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 apartments. 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 2 historical violations across 1 case.","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/"}]}