{"asOf":"2026-07-25T01:59:08.854Z","block":"400-499 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-w-girard-ave","address":"416-20 W GIRARD AVE","parcelNumber":"881000995","source":"https://property.phila.gov/?p=881000995","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"804","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Industrial building","owner":"SGD GIRARD II LLC","coOwner":null,"marketValue":1701500,"landAssessment":170100,"improvementAssessment":1531400,"livableArea":7000,"yearBuilt":2023,"lastSale":{"price":650000,"date":"2020-01-09T05:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2023-062541","date":"2023-08-21","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-09-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-062540","date":"2023-08-21","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-09-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-062543","date":"2023-08-21","code":"F-912.7","title":"FDC INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-11-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-013756","date":"2024-02-29","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2024-11-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-097471","date":"2025-12-16","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2023-084929","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2023-08-21","completedDate":null,"violations":[{"number":"VI-2023-062541","date":"2023-08-21","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-09-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-062540","date":"2023-08-21","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-09-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-062543","date":"2023-08-21","code":"F-912.7","title":"FDC INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2023-11-20","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-016719","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-03-04","completedDate":"2024-11-01","violations":[{"number":"VI-2024-013756","date":"2024-02-29","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"COMPLIED","resolutionDate":"2024-11-01","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-134306","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2025-12-16","completedDate":null,"violations":[{"number":"VI-2025-097471","date":"2025-12-16","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2023,"n":3,"worst":null},{"y":2024,"n":1,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2023-084929","date":"2023-08-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-084929","date":"2023-10-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-084929","date":"2023-11-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-016719","date":"2024-03-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-084929","date":"2024-03-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-016719","date":"2024-09-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-016719","date":"2024-11-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-084929","date":"2025-09-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-134306","date":"2025-12-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-134306","date":"2026-03-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-134306","date":"2026-05-21","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":3,"passes":1},{"y":2025,"fails":1,"passes":1},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96979539456129,"lng":-75.14377186179382,"geom":{"type":"Polygon","coordinates":[[[-75.143724834,39.969655655],[-75.143869296,39.969737409],[-75.143832237,39.9699066],[-75.143676468,39.969888006],[-75.143724834,39.969655655]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-026534","type":"Fire Alarm Certification","inspectionDate":"2024-09-26","result":"Certified","expirationDate":"2025-09-26","buildingId":"1022464"},{"number":"BC-2025-018101","type":"Sprinkler Certification","inspectionDate":"2024-10-09","result":"Certified","expirationDate":"2025-10-09","buildingId":"1022464"},{"number":"BC-2025-025256","type":"Fire Alarm Certification","inspectionDate":"2025-09-25","result":"Certified","expirationDate":"2026-09-25","buildingId":"1022464"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":4,"lotArea":3280,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"PO BOX 22639, PHILADELPHIA PA, 19110","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT APPLICATION IS FOR A VISITOR ACCOMODATIONS IN AN EXISTING STRUCTURE.\n\nThe permit for the above location cannot be issued because the proposal does not comply with the following provisions of the Philadelphia Zoning Code. (Codes can b","status":"Dismissed / Withdrawn","outcome":"Withdrawn","date":"2023-09-19","number":"ZP-2023-000141","relatedPermit":"ZP-2023-000141"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1492500,"taxable":149250,"land":149250,"improvement":1343250,"taxableLand":149250,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1343250},{"y":2026,"v":1492500,"taxable":149250,"land":149250,"improvement":1343250,"taxableLand":149250,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1343250},{"y":2027,"v":1701500,"taxable":170100,"land":170100,"improvement":1531400,"taxableLand":170100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1531400}],"taxNow":2089,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1020801","date":"2019-10-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-04-01","scope":"SEAL 5\" LATERAL-PA1#20192890435-REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\"-\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"1024281","date":"2019-12-23","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2020-05-29","scope":"COMPLETE DEMOLITION OF AN EXISTING SEMI-DETACHED (CORNER PROPERTY) ONE-STORY, MASONRY AND WOOD INDUSTRIAL BUILDING BY HAND METHODS. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. COMPLETE SIDEWALK CLOSURE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"1037490","date":"2020-02-25","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-10-03","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH PRIVATE ROOF DECK ACCESSED BY A PILOTHOUSE. FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR (SEPARATE USE PERMTI AND CO REQUIRED PRIOR TO OCCUPANCY) IN THE SAME BUILDING WITH MULTI-FAMILY HOUSEHOLD LIVING( SIX(6) DWELLING UNITS)(MIXED -INCOME ZONING BONUS (HOUSING UNIT DENSITY AS PER CODE SECTION 14-702(7)(d)(.1)) FROM SECOND FLOOR THROUGH FOURTH(4TH) FLOORS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEPS WORK. *Amendment to the orriginal permit for change of first floor Business Use unit to additional R-2 Residential Unit at the rear for a total of 7 dwelling units within the new construction. And addition of mezzanine to top level units as per approved plans."},{"number":"ZP-2020-000336","date":"2020-07-01","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A SEMI-DETACHED BUILDING WITH THREE ROOF DECKS (AT THIRD FLOOR MEZZANINE LEVEL) (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"FP-2021-001888","date":"2021-07-07","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-07-22","scope":"Rough-In Permit for FP-2021-001872 Install auto wet sprinkler system throughout per NFPA 13 (1037490)"},{"number":"EP-2021-006818","date":"2021-07-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-27","scope":"Installation of 100A single-phase temporary service for construction power tools. no longer than 6 months as per 2017 NEC"},{"number":"FP-2021-001872","date":"2021-07-22","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-09-29","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2016, STANDARD 13 TO INCLUDE A FOUR (4)-INCH DIAMETER SERVICE LINE, BACKFLOW PREVENTION ASSEMBLY, AND DRY SPRINKLER HEAD INSTALLATIONS."},{"number":"MP-2021-005965","date":"2021-09-24","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-09-29","scope":"INSTALLATION OF HVAC SYSTEM FOR NEW MIXED USE BUILDING AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"PP-2021-014058","date":"2021-10-25","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-03","scope":"New construction, interior & exterior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"EP-2021-013997","date":"2021-12-23","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-12-24","scope":"Rough-In Permit for EP-2021-013991 installation off all new wiring throughout, all new switches, receptacles, and GFCI REC. new 800A 120/240V 3phase service, new fire alarm system through out. all work performed under 2017 NEC and NFPA 72"},{"number":"EP-2021-013991","date":"2022-09-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-30","scope":"Installation of all new wiring throughout, all new switches, lighting, receptacles, and GFCI receptacles. new 800A 120/240V 3phase service as per 2017 NEC. New fire alarm system throughout as per 2016 NFPA 72."},{"number":"ZP-2023-001353","date":"2023-06-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"AP-2023-007343","date":"2024-01-04","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2025-03-05","scope":"FOR THE CERTIFICATE OF OCCUPANCY FOR THE BASEMENT FOR THE USE AS BUSINESS OCCUPANCY. NO WORK IS PERMITTED UNDER THIS PERMIT."},{"number":"ZP-2023-000141","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2023-11-07","scope":null}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"appeal","w":"Appeal withdrawn"},{"y":2024,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"910317","type":"Rental","status":"Inactive","businessName":"SGD Girard II, LLC","legalName":"SGD Girard II, LLC","address":"416-20 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":7,"issuedDate":"2022-11-09","latestIssueDate":"2022-11-09","expirationDate":"2023-11-08","inactiveDate":"2024-01-07"}],"licenseActivity":[{"number":"910317","type":"Rental","businessName":"SGD Girard II, LLC","legalName":"SGD Girard II, LLC","issuedDate":"2022-11-09","latestIssueDate":"2022-11-09","closureDate":"2024-01-07","expirationDate":"2023-11-08","inactiveDate":"2024-01-07","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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 2023, 2024, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["2 permit events since 2023","1 zoning/board appeal 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 #ZP-2023-000141: Dismissed / Withdrawn · Withdrawn; related permit ZP-2023-000141.","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":"3 permits not marked completed: 1020801 (Expired), AP-2023-007343 (Expired), ZP-2023-000141 (Refused). 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":"5 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 Sep 25, 2026; Sprinkler Certification: Certified through Oct 9, 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":"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":"9 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 21, 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":"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/"}],"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/"}]}