{"asOf":"2026-07-29T06:46:02.530Z","block":"7900-7999 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7900-7999-germantown-ave","address":"7945 GERMANTOWN AVE","parcelNumber":"881045310","source":"https://property.phila.gov/?p=881045310","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"806","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartment building","owner":"7945 GERMANTOWN ASSOCIATE","coOwner":null,"marketValue":705900,"landAssessment":141100,"improvementAssessment":564800,"livableArea":11175,"yearBuilt":1983,"lastSale":{"price":1600000,"date":"2007-01-19T05:00:00Z"},"openViolations":0,"violations":[{"number":"2582781","date":"2012-07-31","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2533045","date":"2012-08-08","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2022-059655","date":"2022-08-10","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-02-06","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"341381","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2012-07-31","completedDate":"2012-10-09","violations":[{"number":"2582781","date":"2012-07-31","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"343325","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2012-08-09","completedDate":"2012-10-09","violations":[{"number":"2533045","date":"2012-08-08","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-081356","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2022-08-10","completedDate":"2023-02-06","violations":[{"number":"VI-2022-059655","date":"2022-08-10","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-02-06","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2022,"n":1,"worst":null}],"investigations":[{"caseNumber":"35353","date":"2004-12-18","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"56655","date":"2006-01-11","type":"BC INSP","status":"FAILED"},{"caseNumber":"56655","date":"2006-04-17","type":"BC INSP","status":"PASSED"},{"caseNumber":"341381","date":"2012-07-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"343325","date":"2012-08-08","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"341381","date":"2012-09-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"343325","date":"2012-09-19","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"341381","date":"2012-09-28","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"343325","date":"2012-10-09","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"CF-2022-081356","date":"2022-08-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-081356","date":"2023-02-06","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":1},{"y":2012,"fails":3,"passes":3},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.07080103626536,"lng":-75.20041750349264,"geom":{"type":"Polygon","coordinates":[[[-75.2001712,40.070910473],[-75.200519303,40.07056787],[-75.200643004,40.070716528],[-75.200343963,40.071013748],[-75.2001712,40.070910473]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-016439","type":"Fire Escape Report","inspectionDate":"2017-06-20","result":"Safe","expirationDate":"2022-06-20","buildingId":"1103600"},{"number":"BC-2023-002632","type":"Fire Escape Report","inspectionDate":"2022-11-10","result":"Safe","expirationDate":"2027-11-10","buildingId":"1103600"},{"number":"BC-2025-004531","type":"Fire Alarm Certification","inspectionDate":"2025-02-20","result":"Certified","expirationDate":"2026-02-20","buildingId":"1103600"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":null,"baths":null,"stories":4,"lotArea":9891,"zoning":"CA1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"8031 GERMANTOWN AVE, PHILADELPHIA PA, 19118","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":985500,"taxable":985500,"land":222187,"improvement":763313,"taxableLand":222187,"taxableImprovement":763313,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":985500,"taxable":985500,"land":222187,"improvement":763313,"taxableLand":222187,"taxableImprovement":763313,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":511000,"taxable":511000,"land":127750,"improvement":383250,"taxableLand":127750,"taxableImprovement":383250,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":526300,"taxable":526300,"land":131575,"improvement":394725,"taxableLand":131575,"taxableImprovement":394725,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":527600,"taxable":527600,"land":131900,"improvement":395700,"taxableLand":131900,"taxableImprovement":395700,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":527600,"taxable":527600,"land":131900,"improvement":395700,"taxableLand":131900,"taxableImprovement":395700,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":527600,"taxable":527600,"land":131900,"improvement":395700,"taxableLand":131900,"taxableImprovement":395700,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":679500,"taxable":679500,"land":203850,"improvement":475650,"taxableLand":203850,"taxableImprovement":475650,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":679500,"taxable":679500,"land":203850,"improvement":475650,"taxableLand":203850,"taxableImprovement":475650,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":709900,"taxable":709900,"land":212970,"improvement":496930,"taxableLand":212970,"taxableImprovement":496930,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":709900,"taxable":709900,"land":212970,"improvement":496930,"taxableLand":212970,"taxableImprovement":496930,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":705900,"taxable":705900,"land":141100,"improvement":564800,"taxableLand":141100,"taxableImprovement":564800,"exemptLand":0,"exemptImprovement":0}],"taxNow":9937,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"112621","date":"2007-10-31","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-10-31","scope":"CHANGE USE FROM ARCHITECURAL OFFICE TO MEDICAL OFFICE."},{"number":"109964","date":"2007-11-27","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-01-07","scope":"INT FIT-OUT OF MEDICAL OFFICE TO INCLUDE (1) NEW BATHROOM, (2) EXAM ROOMS, (1) OFFICE, (1) LAB AND (1) RECEPTION AREA; THE SPACE INCLUDES A BASEMENT AND 1ST FLOOR, THE ALTERATIONS TO THE BASEMENT INCLUDE MINOR FINISH CHANGES AS PER PLANS"},{"number":"118586","date":"2007-12-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-12-27","scope":"ROUGH-IN PLUMBING FROM EXISTING TO INSTALL 1 POWDER ROOM AND 3 SINKS. FOLLOW ANSI STANDARD IF REQUIRED."},{"number":"355862","date":"2011-08-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-08-01","scope":"ZONING USE CHANGE"},{"number":"348370","date":"2011-08-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-10-09","scope":"FOR INTERIOR ALTERATIONS TO INCLUDE FRAMING, NEW GYPSUM WALLBOARD AND THE CREATION OF ACCESSIBLE BATHROOM FOR MEDICAL OFFICES TO INCLUDE TREATMENT OF PATIENTS AND RETAIL SALE OF COSMETICS IN SPACE 7945 ON THE FIRST FLOOR AND CELLAR AS PER PLANS."},{"number":"381795","date":"2012-01-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-11-01","scope":"INSTALL PIPING FOR 2 KS, LAUNDRY IN BASEMENT, AND INSTALL NEW FIXTURES IN POWDER ROOM ONLY(MIXED USE)***WORK PERFORMED ON 1ST FLOOR IN COMMERCIAL SPACE***"},{"number":"382912","date":"2012-02-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL/UPGRADE 200A SERVICE, LIGHTING AND RECEPTS AS PER 2008 NEC(COMMERCIAL)(NORTH DIST)"},{"number":"420938","date":"2012-08-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-10-09","scope":"3 SINKS, 3 TOILETS, 1 HOT WATER TANK (MIXED USE)"},{"number":"424239","date":"2012-10-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INCREASE ELECTRICAL SERVICE FROM 100AMP TO 200AMP TO STORE AREA FOR MEDICAL OFFICE USE IN STORE AREA, INSTALL ADDITIONAL RECEPTACLES FOR MEDCIAL OFFICE AS PER 2008 NEC (MIXED USE)"},{"number":"467359","date":"2013-05-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-05-02","scope":"ADDITION OF A SIGN ONTO FACADE OF BUSINESS."},{"number":"469019","date":"2013-05-22","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2013-07-23","scope":"ERECTION OF A SIGN ON THE FRONT FACADE OF THE BUSINESS"},{"number":"625963","date":"2015-07-20","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2016-02-08","scope":"ROOF REPLACEMENT-SINGLE PLY, SHINGLE(GAF MODIFIED BITUMEN)."},{"number":"788472","date":"2017-07-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"NO CHANGE IN USE AND OCCUPANCY CLASSIFICATION. INTERIOR ALTERATIONS (WORK AREA METHOD) AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANY MEP WORK."},{"number":"GP-2024-006242","date":"2024-08-09","work":"Shelter/Platform","type":"General","description":"General Permit","status":"Expired","completedDate":"2025-11-17","scope":"SHELTER PLATFORM PERMIT- Erection of sidewalk shelter platform 50 l.f. on Germantown ave and 62 l.f. on E. Willow Grove ave with the deck at 300 P.S.I. each as per Engineered Plans. Streets Department permit is required for sidewalk closure prior to the start work. (SR-2024-025575)"},{"number":"GM-2024-010503","date":"2024-11-25","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-05-27","scope":"EZ PERMIT RE-ROOFING- For the Installation of New Roof Coverings on Exiting Roofs as per attached standard. Deviations from these standards require submission of construction and site plans. Reroof. Remove and dispose of existing shingles. Install new shingles, lead coated copper base and counter flashings."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"insp","w":"L&I: 3 failed, 3 passed"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"Sign"},{"y":2015,"k":"permit","w":"Alteration"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Shelter/Platform"},{"y":2024,"k":"permit","w":"Roof Covering Replacement"}],"rented":true,"licenses":[{"number":"420078","type":"Rental","status":"Active","businessName":"GEORGE WOODWARD INC","legalName":"GEORGE WOODWARD INC","address":"7945 GERMANTOWN AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2007-08-10","latestIssueDate":"2026-02-10","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"420078","type":"Rental","businessName":"GEORGE WOODWARD INC","legalName":"GEORGE WOODWARD INC","issuedDate":"2007-08-10","latestIssueDate":"2026-02-10","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","units":6,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #112621: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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: 625963 (EXPIRED), 788472 (EXPIRED), GP-2024-006242 (Expired), GM-2024-010503 (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 Escape Report: Safe through Nov 10, 2027; Fire Alarm Certification: Certified through Feb 20, 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-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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Feb 6, 2023.","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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 3 historical violations across 3 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/"}]}