{"asOf":"2026-07-28T00:44:38.234Z","block":"1600-1699 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-w-girard-ave","address":"1639 W GIRARD AVE","parcelNumber":"881070135","source":"https://property.phila.gov/?p=881070135","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"MCCUSKER CONSTRUCTION CO","coOwner":null,"marketValue":653000,"landAssessment":130600,"improvementAssessment":522400,"livableArea":4920,"yearBuilt":2015,"lastSale":{"price":1,"date":"2015-03-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"3465541","date":"2015-02-05","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"ERROR","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"557327","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3465541","date":"2015-02-05","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"ERROR","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":1,"worst":null}],"investigations":[{"caseNumber":"25545","date":"2004-07-12","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"25545","date":"2005-07-22","type":"L_FINAL","status":"PASSED"},{"caseNumber":"73999","date":"2006-08-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"73999","date":"2008-10-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"73999","date":"2008-12-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"73999","date":"2010-12-10","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2005,"fails":0,"passes":1},{"y":2006,"fails":1,"passes":0},{"y":2008,"fails":2,"passes":0},{"y":2010,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97230716878207,"lng":-75.16402644636267,"geom":{"type":"Polygon","coordinates":[[[-75.163962384,39.972439088],[-75.164019948,39.972166413],[-75.164090546,39.972175435],[-75.164032886,39.972447915],[-75.163962384,39.972439088]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":4,"lotArea":2000,"zoning":"RM4","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1604 GREEN ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT IS FOR THE ERECTION OF A NEW ATTACHED STRUCTURE, WITH ACCESSORY ROOF DECKS AT FRONT AND\nREAR, FOR THE USE AS MULTI-FAMILY HOUSEHOLD LIVING [FIVE (5) DWELLING UNITS]. SIZE AND LOCATION AS PER\nSUBMITTED PLANS.","status":"CLOSED","outcome":"Granted with conditions","date":"2014-06-24","number":"22720","relatedPermit":"513447"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2019,"v":618000,"taxable":61800,"land":61800,"improvement":556200,"taxableLand":61800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":556200},{"y":2020,"v":619500,"taxable":61950,"land":61950,"improvement":557550,"taxableLand":61950,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":557550},{"y":2021,"v":619500,"taxable":61950,"land":61950,"improvement":557550,"taxableLand":61950,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":557550},{"y":2022,"v":619500,"taxable":61950,"land":61950,"improvement":557550,"taxableLand":61950,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":557550},{"y":2023,"v":851200,"taxable":85120,"land":85120,"improvement":766080,"taxableLand":85120,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":766080},{"y":2024,"v":851200,"taxable":85120,"land":85120,"improvement":766080,"taxableLand":85120,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":766080},{"y":2025,"v":851200,"taxable":85120,"land":85120,"improvement":766080,"taxableLand":85120,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":766080},{"y":2026,"v":851200,"taxable":468160,"land":85120,"improvement":766080,"taxableLand":85120,"taxableImprovement":383040,"exemptLand":0,"exemptImprovement":383040},{"y":2027,"v":653000,"taxable":653000,"land":130600,"improvement":522400,"taxableLand":130600,"taxableImprovement":522400,"exemptLand":0,"exemptImprovement":0}],"taxNow":6553,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"513447","date":"2014-08-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-08-21","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ONE (1) FRONT ROOF DECK AND TWO (2) REAR ROOF DECKS. SIZE AND LOCATION AS PER APPROVED PLANS WITH STAMPED APPROVAL FROM THE ZONING BOARD OF ADJUSTMENT. (SEE CAL NO. 22720). FOR USE AS FIVE (5) DWELLING UNITS TO INCLUDE ACCESSORY ROOF DECKS."},{"number":"557327","date":"2014-11-24","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2016-05-23","scope":"FOR THE ERECTION OF A FOUR (4) STORY ABOVE GRADE PLANE, W. OCCUPIED BASEMENT, MULTI-FAMILY BUILDING OF LIGHT-FRAME WOOD CONSTRUCTION W. CAST-IN-PLACE CONCRETE SHALLOW FOUNDATION SYSTEM & BUILT-UP LOW-SLOPE ROOF ASSEMBLY; BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. SITE TO BE EXCAVATED AT AREAS ADJACENT TO EXISTING STRUCTURE(S) NOT WITHIN THE SCOPE OF THIS PERMIT. PERMIT HOLDER TO NOTIFY OWNER(S) OF ADJOINING PROPERTY(IES) NO LESS THAN TEN (10) DAYS PRIOR TO COMMENCEMENT OF PERMITTED WORK. SEPARATE PERMIT REQUIRED FOR LISTING OF APPROVED SPECIAL INSPECTION AGENCIES (AMENDED PERMIT), MECHANICAL, ELECTRICAL, PLUMBING, & FIRE SUPPRESSION WORK."},{"number":"580944","date":"2015-01-09","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR AMENDMENT OF BUILDING PERMIT# 557327 TO CONVERT PREVIOUSLY APPROVED 1ST FLOOR UNIT# 1 INTO A MULTI-STORY DWELLING UNIT BETWEEN BASEMENT & 1ST FLOOR LEVEL."},{"number":"593270","date":"2015-03-06","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-04-09","scope":"FOR AMENDMENT OF BUILDING PERMIT# 557327, ISSUED FOR NEW CONSTRUCTION OF MULTI-FAMILY BUILDING, FOR LISTING OF SPECIAL INSPECTORS RETAINED TO PERFORM REQUIRED SPECIAL INSPECTIONS AS LISTED UNDER BUILDING PERMIT# 557327."},{"number":"604440","date":"2015-05-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-01-29","scope":"FOR AMENDMENT OF BUILDING PERMIT# 557327, ISSUED FOR NEW CONSTRUCTION OF MULTI-FAMILY BUILDING, FOR CHANGE IN FIRE RESISTANCE RATED EXTERIOR WALL CONSTRUCTION ABUTTING INTERIOR PROPERTY LINE, REINFORCE SLAB-ON-GRADE CONCRETE FOUNDATION OVER PIPE & CAST-IN-PLACE CONCRETE 'STEP OUT' AT BASEMENT FOUNDATION WALL ABUTTING ADJOINING PROPERTY EXIST. FOUNDATION SYSTEM IN ACCORDANCE WITH COMMONWEALTH OF PA RA/PE SEALED PLANS."},{"number":"608933","date":"2015-06-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-04-29","scope":"INTERIOR PLUMBING ABOVE-THE-SLAB AND THROUGH THE ROOF CONSTRUCTION ONLY FOR A NEW (5)FAMILY DWELLING - NOTE: SEPARATE PERMIT(S) REQUIRED FOR THE BELOW-SLAB HOUSE DRAIN, EXTERIOR, STORM AND SEWER/WATER CONNECTIONS TO THE CITY MAINS - NOTE: SEE ADMINISTRATIVE PERMIT #656524 FOR LATERAL CONNECTION TO THE REAR PRIVATE SEWER"},{"number":"618763","date":"2015-06-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-04-29","scope":"INSTALL (5) HVAC SYSTEMS WITH DUCTWORK (MULTI-FAM)"},{"number":"603219","date":"2015-07-23","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-05-23","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM PER NFPA 13R STANDARD AS PER PLANS."},{"number":"643611","date":"2015-10-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-10-06","scope":"FOOTWAY 2\"FERRULE, 1 STREET OPENING, 3 EXCESS STREET OPEN. 1\" FERRULE. 1\" METER INSTALLING 5\" LATERAL HOUSEDRAIN, HOUSE TRAP AND FRESH AIR INLET-PA1#20152800898-\"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":"644561","date":"2015-11-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-04-29","scope":"WIRING AND INSTALLING ALL FIXTURES, DEVICES, SMOKE DETECTORS, A NEW 300AMP SERVICE WITH EACH OF 5 APT 125AMP PANELS (5) AND COMMON AREAS. ALL PHONE, TV POINTS. NEW INTERCOME SYSTEM ALL HOOKUP OF HEATING AND A/C UNITS AS PER 2008 NEC (CC DISTRICT) NEW FIRE ALARM SYTEM AS PER NFPA 72"},{"number":"656524","date":"2015-12-07","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-12-23","scope":"AMEND EXISTING PLUMBING PERMIT #608933 TO INCLUDE THE INSTALLATION OF THE BELOW THE SLAB HOUSE DRAIN, EXTERIOR HOUSE DRAIN, HOUSE TRAP AND LATERAL CONNECTION IN THE REAR OF THE PROPERTY TO AN EXISTING PRIVATE SEWER - THE SCOPE OF WORK IS SHOWN ON THE PREVIOUSLY APPROVED PLANS THAT WERE ISSUED ON 06.08.2015 - ALL APPROVED WORK IS ON PRIVATE PROPERTY"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"permit","w":"New construction"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"viol","w":"L&I violation"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"New Construction or Additions"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Administrative"}],"rented":false,"licenses":[{"number":"722724","type":"Rental","status":"Inactive","businessName":"MCCUSKER CONSTRUCTION INC","legalName":"MCCUSKER CONSTRUCTION INC","address":"1639 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2016-12-09","latestIssueDate":"2016-12-09","expirationDate":"2017-12-08","inactiveDate":"2018-02-06"}],"licenseActivity":[{"number":"722724","type":"Rental","businessName":"MCCUSKER CONSTRUCTION INC","legalName":"MCCUSKER CONSTRUCTION INC","issuedDate":"2016-12-09","latestIssueDate":"2016-12-09","closureDate":"2018-02-06","expirationDate":"2017-12-08","inactiveDate":"2018-02-06","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 37% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $619,500 to $851,200","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #22720: CLOSED · Granted with conditions; related permit 513447. Use permit #513447: 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: 580944 (EXPIRED), 643611 (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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; 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":"3 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 10, 2010.","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":"4 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":"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 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 1 historical violation 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/"}]}