{"asOf":"2026-07-28T00:44:48.717Z","block":"1700-1799 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-w-girard-ave","address":"1724 W GIRARD AVE","parcelNumber":"881070144","source":"https://property.phila.gov/?p=881070144","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":"PHILADELPHIA LOTUS 21 LLC","coOwner":null,"marketValue":644900,"landAssessment":64400,"improvementAssessment":580500,"livableArea":4020,"yearBuilt":1920,"lastSale":{"price":8500000,"date":"2024-12-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-025095","date":"2021-04-28","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-06-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-025096","date":"2021-04-28","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-03-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-025097","date":"2021-04-28","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-03-01","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2021-032990","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-04-28","completedDate":"2023-03-01","violations":[{"number":"VI-2021-025095","date":"2021-04-28","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-06-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-025096","date":"2021-04-28","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2023-03-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-025097","date":"2021-04-28","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2023-03-01","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2021,"n":3,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"CF-2021-032990","date":"2021-04-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-032990","date":"2021-06-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-032990","date":"2021-08-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-032990","date":"2023-03-01","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":3,"passes":0},{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9719638016063,"lng":-75.16530462948162,"geom":{"type":"Polygon","coordinates":[[[-75.165238666,39.972100553],[-75.16530224,39.971817889],[-75.165371148,39.971826727],[-75.165309921,39.972109911],[-75.165238666,39.972100553]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-025508","type":"Fire Alarm Certification","inspectionDate":"2025-09-18","result":"Certified","expirationDate":"2026-09-18","buildingId":"1058347"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":4,"lotArea":2103,"zoning":"RM4","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"829 N 29TH ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":390300,"taxable":390300,"land":14467,"improvement":375833,"taxableLand":14467,"taxableImprovement":375833,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":390300,"taxable":390300,"land":14467,"improvement":375833,"taxableLand":14467,"taxableImprovement":375833,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":406800,"taxable":406800,"land":122040,"improvement":284760,"taxableLand":122040,"taxableImprovement":284760,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":594800,"taxable":594800,"land":178440,"improvement":416360,"taxableLand":178440,"taxableImprovement":416360,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":596200,"taxable":596200,"land":178860,"improvement":417340,"taxableLand":178860,"taxableImprovement":417340,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":596200,"taxable":596200,"land":178860,"improvement":417340,"taxableLand":178860,"taxableImprovement":417340,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":596200,"taxable":596200,"land":178860,"improvement":417340,"taxableLand":178860,"taxableImprovement":417340,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":575000,"taxable":575000,"land":172500,"improvement":402500,"taxableLand":172500,"taxableImprovement":402500,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":575000,"taxable":575000,"land":172500,"improvement":402500,"taxableLand":172500,"taxableImprovement":402500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":575000,"taxable":575000,"land":86250,"improvement":488750,"taxableLand":86250,"taxableImprovement":488750,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":575000,"taxable":575000,"land":86250,"improvement":488750,"taxableLand":86250,"taxableImprovement":488750,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":644900,"taxable":644900,"land":64400,"improvement":580500,"taxableLand":64400,"taxableImprovement":580500,"exemptLand":0,"exemptImprovement":0}],"taxNow":8049,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2021-007155","date":"2021-10-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-12-13","scope":"MAKE SAFE PERMIT TO RESOLVE CASE VIOLATION # CF-2021-032990 FOR REPAIRS AND REPLACEMENTS TO 3RD FLOOR AND ABOVE REAR/SIDE WALL, FIRE DAMAGED STRUCTURAL COMPONENTS INCLUDING ROOF SHEATHING, ALL STUDS, SIDING, AND FLASHING. AS PER APPROVED ENGINEERED PLANS AND ENGINEER REPORT. IF FIELD CONDITIONS VARY CONTACT THE DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS WILL BE REQUIRED FOR ANY ADDITIONAL ALTERATIONS NOT ADDRESSED IN THE ENGINEER'S REPORT / PLANS. In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion."},{"number":"CP-2024-005214","date":"2025-01-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-12-01","scope":"FOR A LEVEL II INTERIOR ALTERATIONS TO AN EXISTING STRUCTURE .ALTERATIONS TO INCLUDE SELECTIVE PARTITION DEMOLITION AND THE ERECTION OF NEW PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. **IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK.** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK.**"},{"number":"MP-2025-001398","date":"2025-04-01","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-05","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK.**"},{"number":"EP-2025-002014","date":"2025-04-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-01","scope":"INSTALL A 400 AMP SERVICE, (6) 100 AMP PANELS, WIRING (5) UNITS INCLUDING LIGHTS, SWITCHES, RECEPTACLES, HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. AS PER THE 2017 NEC & 2016 NFPA-72."},{"number":"PP-2025-002999","date":"2025-04-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-05","scope":"INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES ROUGH TO FINISH. ALL WORK PERFORMED IN COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"PP-2025-008648","date":"2025-07-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-08","scope":"AMEND Replace curb trap and fresh air inlet Exterior Plumbing installation: 1.5\" Domestic Water service - sidewalk to house."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2021,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"insp","w":"Inspection failed ×3"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"sale","p":8500000},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"217366","type":"Rental","status":"Inactive","businessName":"ELAYNE RUTBERG","legalName":"ELAYNE RUTBERG","address":"1724 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2004-04-08","latestIssueDate":"2021-02-10","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"},{"number":"0997027","type":"Rental","status":"Active","businessName":"Philadelphia Lotus 21 LLC","legalName":"Philadelphia Lotus 21 LLC","address":"1724 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2026-01-08","latestIssueDate":"2026-01-08","expirationDate":"2027-01-07","inactiveDate":null}],"licenseActivity":[{"number":"0997027","type":"Rental","businessName":"Philadelphia Lotus 21 LLC","legalName":"Philadelphia Lotus 21 LLC","issuedDate":"2026-01-08","latestIssueDate":"2026-01-08","closureDate":null,"expirationDate":"2027-01-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"217366","type":"Rental","businessName":"ELAYNE RUTBERG","legalName":"ELAYNE RUTBERG","issuedDate":"2004-04-08","latestIssueDate":"2021-02-10","closureDate":"2022-04-29","expirationDate":"2022-02-28","inactiveDate":"2022-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":5,"signals":[{"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 2024","permit activity in 2025"],"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":"The record identifies more than one dwelling/use.","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 3 historical violations across 1 case.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 1, 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Sep 18, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}