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SELF-CLOSE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-16","underAppeal":false,"noticeUrl":null},{"number":"4272263","date":"2017-02-22","code":"FC-704.1/1","title":"FIRE-DOOR STAIR 1HR RATING","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-16","underAppeal":false,"noticeUrl":null},{"number":"4272264","date":"2017-02-22","code":"FC-906.1/1","title":"FIRE EXTING-INSTALL MAX 75FT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-16","underAppeal":false,"noticeUrl":null},{"number":"4272266","date":"2017-02-22","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-16","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2022-102104","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2022-10-04","completedDate":"2022-12-01","noticeUrl":null,"violations":[{"number":"VI-2022-075060","date":"2022-10-03","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":"2022-12-01","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-12-01","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-075049","date":"2022-10-03","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2022-12-01","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-12-01","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-075057","date":"2022-10-03","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2022-12-01","resolution":"COMPLIED - OWNER 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SIGNS\n","status":"COMPLIED","resolutionDate":"2022-12-01","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-12-01","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2026-024248","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUS ED & ENFORCE INVESTIGATOR ","status":"IN VIOLATION","createdDate":"2026-03-17","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=971452378&hash=C246365450F734388CB8B9196A68ED86B482FC28703E6F4CC36087E447D8FB15","violations":[{"number":"VI-2026-014928","date":"2026-03-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-15","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=971452378&hash=C246365450F734388CB8B9196A68ED86B482FC28703E6F4CC36087E447D8FB15"}]}],"violYears":[{"y":2017,"n":7,"worst":null},{"y":2022,"n":7,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"573785","date":"2017-02-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"573783","date":"2017-02-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"573783","date":"2017-03-16","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"573785","date":"2017-04-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"573785","date":"2017-05-16","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2022-102104","date":"2022-10-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-102104","date":"2022-11-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-102104","date":"2022-12-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-024248","date":"2026-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-024248","date":"2026-07-15","type":null,"status":"FAILED"}],"inspYears":[{"y":2017,"fails":3,"passes":2},{"y":2022,"fails":2,"passes":1},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.973797112479936,"lng":-75.17936946293024,"geom":{"type":"Polygon","coordinates":[[[-75.179373342,39.973922538],[-75.179297169,39.973912377],[-75.179350204,39.973677062],[-75.179443074,39.973689451],[-75.179401014,39.97387608],[-75.179384313,39.973873853],[-75.179373342,39.973922538]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-017647","type":"Fire Alarm Certification","inspectionDate":"2022-11-17","result":"Certified","expirationDate":"2023-11-17","buildingId":"1024578"},{"number":"BC-2022-017666","type":"Fire Alarm Certification","inspectionDate":"2022-11-17","result":"Certified","expirationDate":"2023-11-17","buildingId":"1024578"},{"number":"BC-2026-020005","type":"Fire Alarm Certification","inspectionDate":"2026-06-08","result":"Certified","expirationDate":"2027-06-08","buildingId":"1024578"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":3,"lotArea":2259,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"408 WARING RD, ELKINS PARK PA, 19027","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":179900,"taxable":179900,"land":9700,"improvement":170200,"taxableLand":9700,"taxableImprovement":170200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":179900,"taxable":179900,"land":9700,"improvement":170200,"taxableLand":9700,"taxableImprovement":170200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":185400,"taxable":185400,"land":55620,"improvement":129780,"taxableLand":55620,"taxableImprovement":129780,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":311300,"taxable":311300,"land":93390,"improvement":217910,"taxableLand":93390,"taxableImprovement":217910,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":312000,"taxable":312000,"land":93600,"improvement":218400,"taxableLand":93600,"taxableImprovement":218400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":312000,"taxable":312000,"land":93600,"improvement":218400,"taxableLand":93600,"taxableImprovement":218400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":312000,"taxable":312000,"land":93600,"improvement":218400,"taxableLand":93600,"taxableImprovement":218400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":509400,"taxable":509400,"land":152820,"improvement":356580,"taxableLand":152820,"taxableImprovement":356580,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":509400,"taxable":509400,"land":152820,"improvement":356580,"taxableLand":152820,"taxableImprovement":356580,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":509400,"taxable":509400,"land":152820,"improvement":356580,"taxableLand":152820,"taxableImprovement":356580,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":509400,"taxable":509400,"land":152820,"improvement":356580,"taxableLand":152820,"taxableImprovement":356580,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":671500,"taxable":671500,"land":134300,"improvement":537200,"taxableLand":134300,"taxableImprovement":537200,"exemptLand":0,"exemptImprovement":0}],"taxNow":7131,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2022-007193","date":"2022-09-02","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-09-21","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT). NO WORK PERMITTED IN THE BASEMENT. Separate Streets Department permit required for sidewalk and street closures."},{"number":"EP-2022-009628","date":"2022-11-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-06-05","scope":"Replacement of vanity light fixture on first-floor bathroom, 10 replacement recess light fixtures in commercial first-floor ceiling. replace 8 recess lights on the 2nd and 3rd floor .replace 2 bedroom light ceiling fans. (all wires are fished as per 2014 NEC)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"viol","w":"7 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2022,"k":"sale","p":920000},{"y":2022,"k":"viol","w":"7 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"219077","type":"Rental","status":"Inactive","businessName":"KATINA CHATZISTAMATIS","legalName":"KATINA CHATZISTAMATIS","address":"2612 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2004-05-20","latestIssueDate":"2021-02-12","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"},{"number":"896554","type":"Rental","status":"Inactive","businessName":"2610 Girard LLC","legalName":"2610 Girard LLC","address":"2612 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2022-05-26","latestIssueDate":"2022-05-26","expirationDate":"2023-05-25","inactiveDate":"2023-07-24"}],"licenseActivity":[{"number":"896554","type":"Rental","businessName":"2610 Girard LLC","legalName":"2610 Girard LLC","issuedDate":"2022-05-26","latestIssueDate":"2022-05-26","closureDate":"2023-07-24","expirationDate":"2023-05-25","inactiveDate":"2023-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"219077","type":"Rental","businessName":"KATINA CHATZISTAMATIS","legalName":"KATINA CHATZISTAMATIS","issuedDate":"2004-05-20","latestIssueDate":"2021-02-12","closureDate":"2022-04-29","expirationDate":"2022-02-28","inactiveDate":"2022-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","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 2022, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2022"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 32% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $509,400 to $671,500","no permit shown in 2026-2028"],"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":"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: GM-2022-007193 (Expired), EP-2022-009628 (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":"violations","level":"attention","title":"1 open L&I violation","finding":"15 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":"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":"7 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 15, 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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jun 8, 2027","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/"}]}