{"asOf":"2026-07-24T07:12:29.674Z","block":"2000-2099 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-w-girard-ave","address":"2000 W GIRARD AVE","parcelNumber":"881070290","source":"https://property.phila.gov/?p=881070290","ownerType":"owner-occupied","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":"ATTIG ROBERT CRAIG","coOwner":null,"marketValue":342900,"landAssessment":68500,"improvementAssessment":274400,"livableArea":4978,"yearBuilt":1920,"lastSale":{"price":1,"date":"2024-06-03T04:00:00Z"},"openViolations":4,"violations":[{"number":"578329","date":"2007-01-24","code":"PM-304.3/4","title":"EXT S-WALLS REPAIR CRACKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"578332","date":"2007-01-24","code":"PM-304.6/1","title":"EXT S-CHIMMEYS/TOWERS MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"578331","date":"2007-01-24","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"578330","date":"2007-01-24","code":"PM-304.5/3","title":"EXT S-CORNICE BARGEBOARD DEFEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"578328","date":"2007-01-24","code":"PM-304.3/1","title":"EXT S-WALLS REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"578334","date":"2007-01-24","code":"A-503.1/1","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"578333","date":"2007-01-24","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-094943","date":"2022-12-27","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-01-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-094944","date":"2022-12-27","code":"PM15-302.7","title":"EXTERIOR AREA ACCESSORY STRUCTURES","status":"COMPLIED","resolutionDate":"2023-01-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-094945","date":"2022-12-27","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"COMPLIED","resolutionDate":"2023-01-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-094946","date":"2022-12-27","code":"PM15-304.8","title":"EXTERIOR STRUCTURE DECORATIVE FEATURES","status":"COMPLIED","resolutionDate":"2023-01-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-094947","date":"2022-12-27","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2023-01-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-094948","date":"2022-12-27","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-01-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-094949","date":"2022-12-27","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-01-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-001885","date":"2024-01-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-001886","date":"2024-01-09","code":"PM15-304.1(B)","title":"COMPONENT ATTACHMENT/ANCHORAGE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-001887","date":"2024-01-09","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-001888","date":"2024-01-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"99507","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-01-26","completedDate":"2009-06-29","violations":[{"number":"578329","date":"2007-01-24","code":"PM-304.3/4","title":"EXT S-WALLS REPAIR CRACKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"578332","date":"2007-01-24","code":"PM-304.6/1","title":"EXT S-CHIMMEYS/TOWERS MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"578331","date":"2007-01-24","code":"PM-304.5/2","title":"EXT S-EXPOSED SURFACES MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"578330","date":"2007-01-24","code":"PM-304.5/3","title":"EXT S-CORNICE BARGEBOARD DEFEC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"578328","date":"2007-01-24","code":"PM-304.3/1","title":"EXT S-WALLS REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"578334","date":"2007-01-24","code":"A-503.1/1","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"578333","date":"2007-01-24","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-125971","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-12-27","completedDate":"2023-01-27","violations":[{"number":"VI-2022-094943","date":"2022-12-27","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-01-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-094944","date":"2022-12-27","code":"PM15-302.7","title":"EXTERIOR AREA ACCESSORY STRUCTURES","status":"COMPLIED","resolutionDate":"2023-01-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-094945","date":"2022-12-27","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"COMPLIED","resolutionDate":"2023-01-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-094946","date":"2022-12-27","code":"PM15-304.8","title":"EXTERIOR STRUCTURE DECORATIVE FEATURES","status":"COMPLIED","resolutionDate":"2023-01-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-094947","date":"2022-12-27","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"COMPLIED","resolutionDate":"2023-01-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-094948","date":"2022-12-27","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2023-01-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-094949","date":"2022-12-27","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-01-27","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-002392","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION","createdDate":"2024-01-09","completedDate":null,"violations":[{"number":"VI-2024-001885","date":"2024-01-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-001886","date":"2024-01-09","code":"PM15-304.1(B)","title":"COMPONENT ATTACHMENT/ANCHORAGE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-001887","date":"2024-01-09","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-001888","date":"2024-01-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":7,"worst":null},{"y":2022,"n":7,"worst":null},{"y":2024,"n":4,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"99507","date":"2007-01-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"99507","date":"2007-05-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"99507","date":"2009-06-29","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2022-125971","date":"2022-12-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-125971","date":"2023-01-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-002392","date":"2024-01-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-002392","date":"2024-05-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-002392","date":"2024-08-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-002392","date":"2025-04-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-002392","date":"2025-11-13","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":2,"passes":0},{"y":2009,"fails":0,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":0,"passes":1},{"y":2024,"fails":3,"passes":0},{"y":2025,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97241429040806,"lng":-75.16918780227779,"geom":{"type":"Polygon","coordinates":[[[-75.169108185,39.972599483],[-75.169190006,39.972219139],[-75.169267404,39.972229196],[-75.169185628,39.972609343],[-75.169108185,39.972599483]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":3,"lotArea":3088,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":true,"mail":"11 HILLTOP ROAD, ROSE VALLEY PA, 19086","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"CITED PREMISES CURRENTLY INVOLVED IN PRE-CONSTRUCTION DEVELOPMENT, WORK WHICH WILL CORRECT ALL CITED VIOLATIONS.  UNREALISTIC TIME LIMITATIONS FOR CORRECTION.  CORRECTION ORDERS INVOLVING MASONRY CREATE A DANGER TO HEALTH AND WELFARE OF NEI","status":"OPEN","outcome":"SUSTAINED","date":"2008-03-27","number":"1494","relatedPermit":null},{"type":"BBS ID/U Time Extension Request","grounds":"Violation only provided for a five (5) day appeals period, not allowing for the standard 30 day period. Bay in question along 20th Street is shored up internally, and is not unsafe. Repairs are in the works. See BBS Appeal form for addition","status":"Closed","outcome":"Request Review","date":"2026-02-25","number":"HA-2024-000251","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":300000,"taxable":300000,"land":29354,"improvement":270646,"taxableLand":29354,"taxableImprovement":270646,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":300000,"taxable":300000,"land":29354,"improvement":270646,"taxableLand":29354,"taxableImprovement":270646,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":226400,"taxable":226400,"land":67920,"improvement":158480,"taxableLand":67920,"taxableImprovement":158480,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":300000,"taxable":300000,"land":29354,"improvement":270646,"taxableLand":29354,"taxableImprovement":270646,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":300700,"taxable":300700,"land":29422,"improvement":271278,"taxableLand":29422,"taxableImprovement":271278,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":300700,"taxable":300700,"land":29422,"improvement":271278,"taxableLand":29422,"taxableImprovement":271278,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":300700,"taxable":300700,"land":29422,"improvement":271278,"taxableLand":29422,"taxableImprovement":271278,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":332900,"taxable":332900,"land":99870,"improvement":233030,"taxableLand":99870,"taxableImprovement":233030,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":332900,"taxable":332900,"land":99870,"improvement":233030,"taxableLand":99870,"taxableImprovement":233030,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":342900,"taxable":242900,"land":102870,"improvement":240030,"taxableLand":102870,"taxableImprovement":140030,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":342900,"taxable":242900,"land":102870,"improvement":240030,"taxableLand":102870,"taxableImprovement":140030,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":342900,"taxable":242900,"land":68500,"improvement":274400,"taxableLand":68500,"taxableImprovement":174400,"exemptLand":0,"exemptImprovement":100000}],"taxNow":3400,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"CP-2026-001040","date":"2026-03-05","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-06-02","scope":"**MAKE SAFE PERMIT** FOR RECONSTRUCTION OF A SIDE BAY AND REPAIRS TO A REAR BAY TO COMPLY WITH VIOLATION # CF-2024-002392. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE # CF-2024-002392. 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. MAKE SAFE PERMIT ONLY."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2001,"k":"sale","p":183750},{"y":2007,"k":"viol","w":"7 L&I violations"},{"y":2008,"k":"appeal","w":"Appeal sustained"},{"y":2022,"k":"viol","w":"7 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"appeal","w":"Appeal request review"},{"y":2026,"k":"permit","w":"Commercial Make Safe Permit"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["4 open L&I violations","failed L&I inspection activity in 2022, 2024, 2025"],"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":["1 permit event since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"violations","level":"urgent","title":"4 open L&I violations","finding":"18 violation rows are retained in the City ledger. 1 unresolved unsafe/imminently-dangerous row belong to an open case.","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":"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":"1 permit not marked completed: CP-2026-001040 (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":"8 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Nov 13, 2025.","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":"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 and appears related-party/family-held.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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/"}],"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/"}]}