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SIZE AND LOCATION AS SHOWN ON SUBMITTED PLANS.\nLOT 1: FOR AN EXISTING MULTIFAMILY HOUSEHOLD LIVING FOR SIX (6) FAMILIES IN A SEMI-DETACHED BUILDING WITH","status":"OPEN","outcome":"Granted","date":"2017-06-06","number":"30389","relatedPermit":"734247"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":323400,"taxable":323400,"land":36708,"improvement":286692,"taxableLand":36708,"taxableImprovement":286692,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":323400,"taxable":323400,"land":36708,"improvement":286692,"taxableLand":36708,"taxableImprovement":286692,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":463500,"taxable":463500,"land":139050,"improvement":324450,"taxableLand":139050,"taxableImprovement":324450,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":464600,"taxable":464600,"land":139380,"improvement":325220,"taxableLand":139380,"taxableImprovement":325220,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":464600,"taxable":464600,"land":139380,"improvement":325220,"taxableLand":139380,"taxableImprovement":325220,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":464600,"taxable":464600,"land":139380,"improvement":325220,"taxableLand":139380,"taxableImprovement":325220,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":575300,"taxable":575300,"land":172590,"improvement":402710,"taxableLand":172590,"taxableImprovement":402710,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":575300,"taxable":575300,"land":172590,"improvement":402710,"taxableLand":172590,"taxableImprovement":402710,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":604000,"taxable":604000,"land":181200,"improvement":422800,"taxableLand":181200,"taxableImprovement":422800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":604000,"taxable":604000,"land":181200,"improvement":422800,"taxableLand":181200,"taxableImprovement":422800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":752800,"taxable":752800,"land":150500,"improvement":602300,"taxableLand":150500,"taxableImprovement":602300,"exemptLand":0,"exemptImprovement":0}],"taxNow":8455,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"293836","date":"2010-09-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-04-25","scope":"EXISTING PANEL TO REMAIN INSTALL NEW AND RELOCATE EXISTING DEVICES AS REQUIRED"},{"number":"306069","date":"2010-10-13","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-11-01","scope":"INTERIOR FRAMING KITCHENS AND BATHROOMS, PAINTING ALL BEDROOMS, SANDING HARWOOD FLOORS, INTERIOR DEMO OF NON LOAD BEARING WALLS IN AN APT BLDG"},{"number":"309385","date":"2010-11-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-10-25","scope":"LIGHT INTERIOR RENOVATION RE ROUGH AND FIXTURE INSTALL ONLY"},{"number":"312920","date":"2010-11-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE OUTLETS AND SWITCHES IN 1ST FLOOR FRONT, 1ST,2ND,3RD FLOOR AS PER 2008 NEC"},{"number":"789581","date":"2017-06-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-06-10","scope":"REPLACE WATER DISTRIBUTION PIPE FROM CURB TO METER INSIDE HOUSE PA20171570717 \"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":"792090","date":"2017-06-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2019-07-30","scope":"REPLACE EXISTING WATER SERVICE 20171590791 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."},{"number":"734247","date":"2017-06-15","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-06-15","scope":"FOR THE LOT ADJUSTMENT TO CREATE TWO LOTS (LOT 1 & LOT 2) FROM ONE EXISTING LOT. SIZE AND LOCATION AS SHOWN ON SUBMITTED PLANS."},{"number":"803445","date":"2017-07-31","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-07-31","scope":"FOR AN EXISTING MULTIFAMILY HOUSEHOLD LIVING FOR SIX (6) FAMILIES IN A SEMI-DETACHED BUILDING WITH TWO (2) ACCESSORY SURFACE PARKING SPACES."}],"storyTag":"Improved","storyDelta":-0.27,"timeline":[{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"appeal","w":"Appeal granted"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Zoning"},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"viol","w":"3 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 4 failed, 4 passed"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"214750","type":"Rental","status":"Inactive","businessName":"HARPER-GIRARD L P (SANDI JONES AGT)","legalName":"HARPER-GIRARD L P","address":"3017-19 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2004-03-02","latestIssueDate":"2010-01-28","expirationDate":"2011-02-28","inactiveDate":"2012-12-22"},{"number":"548987","type":"Rental","status":"Inactive","businessName":"3017 GERARD AVE LLC (ALEXIS BIEBELBERG AGT)","legalName":"3017 GERARD AVE LLC","address":"3017-19 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2011-11-18","latestIssueDate":"2017-01-05","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"675750","type":"Rental","status":"Closed","businessName":"FILLIP STERN (1249 S 21ST ST LLC)","legalName":"FILLIP STERN","address":"3017-19 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2015-08-27","latestIssueDate":"2016-08-20","expirationDate":"2017-08-31","inactiveDate":null},{"number":"752147","type":"Rental","status":"Active","businessName":"RCAS Capital (RCAS Capital)","legalName":"RCAS Capital","address":"3017-19 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2017-09-20","latestIssueDate":"2026-02-23","expirationDate":"2026-09-19","inactiveDate":null}],"licenseActivity":[{"number":"752147","type":"Rental","businessName":"RCAS Capital (RCAS Capital)","legalName":"RCAS Capital","issuedDate":"2017-09-20","latestIssueDate":"2026-02-23","closureDate":null,"expirationDate":"2026-09-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"675750","type":"Rental","businessName":"FILLIP STERN (1249 S 21ST ST LLC)","legalName":"FILLIP STERN","issuedDate":"2015-08-27","latestIssueDate":"2016-08-20","closureDate":"2017-08-31","expirationDate":"2017-08-31","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"548987","type":"Rental","businessName":"3017 GERARD AVE LLC (ALEXIS BIEBELBERG AGT)","legalName":"3017 GERARD AVE LLC","issuedDate":"2011-11-18","latestIssueDate":"2017-01-05","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"214750","type":"Rental","businessName":"HARPER-GIRARD L P (SANDI JONES AGT)","legalName":"HARPER-GIRARD L P","issuedDate":"2004-03-02","latestIssueDate":"2010-01-28","closureDate":"2012-12-22","expirationDate":"2011-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":6,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #30389: OPEN · Granted; related permit 734247. Use permit #803445: COMPLETED. The history also contains “PERM Z- NEW 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: 792090 (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 Feb 14, 2029; Fire Alarm Certification: Certified through Oct 7, 2025","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (PO BOX 651, HOBOKEN NJ, 07030).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1915 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":"36 failed, 9 passed, and 13 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 21, 2024.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 24 historical violations across 12 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/"}]}