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WEST","certifications":[{"number":"BC-2023-017274","type":"Fire Alarm Certification","inspectionDate":"2023-08-09","result":"Certified","expirationDate":"2024-08-09","buildingId":"1433606"},{"number":"BC-2024-030215","type":"Fire Alarm Certification","inspectionDate":"2024-07-30","result":"Certified","expirationDate":"2025-07-30","buildingId":"1433606"},{"number":"BC-2025-022560","type":"Fire Alarm Certification","inspectionDate":"2025-07-17","result":"Certified","expirationDate":"2026-07-17","buildingId":"1433606"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19151","beds":null,"baths":null,"stories":3,"lotArea":5625,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2755 PHILMONT AVE, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":316800,"taxable":316800,"land":35654,"improvement":281146,"taxableLand":35654,"taxableImprovement":281146,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":316800,"taxable":316800,"land":35654,"improvement":281146,"taxableLand":35654,"taxableImprovement":281146,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":384900,"taxable":384900,"land":115470,"improvement":269430,"taxableLand":115470,"taxableImprovement":269430,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":396400,"taxable":396400,"land":118920,"improvement":277480,"taxableLand":118920,"taxableImprovement":277480,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":397300,"taxable":397300,"land":119190,"improvement":278110,"taxableLand":119190,"taxableImprovement":278110,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":397300,"taxable":397300,"land":119190,"improvement":278110,"taxableLand":119190,"taxableImprovement":278110,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":397300,"taxable":397300,"land":119190,"improvement":278110,"taxableLand":119190,"taxableImprovement":278110,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":397300,"taxable":397300,"land":119190,"improvement":278110,"taxableLand":119190,"taxableImprovement":278110,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":397300,"taxable":397300,"land":119190,"improvement":278110,"taxableLand":119190,"taxableImprovement":278110,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":437000,"taxable":437000,"land":131100,"improvement":305900,"taxableLand":131100,"taxableImprovement":305900,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":437000,"taxable":437000,"land":131100,"improvement":305900,"taxableLand":131100,"taxableImprovement":305900,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1000100,"taxable":1000100,"land":200000,"improvement":800100,"taxableLand":200000,"taxableImprovement":800100,"exemptLand":0,"exemptImprovement":0}],"taxNow":6117,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"561549","date":"2014-10-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-10-08","scope":"1ST FLOOR FRONT - RETAIL SALE OF WEARING APPARELS AND ACCESSORIES AND ARTISAN INDUSTRIAL ALONG 100% OF GROUND FLOOR FRONTAGE AND WITHIN THE FIRST 30 FT. OF BUILDING DEPTH MEASURED FROM THE FRONT BUILDING LINE WITH EXISTING ONE (1) FAMILY DWELLING ON THE 1ST FLOOR REAR WITH EXISTING TEN (10) FAMILY DWELLING FROM 2ND TO 3RD FLOORS AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"721771","date":"2016-09-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-09-14","scope":"USE AS A COMMERCIAL DAYCARE SPACE ON THE ENTIRE 1ST FLOOR FRONT"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Use"},{"y":2022,"k":"viol","w":"6 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"viol","w":"28 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 11 failed, 3 passed"},{"y":2024,"k":"viol","w":"7 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 4 failed, 3 passed"},{"y":2025,"k":"viol","w":"7 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 10 failed, 2 passed"}],"rented":false,"licenses":[{"number":"221370","type":"Rental","status":"Inactive","businessName":"MARIE HAMILTON","legalName":"MARIE HAMILTON","address":"6522-24 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":11,"issuedDate":"2004-03-27","latestIssueDate":"2014-04-22","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"648590","type":"Rental","status":"Inactive","businessName":"SCENIC APARTMENTS LP","legalName":"SCENIC APARTMENTS LP","address":"6522-24 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":11,"issuedDate":"2014-12-01","latestIssueDate":"2017-04-26","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"764295","type":"Rental","status":"Inactive","businessName":"Liberty Portfolio LLC","legalName":"Liberty Portfolio LLC","address":"6522-24 W GIRARD AVE","revenueCode":"3202","rentalCategory":null,"units":11,"issuedDate":"2018-01-30","latestIssueDate":"2020-01-24","expirationDate":"2021-01-29","inactiveDate":"2021-03-30"},{"number":"889057","type":"Rental","status":"Inactive","businessName":"Scenic And Girard LLC","legalName":"Scenic And Girard LLC","address":"6522-24 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":11,"issuedDate":"2022-03-06","latestIssueDate":"2025-03-14","expirationDate":"2026-03-05","inactiveDate":"2026-05-03"}],"licenseActivity":[{"number":"889057","type":"Rental","businessName":"Scenic And Girard LLC","legalName":"Scenic And Girard LLC","issuedDate":"2022-03-06","latestIssueDate":"2025-03-14","closureDate":"2026-05-03","expirationDate":"2026-03-05","inactiveDate":"2026-05-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"764295","type":"Rental","businessName":"Liberty Portfolio LLC","legalName":"Liberty Portfolio LLC","issuedDate":"2018-01-30","latestIssueDate":"2020-01-24","closureDate":"2021-03-30","expirationDate":"2021-01-29","inactiveDate":"2021-03-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"648590","type":"Rental","businessName":"SCENIC APARTMENTS LP","legalName":"SCENIC APARTMENTS LP","issuedDate":"2014-12-01","latestIssueDate":"2017-04-26","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"221370","type":"Rental","businessName":"MARIE HAMILTON","legalName":"MARIE HAMILTON","issuedDate":"2004-03-27","latestIssueDate":"2014-04-22","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["11 open L&I violations","$16 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2022, 2023, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 129% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $437,000 to $1,000,100","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":"Use permit #561549: COMPLETED. The history also contains “OCCUPIED W/O TCO OR CO.”","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":"11 open L&I violations","finding":"49 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 17, 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":"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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$16.10 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"30 failed, 9 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Nov 26, 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":"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/"}],"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/"}]}