{"asOf":"2026-07-31T08:13:33.913Z","block":"1900-1999 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-w-girard-ave","address":"1926 W GIRARD AVE","parcelNumber":"881444580","source":"https://property.phila.gov/?p=881444580","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":"608 S 48TH ST LP","coOwner":null,"marketValue":634000,"landAssessment":126800,"improvementAssessment":507200,"livableArea":5516,"yearBuilt":1915,"lastSale":{"price":330000,"date":"2016-10-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"4319414","date":"2017-05-18","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null},{"number":"4319413","date":"2017-05-18","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"753771","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"4319414","date":"2017-05-18","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null},{"number":"4319413","date":"2017-05-18","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2017-05-18","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2017,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.972365744811626,"lng":-75.16851252009135,"geom":{"type":"Polygon","coordinates":[[[-75.16850947,39.972525112],[-75.168446177,39.972516735],[-75.168515571,39.972206376],[-75.168578863,39.972214754],[-75.16850947,39.972525112]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-001471","type":"Sprinkler Certification","inspectionDate":"2023-12-18","result":"Certified","expirationDate":"2024-12-18","buildingId":"1008462"},{"number":"BC-2024-033843","type":"Sprinkler Certification","inspectionDate":"2024-12-13","result":"Certified","expirationDate":"2025-12-13","buildingId":"1008462"},{"number":"BC-2026-000376","type":"Sprinkler Certification","inspectionDate":"2025-12-04","result":"Certified","expirationDate":"2026-12-04","buildingId":"1008462"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":3,"lotArea":2065,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2048A FAIRMOUNT AVE, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":167800,"taxable":137800,"land":21680,"improvement":146120,"taxableLand":21680,"taxableImprovement":116120,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":167800,"taxable":137800,"land":50340,"improvement":117460,"taxableLand":50340,"taxableImprovement":87460,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":167800,"taxable":167800,"land":50340,"improvement":117460,"taxableLand":50340,"taxableImprovement":117460,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":329900,"taxable":329900,"land":94000,"improvement":235900,"taxableLand":94000,"taxableImprovement":235900,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":705600,"taxable":302118,"land":70560,"improvement":635040,"taxableLand":70560,"taxableImprovement":231558,"exemptLand":0,"exemptImprovement":403482},{"y":2022,"v":705600,"taxable":302118,"land":70560,"improvement":635040,"taxableLand":70560,"taxableImprovement":231558,"exemptLand":0,"exemptImprovement":403482},{"y":2023,"v":736700,"taxable":406658,"land":221010,"improvement":515690,"taxableLand":221010,"taxableImprovement":185648,"exemptLand":0,"exemptImprovement":330042},{"y":2024,"v":736700,"taxable":406658,"land":221010,"improvement":515690,"taxableLand":221010,"taxableImprovement":185648,"exemptLand":0,"exemptImprovement":330042},{"y":2025,"v":736700,"taxable":312361,"land":73670,"improvement":663030,"taxableLand":73670,"taxableImprovement":238691,"exemptLand":0,"exemptImprovement":424339},{"y":2026,"v":736700,"taxable":312361,"land":73670,"improvement":663030,"taxableLand":73670,"taxableImprovement":238691,"exemptLand":0,"exemptImprovement":424339},{"y":2027,"v":634000,"taxable":309392,"land":126800,"improvement":507200,"taxableLand":126800,"taxableImprovement":182592,"exemptLand":0,"exemptImprovement":324608}],"taxNow":4372,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"739815","date":"2016-12-01","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-06-23","scope":"INTERIOR DEMO OF NON LOAD BEARING PARTITIONS ONLY. (SFD)"},{"number":"753767","date":"2017-02-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-02-21","scope":"FOR THE ERECTION OF A THREE(3) STORY ADDITION AT REAR OF AN EXISTING STRUCTURE ( NTE 38' HIGH) FOR A MULTI-FAMILY HOUSEHOLD LIVING ( FIVE(5) DWELLING UNITS) FROM FIRST FLOOR THROUGH THIRD FLOORS. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"753771","date":"2017-03-15","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2017-12-22","scope":"FOR A COMPLETE CHANGE OF OCCUPANCY CLASSIFICATION ALONGSIDE LEVEL 3 ALTERATIONS & AN ADDITION TO CREATE A THREE (3) STORY ABOVE GRADE PLANE, W. BASEMENT, MULTI-FAMILY DWELLING INCLUDING SHALLOW FOUNDATION FOR REAR THREE (3) STORY ADDITION, PARTITION WALLS FOR DWELLING UNITS SPACES, NEW FULL HEIGHT STAIRWAY WITH RATED ENCLOSURE & ASSOCIATED FINISH WORK; BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR ANY MECH., ELEC., PLUMB. & FIRESUPP WORK."},{"number":"777818","date":"2017-04-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-10-10","scope":"INSTALL (5) HVAC SYSTEMS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"770879","date":"2017-05-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-22","scope":"ADDITION: INTERIOR PLUMBING OF A 3-STORY REAR ADDITION TO AN EXISTING 3-STORY STRUCTURE, TO CREATE (5) DWELLING UNITS.THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004.ADDITIONAL PERMITS ARE REQUIRED FOR THE 5\" SEWER LATERAL AND THE 1-1/2\" DOMESTIC WATER DISTRIBUTION SERVICE TO THE STREET MAINS."},{"number":"785163","date":"2017-06-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-10-11","scope":"AUTOMATIC SPRINKLER SYSTEM INSTALL W. TWO (2) INCH FIRE SERVICE LINE & BACKFLOW PREVENTION (BFP) ASSEMBLY TO SERVE PREVIOUSLY APPROVED THREE (3) STORY ABOVE GRADE PLANE, W. BASEMENT, MULTI-FAMILY DWELLING. AUTOMATIC SPRINKLER SYSTEM INSTALL PER NFPA 13R."},{"number":"774868","date":"2017-08-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-10-13","scope":"INSTALL 400AMP ELECTRICAL SERVICE WITH 6 METERS-5 UNITS AND HOUSE METER. INSTALL 100AMP SUB PANELS IN UNITS. WIRE THROUGHOUT FIRE ALARMS LIGHTS RECEPTACLES SWITCHES PHONE TV SMOKES AND C/O DETECTORS AS PER PLANS GIVEN"},{"number":"807543","date":"2017-08-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-24","scope":"NEW 1\" SERVICE FORM MAIN TO BLDG"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"sale","p":330000},{"y":2016,"k":"permit","w":"Demolition"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Addition"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"}],"rented":true,"licenses":[{"number":"752799","type":"Rental","status":"Active","businessName":"William v. Loonstyn Jr (608 S 48th St., LP)","legalName":"William v. Loonstyn Jr","address":"1926 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Other","units":5,"issuedDate":"2017-09-27","latestIssueDate":"2025-09-30","expirationDate":"2026-09-30","inactiveDate":null}],"licenseActivity":[{"number":"752799","type":"Rental","businessName":"William v. Loonstyn Jr (608 S 48th St., LP)","legalName":"William v. Loonstyn Jr","issuedDate":"2017-09-27","latestIssueDate":"2025-09-30","closureDate":null,"expirationDate":"2026-09-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-30","units":5,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 114% in 2021, but no matching permit appears in the property timeline.","evidence":["assessment moved from $329,900 to $705,600","no permit shown in 2020-2022"],"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 #753767: COMPLETED.","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":"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 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 1 case.","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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Dec 4, 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/"}]}