{"asOf":"2026-07-31T16:06:34.019Z","block":"3600-3699 HAVERFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3600-3699-haverford-ave","address":"3604-08 HAVERFORD AVE","parcelNumber":"881818709","source":"https://property.phila.gov/?p=881818709","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"GIRARD REAL ESTATE LLC","coOwner":null,"marketValue":2079900,"landAssessment":207900,"improvementAssessment":1872000,"livableArea":13600,"yearBuilt":2018,"lastSale":{"price":2900000,"date":"2023-08-23T04:00:00Z"},"openViolations":0,"violations":[{"number":"768318","date":"2007-12-10","code":"A-503.2/2","title":"PROSEC- STD 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INSP","status":"FAILED"},{"caseNumber":"138413","date":"2007-12-10","type":"BRU INSP","status":"FAILED"},{"caseNumber":"138417","date":"2007-12-10","type":"BRU INSP","status":"FAILED"},{"caseNumber":"138407","date":"2012-06-27","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"138417","date":"2012-06-27","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"138413","date":"2012-06-27","type":"BRU INSP","status":"CLOSED"}],"inspYears":[{"y":2007,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.963480467876366,"lng":-75.194841028039,"geom":{"type":"Polygon","coordinates":[[[-75.194727619,39.963353776],[-75.194905268,39.963340071],[-75.19495458,39.963603167],[-75.194778031,39.963622759],[-75.194727619,39.963353776]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-019602","type":"Sprinkler Certification","inspectionDate":"2024-06-17","result":"Certified","expirationDate":"2025-06-17","buildingId":"3000380"},{"number":"BC-2024-019603","type":"Fire Alarm Certification","inspectionDate":"2024-06-17","result":"Certified","expirationDate":"2025-06-17","buildingId":"3000380"},{"number":"BC-2025-017810","type":"Fire Alarm Certification","inspectionDate":"2025-06-13","result":"Certified","expirationDate":"2026-06-13","buildingId":"3000380"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":4878,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"242 OLD NEW BRUNSWICK RD SUITE 440, PISCATAWAY NJ, 08854","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE ONE(1) LOT FROM THREE(3) EXISTING LOTS ( 3604, 06 & 08) EXISTING IN THREE OPA ACCOUNT NUMBERS, FOR THE ERECTION OF AN ATTACHED STRUCTURE(MAXIMUM HEIGHT NTE 48 FEET) WITH A PILOT HOUSE FOR ROO","status":"OPEN","outcome":"Granted","date":"2017-02-08","number":"29502","relatedPermit":"744492"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":16800,"taxable":11206,"land":16800,"improvement":0,"taxableLand":11206,"taxableImprovement":0,"exemptLand":5594,"exemptImprovement":0},{"y":2017,"v":16800,"taxable":16800,"land":16800,"improvement":0,"taxableLand":16800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1776000,"taxable":177600,"land":177600,"improvement":1598400,"taxableLand":177600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1598400},{"y":2020,"v":1776000,"taxable":177600,"land":177600,"improvement":1598400,"taxableLand":177600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1598400},{"y":2021,"v":1776000,"taxable":177600,"land":177600,"improvement":1598400,"taxableLand":177600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1598400},{"y":2022,"v":1776000,"taxable":177600,"land":177600,"improvement":1598400,"taxableLand":177600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1598400},{"y":2023,"v":2051400,"taxable":205140,"land":205140,"improvement":1846260,"taxableLand":205140,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1846260},{"y":2024,"v":2051400,"taxable":205140,"land":205140,"improvement":1846260,"taxableLand":205140,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1846260},{"y":2025,"v":2051400,"taxable":205140,"land":205140,"improvement":1846260,"taxableLand":205140,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1846260},{"y":2026,"v":2051400,"taxable":205140,"land":205140,"improvement":1846260,"taxableLand":205140,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1846260},{"y":2027,"v":2079900,"taxable":207900,"land":207900,"improvement":1872000,"taxableLand":207900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1872000}],"taxNow":2872,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"744492","date":"2017-02-27","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-02-27","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE(1) LOT FROM THREE(3) EXISTING LOTS ( 3604, 06 & 08) EXISTING IN THREE OPA ACCOUNT NUMBERS . (SIZE AND LOCATION AS SHOWN ON THE APPLICATION)"},{"number":"762177","date":"2017-02-27","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-02-27","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE(1) LOT FROM THREE(3) EXISTING LOTS ( 3604, 06 & 08) EXISTING IN THREE OPA ACCOUNT NUMBERS . (SIZE AND LOCATION AS SHOWN ON THE APPLICATION)"},{"number":"762178","date":"2017-02-27","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-02-27","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE(1) LOT FROM THREE(3) EXISTING LOTS ( 3604, 06 & 08) EXISTING IN THREE OPA ACCOUNT NUMBERS . (SIZE AND LOCATION AS SHOWN ON THE APPLICATION)"},{"number":"767717","date":"2017-04-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-04-10","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE(MAXIMUM HEIGHT NTE 48 FEET) WITH A PILOT HOUSE FOR ROOF ACCESS ONLY, FOR USE AS TWELVE(12) DWELLING UNITS WITH FOUR(4) ACCESSORY INTERIOR BICYCLE PARKING SPACES PROVIDED ON AN ACCESSIBLE ROUTE, WITH AN EXTERIOR AWNING(NO SIGNAGE) ( (SIZE AND LOCATION AS SHOWN ON THE APPLICATION)"},{"number":"778742","date":"2017-06-28","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-08-27","scope":"FOR THE ERECTION OF A RESIDENTIAL (R-2) THREE (3) STORY STRUCTURE OF TYPE VB CONSTRUCTION WITH BASEMENT AS PER PLANS. NO OCCUPAIED ROOF DECK. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"814548","date":"2017-09-26","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-08-15","scope":"FOR THE INSTALLATION OF A NEW TWO (2) INCH FIRE SERVICE LINE WITH BACKFLOW PREVENTOR FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM PER NFPA 13R A. FIRE SUPPRESSION PLANS SHALL BE IN ACCORDANCE WITH APPROVED BUILDING PLANS. ANY CHANGES TO THE BUILDING PLANS WILL REQUIRE UPDATED PLANS."},{"number":"812661","date":"2017-10-03","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-02-03","scope":"AMEND PERMIT# 778742 TO REMOVE PECO VAULT ROOM FROM BASEMENT AS PER PLANS"},{"number":"829750","date":"2017-12-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-27","scope":"77 PLUMBING FIXTURES WITH PIPING, 2\" WATER DISTRIBUTION FOR FOR THE ERECTION OF A RESIDENTIAL (R-2) THREE (3) STORY STRUCTURE OF TYPE VB CONSTRUCTION WITH BASEMENT AS PER PLANS THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 ADDITIONAL LATERAL PERMIT REQUIRED FROM PWD"},{"number":"846000","date":"2018-01-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-27","scope":"INSTALL (12) HEAT PUMPS WITH DUCTWORK. (MULTI-FAMILY)"},{"number":"857482","date":"2018-04-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-27","scope":"INSTALL 1000AMP SERVICE WITH GROUNDING,12-150AMP SUB FEEDERS AND WIRING BUILDING WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES,INTERCOM,PHONE AND CABLE AS PER 2008 NEC (WEST DISTRICT) INSTALL NEW FIRE ALARM SYSTEM COMPLETE WITH PULLS,HORNS,STROBES,PANELS AND LIGHTS AS PER NFPA72"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2007,"k":"insp","w":"Inspection failed ×3"},{"y":2017,"k":"appeal","w":"Appeal granted"},{"y":2017,"k":"permit","w":"Zoning"},{"y":2017,"k":"permit","w":"Zoning"},{"y":2017,"k":"permit","w":"Zoning"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"New construction"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Electrical"}],"rented":true,"licenses":[{"number":"825080","type":"Rental","status":"Inactive","businessName":"Westview Development Partners LLC","legalName":"Westview Development Partners LLC","address":"3604-08 HAVERFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":12,"issuedDate":"2019-09-27","latestIssueDate":"2022-09-21","expirationDate":"2023-09-26","inactiveDate":"2023-11-25"},{"number":"935560","type":"Rental","status":"Active","businessName":"Girard Real Estate LLC","legalName":"Girard Real Estate LLC","address":"3604-08 HAVERFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":12,"issuedDate":"2023-10-13","latestIssueDate":"2025-10-17","expirationDate":"2026-10-12","inactiveDate":null}],"licenseActivity":[{"number":"935560","type":"Rental","businessName":"Girard Real Estate LLC","legalName":"Girard Real Estate LLC","issuedDate":"2023-10-13","latestIssueDate":"2025-10-17","closureDate":null,"expirationDate":"2026-10-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"825080","type":"Rental","businessName":"Westview Development Partners LLC","legalName":"Westview Development Partners LLC","issuedDate":"2019-09-27","latestIssueDate":"2022-09-21","closureDate":"2023-11-25","expirationDate":"2023-09-26","inactiveDate":"2023-11-25","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","units":12,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #29502: OPEN · Granted; related permit 744492. Use permit #767717: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jun 17, 2025; Fire Alarm Certification: Certified through Jun 13, 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":"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 (242 OLD NEW BRUNSWICK RD SUITE 440, PISCATAWAY NJ, 08854).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 0 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Jun 27, 2012.","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.","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":"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 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 12 historical violations across 3 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/"}]}