{"asOf":"2026-07-17T14:32:08.481Z","block":"2500-2599 GRANT AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-grant-ave","address":"2552 GRANT AVE","parcelNumber":"882069810","source":"https://property.phila.gov/?p=882069810","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"IC0","buildingCodeNew":"220","buildingClass":"REST'RNT W/O BAR MASONRY","buildingClassNew":"FRANCHISE FOOD","useLabel":"Commercial","owner":"ARD GRANT LP","coOwner":null,"marketValue":1366800,"landAssessment":956700,"improvementAssessment":410100,"livableArea":4556,"yearBuilt":2011,"lastSale":{"price":1,"date":"2010-05-04T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-071869","date":"2024-08-24","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2024-093457","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION - COURT","createdDate":"2024-08-24","completedDate":null,"violations":[{"number":"VI-2024-071869","date":"2024-08-24","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2024-093457","date":"2024-08-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-093457","date":"2024-09-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-093457","date":"2024-11-13","type":null,"status":"FAILED"}],"inspYears":[{"y":2024,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.07921068033132,"lng":-75.02663227299506,"geom":{"type":"Polygon","coordinates":[[[-75.026217068,40.079307977],[-75.026643084,40.078880921],[-75.027044972,40.079116505],[-75.026626374,40.079538032],[-75.026217068,40.079307977]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2022-000593","type":"Special Hazards Certification","inspectionDate":"2022-01-18","result":"Certified","expirationDate":"2023-01-18","buildingId":"1290626"},{"number":"BC-2022-010449","type":"Special Hazards Certification","inspectionDate":"2022-07-28","result":"Certified","expirationDate":"2023-07-28","buildingId":"1290626"},{"number":"BC-2023-001399","type":"Special Hazards Certification","inspectionDate":"2023-01-20","result":"Certified","expirationDate":"2024-01-20","buildingId":"1290626"},{"number":"BC-2023-014507","type":"Special Hazards Certification","inspectionDate":"2023-07-14","result":"Certified","expirationDate":"2024-07-14","buildingId":"1290626"},{"number":"BC-2024-001823","type":"Special Hazards Certification","inspectionDate":"2024-01-19","result":"Certified","expirationDate":"2025-01-19","buildingId":"1290626"},{"number":"BC-2024-002938","type":"Special Hazards Certification","inspectionDate":"2024-02-02","result":"Certified","expirationDate":"2025-02-02","buildingId":"1290626"},{"number":"BC-2024-019951","type":"Special Hazards Certification","inspectionDate":"2024-07-09","result":"Certified","expirationDate":"2025-07-09","buildingId":"1290626"},{"number":"BC-2025-001069","type":"Special Hazards Certification","inspectionDate":"2025-01-14","result":"Certified","expirationDate":"2026-01-14","buildingId":"1290626"},{"number":"BC-2025-017975","type":"Special Hazards Certification","inspectionDate":"2025-07-03","result":"Certified","expirationDate":"2026-07-03","buildingId":"1290626"},{"number":"BC-2026-000672","type":"Special Hazards Certification","inspectionDate":"2026-01-07","result":"Certified","expirationDate":"2027-01-07","buildingId":"1290626"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19114","beds":null,"baths":null,"stories":1,"lotArea":27566,"zoning":"CA2","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1536 WARNER RD, MEADOWBROOK PA, 19046","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1098000,"taxable":551300,"land":551300,"improvement":546700,"taxableLand":551300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":546700},{"y":2017,"v":1098000,"taxable":551300,"land":551300,"improvement":546700,"taxableLand":551300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":546700},{"y":2018,"v":1177300,"taxable":529790,"land":529790,"improvement":647510,"taxableLand":529790,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":647510},{"y":2019,"v":1111800,"taxable":333540,"land":333540,"improvement":778260,"taxableLand":333540,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":778260},{"y":2020,"v":1111800,"taxable":333540,"land":333540,"improvement":778260,"taxableLand":333540,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":778260},{"y":2021,"v":1111800,"taxable":333540,"land":333540,"improvement":778260,"taxableLand":333540,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":778260},{"y":2022,"v":1111800,"taxable":1111800,"land":333540,"improvement":778260,"taxableLand":333540,"taxableImprovement":778260,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1214900,"taxable":1214900,"land":850426,"improvement":364474,"taxableLand":850426,"taxableImprovement":364474,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1214900,"taxable":1214900,"land":850426,"improvement":364474,"taxableLand":850426,"taxableImprovement":364474,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1239200,"taxable":1239200,"land":867440,"improvement":371760,"taxableLand":867440,"taxableImprovement":371760,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1239200,"taxable":1239200,"land":867440,"improvement":371760,"taxableLand":867440,"taxableImprovement":371760,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1366800,"taxable":1366800,"land":956700,"improvement":410100,"taxableLand":956700,"taxableImprovement":410100,"exemptLand":0,"exemptImprovement":0}],"taxNow":17346,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"237316","date":"2009-10-08","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-10-08","scope":"UNITY OF USE."},{"number":"305080","date":"2010-10-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-12-13","scope":"13 LAVS,13 WATER CLOSETS,13 HOT WATER HEATERS,10FLOOR DRAINS,INSTALL NEW SANITARY DRAINS,ROUGH IN FIXTURES,HOT AND COLD WATER LINES,ALL WORK TO BE INSTALL AS PER PLANS"},{"number":"ZP-2021-016036","date":"2022-02-07","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF 3 STATICALLY ILLUMINATED FLAT WALL SIGNS AND DOCUMENTATION OF RE-FACING OF ONE PANEL OF THE EXISTING FREE STANDING SIGN ACCESSORY TO THE EXISTING RESTANRANT, SIZE AND LOCATION AS SHOWN ON THE PLANS."},{"number":"ZP-2023-002878","date":"2023-03-17","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"TO REMOVE ONE (1) FREE-STANDING MENU BOARD SIGN AND INSTALL TWO (2) FREE-STANDING MENU BOARD SIGNS. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"GP-2023-001198","date":"2023-06-01","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2024-08-24","scope":"TO REMOVE ONE (1) FREE-STANDING MENU BOARD SIGN AND INSTALL TWO (2) FREE-STANDING MENU BOARD SIGNS. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2023-002904","date":"2023-11-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-06-24","scope":"FOR A LEVEL II INTERIOR ALTERATIONS (NO OCCUPANCY CHANGE) TO A PORTION OF AN EXISTING TENANT SPACE. ALTERATIONS TO PROVIDE FINISHES/FURNISHINGS, AND ACCESSIBILITY IMPROVEMENTS . ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2024-001760","date":"2024-02-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-24","scope":"REPLACE 2 LAV AND 2 WC. **WITHOUT PIPING**"},{"number":"EP-2024-001998","date":"2024-02-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-02","scope":"21 pendant lights"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"permit","w":"Use"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2022,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"permit","w":"Sign"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"553299","type":"Food Preparing and Serving","status":"Active","businessName":"ROCKHAM SG PA LP (FIVE GUYS FAMOUS BURGERS&FRIES)","legalName":"ROCKHAM SG PA LP","address":"2552 GRANT AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-01-27","latestIssueDate":"2026-03-19","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"553299","type":"Food Preparing and Serving","businessName":"ROCKHAM SG PA LP (FIVE GUYS FAMOUS BURGERS&FRIES)","legalName":"ROCKHAM SG PA LP","issuedDate":"2012-01-27","latestIssueDate":"2026-03-19","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-10","signals":[{"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":["5 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #237316: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: GP-2023-001198 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Nov 13, 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 commercial. 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 1 historical violation 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":"Special Hazards Certification: Certified through Jan 7, 2027","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/"}]}