{"asOf":"2026-07-31T01:19:39.602Z","block":"8400-8499 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/8400-8499-germantown-ave","address":"8413 GERMANTOWN AVE","parcelNumber":"882808100","source":"https://property.phila.gov/?p=882808100","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"ZL0","buildingCodeNew":"246","buildingClass":"MISC FUNERAL HOME MASONRY","buildingClassNew":"FUNERAL HOME","useLabel":"Commercial","owner":"THOMAS JOSEPH C","coOwner":null,"marketValue":1430300,"landAssessment":286000,"improvementAssessment":1144300,"livableArea":9228,"yearBuilt":1910,"lastSale":{"price":630000,"date":"1996-10-31T05:00:00Z"},"openViolations":0,"violations":[{"number":"761906","date":"2007-12-03","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2007-12-03","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"137738","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-12-06","completedDate":"2007-12-06","noticeUrl":null,"violations":[{"number":"761906","date":"2007-12-03","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2007-12-03","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2007,"n":1,"worst":null}],"investigations":[{"caseNumber":"137738","date":"2007-12-03","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.07566809291613,"lng":-75.20506573908176,"geom":{"type":"Polygon","coordinates":[[[-75.204839559,40.075881455],[-75.204749945,40.075828757],[-75.205181534,40.075389032],[-75.205381674,40.075507476],[-75.204950427,40.075947083],[-75.204839559,40.075881455]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":null,"baths":null,"stories":3,"lotArea":14400,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"8413 GERMANTOWN AVE, PHILADELPHIA PA, 19118","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE CONVERSION OF AN EXISTING THREE STORY GARAGE AND STORAGE BUILDING INTO A SINGLE FAMILY DWELLING ON 2ND FLOOR PORTION AND ON ENTIRE 3RD FLOOR, EXISTING GARAGE ON FIRST FLOOR WITH REMAINING PORTION OF 2ND FLOOR EXISTING STORAGE","status":"CLOSED","outcome":"Granted","date":"2011-08-09","number":"15102","relatedPermit":"336946"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1654000,"taxable":1633000,"land":720000,"improvement":934000,"taxableLand":720000,"taxableImprovement":913000,"exemptLand":0,"exemptImprovement":21000},{"y":2017,"v":1654000,"taxable":1633000,"land":720000,"improvement":934000,"taxableLand":720000,"taxableImprovement":913000,"exemptLand":0,"exemptImprovement":21000},{"y":2018,"v":950400,"taxable":929400,"land":190080,"improvement":760320,"taxableLand":190080,"taxableImprovement":739320,"exemptLand":0,"exemptImprovement":21000},{"y":2019,"v":1142900,"taxable":1114900,"land":228580,"improvement":914320,"taxableLand":228580,"taxableImprovement":886320,"exemptLand":0,"exemptImprovement":28000},{"y":2020,"v":1142900,"taxable":1114900,"land":228580,"improvement":914320,"taxableLand":228580,"taxableImprovement":886320,"exemptLand":0,"exemptImprovement":28000},{"y":2021,"v":1142900,"taxable":1114900,"land":228580,"improvement":914320,"taxableLand":228580,"taxableImprovement":886320,"exemptLand":0,"exemptImprovement":28000},{"y":2022,"v":1142900,"taxable":1142900,"land":228580,"improvement":914320,"taxableLand":228580,"taxableImprovement":914320,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1476500,"taxable":1476500,"land":295296,"improvement":1181204,"taxableLand":295296,"taxableImprovement":1181204,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1476500,"taxable":1476500,"land":295296,"improvement":1181204,"taxableLand":295296,"taxableImprovement":1181204,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1338000,"taxable":1238000,"land":267596,"improvement":1070404,"taxableLand":267596,"taxableImprovement":970404,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":1338000,"taxable":1238000,"land":267596,"improvement":1070404,"taxableLand":267596,"taxableImprovement":970404,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":1430300,"taxable":1330300,"land":286000,"improvement":1144300,"taxableLand":286000,"taxableImprovement":1044300,"exemptLand":0,"exemptImprovement":100000}],"taxNow":17330,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"336946","date":"2011-08-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-08-22","scope":"ZONING USE CHANGE"},{"number":"336947","date":"2011-08-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-12-12","scope":"FOR PARTIAL INTERIOR DEMOLITION AND FOR INTERIOR ALTERATIONS TO INCLUDE FRAMING, INSTALLATION OF WALLBOARD, NEW WALLS, AND FOR THE REMOVAL AND REPLACEMENT OF WINDOWS AND DOORS TO REAR BUILDING AS PER PLANS."},{"number":"360221","date":"2011-09-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-12-09","scope":"9 FIXTURES WITH PIPING FOR ONE FAMILY DWELLING"},{"number":"365457","date":"2011-09-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"UPGRADING WIRING/LTG,ELEC DEMO,12 SWS,CEILING LTS,PENDENT FIX'S,12 DUPLEX RECEPT'S,4 DED DUPLEX REC'S,7 GFI'S,1 DRYER REC,1 WASHER REC,15 CEILING LTS,2 WALL LTS,2 PENDANT LTS,14 SPS,(16)3-WAY SWS,3 SMK DET'S,3 CO/SMK DET'S,PWR WIRING FOR HVAC/DISWASHER AS PER 2008 NEC"},{"number":"366623","date":"2011-10-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-12-12","scope":"PERMIT TO INSTALL GAS FIRED, 90 PLUS, DIRECT VENT, WARM AIR FURNACE WITHIN SINGLE FAMILY DWELLING. INCLUDES RELATED DUCTWORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"viol","w":"L&I violation"},{"y":2007,"k":"insp","w":"Inspection passed"},{"y":2011,"k":"appeal","w":"Appeal granted"},{"y":2011,"k":"permit","w":"Use"},{"y":2011,"k":"permit","w":"Major alteration"},{"y":2011,"k":"permit","w":"Plumbing"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2011,"k":"permit","w":"Mechanical"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 29% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,142,900 to $1,476,500","no permit shown in 2022-2024"],"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":"Appeal #15102: CLOSED · Granted; related permit 336946. Use permit #336946: 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":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"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/"}],"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/"}]}