{"asOf":"2026-07-29T05:38:22.252Z","block":"1900-1999 GRANT AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-grant-ave","address":"1926-38 GRANT AVE","parcelNumber":"883087500","source":"https://property.phila.gov/?p=883087500","ownerType":"investor","kind":"offices","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"DE0","buildingCodeNew":"241","buildingClass":"OFF BLD N/COM W/PKG MASON","buildingClassNew":"OFFICE BLDNG - Low Rise","useLabel":"Offices","owner":"POSEL ENTERPRISES","coOwner":"POSEL DANIEL","marketValue":1890000,"landAssessment":378000,"improvementAssessment":1512000,"livableArea":13950,"yearBuilt":1971,"lastSale":{"price":1200000,"date":"2003-07-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"1394582","date":"2009-07-16","code":"CP-01","title":"CLIP VIOLATION 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WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.08334225585246,"lng":-75.03455232267989,"geom":{"type":"Polygon","coordinates":[[[-75.034598541,40.082884815],[-75.035108624,40.083148996],[-75.034533374,40.083803823],[-75.03398379,40.083513548],[-75.034598541,40.082884815]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2021-002641","type":"Fire Alarm Certification","inspectionDate":"2021-07-23","result":"Certified","expirationDate":"2022-07-23","buildingId":"1231444"},{"number":"BC-2022-008170","type":"Fire Alarm Certification","inspectionDate":"2022-06-02","result":"Certified","expirationDate":"2023-06-02","buildingId":"1231444"},{"number":"BC-2023-010847","type":"Fire Alarm Certification","inspectionDate":"2023-05-16","result":"Certified","expirationDate":"2024-05-16","buildingId":"1231444"},{"number":"BC-2024-022065","type":"Fire Alarm Certification","inspectionDate":"2024-07-24","result":"Certified","expirationDate":"2025-07-24","buildingId":"1231444"},{"number":"BC-2025-023472","type":"Fire Alarm Certification","inspectionDate":"2025-08-25","result":"Certified","expirationDate":"2026-08-25","buildingId":"1231444"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19115","beds":null,"baths":null,"stories":2,"lotArea":50988,"zoning":"CA1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"212 WALNUT ST, PHILADELPHIA PA, 19106","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR USE AS RELIGIOUS ASSEMBLY AND ACCESSORY ADMINISTRATIVE OFFICE IN SPACE B OF AN EXISTING DETACHED STRUCTURE WITH EXISTING BUSINESS AND PROFESSIONAL OFFICES TO REMAIN IN SPACE A AND EXISTING EIGHTY TWO (82) ACCESSORY PARKING SPACES","status":"OPEN","outcome":"Granted","date":"2018-05-09","number":"33360","relatedPermit":"857898"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1393500,"taxable":1393500,"land":509900,"improvement":883600,"taxableLand":509900,"taxableImprovement":883600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1393500,"taxable":1393500,"land":509900,"improvement":883600,"taxableLand":509900,"taxableImprovement":883600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1868600,"taxable":1868600,"land":373720,"improvement":1494880,"taxableLand":373720,"taxableImprovement":1494880,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1924600,"taxable":1924600,"land":384920,"improvement":1539680,"taxableLand":384920,"taxableImprovement":1539680,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1963000,"taxable":1963000,"land":392600,"improvement":1570400,"taxableLand":392600,"taxableImprovement":1570400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1963000,"taxable":1963000,"land":392600,"improvement":1570400,"taxableLand":392600,"taxableImprovement":1570400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1963000,"taxable":1963000,"land":392600,"improvement":1570400,"taxableLand":392600,"taxableImprovement":1570400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":2001400,"taxable":2001400,"land":400280,"improvement":1601120,"taxableLand":400280,"taxableImprovement":1601120,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":2001400,"taxable":2001400,"land":400280,"improvement":1601120,"taxableLand":400280,"taxableImprovement":1601120,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1881100,"taxable":1881100,"land":376220,"improvement":1504880,"taxableLand":376220,"taxableImprovement":1504880,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1881100,"taxable":1881100,"land":376220,"improvement":1504880,"taxableLand":376220,"taxableImprovement":1504880,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1890000,"taxable":1890000,"land":378000,"improvement":1512000,"taxableLand":378000,"taxableImprovement":1512000,"exemptLand":0,"exemptImprovement":0}],"taxNow":26332,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"857898","date":"2018-05-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-05-15","scope":"FOR USE AS RELIGIOUS ASSEMBLY AND ACCESSORY ADMINISTRATIVE OFFICE IN SPACE B OF AN EXISTING DETACHED STRUCTURE WITH EXISTING BUSINESS AND PROFESSIONAL OFFICES TO REMAIN IN SPACE A AND EXISTING EIGHTY TWO (82) ACCESSORY PARKING SPACES, FIVE (5) OF WHICH TO BE USED FOR SPACE B."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"appeal","w":"Appeal granted"},{"y":2018,"k":"permit","w":"Use"}],"rented":false,"licenses":[{"number":"280671","type":"Dumpster License - Private Property","status":"Inactive","businessName":"STATE FARM MUTUAL INS CO","legalName":"STATE FARM MUTUAL INS CO","address":"1926-38 GRANT AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2001-03-20","latestIssueDate":"2001-03-20","expirationDate":"2010-07-31","inactiveDate":"2014-03-12"},{"number":"621105","type":"Dumpster License - Private Property","status":"Active","businessName":"POSEL ENTERPRISES","legalName":"POSEL ENTERPRISES","address":"1926-38 GRANT AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-03-12","latestIssueDate":"2014-03-12","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"621105","type":"Dumpster License - Private Property","businessName":"POSEL ENTERPRISES","legalName":"POSEL ENTERPRISES","issuedDate":"2014-03-12","latestIssueDate":"2014-03-12","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"280671","type":"Dumpster License - Private Property","businessName":"STATE FARM MUTUAL INS CO","legalName":"STATE FARM MUTUAL INS CO","issuedDate":"2001-03-20","latestIssueDate":"2001-03-20","closureDate":"2014-03-12","expirationDate":"2010-07-31","inactiveDate":"2014-03-12","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #33360: OPEN · Granted; related permit 857898. Use permit #857898: 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #280671: Inactive since Mar 12, 2014","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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":"Fire Alarm Certification: Certified through Aug 25, 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/"}]}