{"asOf":"2026-07-29T20:55:46.528Z","block":"2400-2499 GRANT AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-grant-ave","address":"2451 GRANT AVE","parcelNumber":"883087810","source":"https://property.phila.gov/?p=883087810","ownerType":"investor","kind":"offices","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"DE0","buildingCodeNew":"238","buildingClass":"OFF BLD N/COM W/PKG MASON","buildingClassNew":"MEDICAL OFFICE BLDNG","useLabel":"Offices","owner":"T F DEVELOPMENT 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Certification","inspectionDate":"2021-04-28","result":"Certified","expirationDate":"2022-04-28","buildingId":"1290667"},{"number":"BC-2025-007074","type":"Fire Alarm Certification","inspectionDate":"2025-01-16","result":"Certified","expirationDate":"2026-01-16","buildingId":"1290667"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19114","beds":null,"baths":null,"stories":2,"lotArea":55336,"zoning":"CA1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"120 W GERMANTOWN PIKE, PLYMOUTH MEETING PA, 19462","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1909300,"taxable":1909300,"land":0,"improvement":1909300,"taxableLand":0,"taxableImprovement":1909300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1909300,"taxable":1909300,"land":0,"improvement":1909300,"taxableLand":0,"taxableImprovement":1909300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":2736200,"taxable":2736200,"land":547240,"improvement":2188960,"taxableLand":547240,"taxableImprovement":2188960,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":2818200,"taxable":2818200,"land":563640,"improvement":2254560,"taxableLand":563640,"taxableImprovement":2254560,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":2874500,"taxable":2874500,"land":0,"improvement":2874500,"taxableLand":0,"taxableImprovement":2874500,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":2874500,"taxable":2874500,"land":0,"improvement":2874500,"taxableLand":0,"taxableImprovement":2874500,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":2874500,"taxable":2874500,"land":0,"improvement":2874500,"taxableLand":0,"taxableImprovement":2874500,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3197900,"taxable":3197900,"land":639580,"improvement":2558320,"taxableLand":639580,"taxableImprovement":2558320,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":3197900,"taxable":3197900,"land":639580,"improvement":2558320,"taxableLand":639580,"taxableImprovement":2558320,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2985000,"taxable":2985000,"land":597000,"improvement":2388000,"taxableLand":597000,"taxableImprovement":2388000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2985000,"taxable":2985000,"land":597000,"improvement":2388000,"taxableLand":597000,"taxableImprovement":2388000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2710600,"taxable":2710600,"land":542100,"improvement":2168500,"taxableLand":542100,"taxableImprovement":2168500,"exemptLand":0,"exemptImprovement":0}],"taxNow":41784,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"237380","date":"2009-12-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-12-11","scope":"INSTALLATION OF SIGNAGE"},{"number":"251521","date":"2010-01-06","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2010-03-12","scope":"REMOVE FRANKFORD HEALTH CARE SIGN AND REPLACE WITH ARIA HEALTH"},{"number":"264165","date":"2010-03-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-04-29","scope":"INSTALLATION OF SPLIT SYSTEM HEAT PUMP"},{"number":"261130","date":"2010-03-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-04-30","scope":"CONSTRUCTION OF A DR.S SUITE IN AN EMPTY SHELL AS PER PLANS"},{"number":"350716","date":"2011-07-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-08-23","scope":"FOR INTERIOR ALTERATIONS TO INCLUDE NEW PARTITION WALLS, NEW CEILING AND FOR THE CREATION OF ACCESSIBLE BATHROOMS AS PER PLANS. SEPARATE ELECTRICAL AND MECHANICAL PERMITS ARE REQUIRED."},{"number":"352822","date":"2011-07-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-08-22","scope":"INSTALLATION OF DUCTWORK, MECHANICAL, ROOFTOP UNITS AND REGISTERS/DIFFUSERS."},{"number":"627302","date":"2015-07-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-27","scope":"RELOCATE 6 DIFFUSERS"},{"number":"623574","date":"2015-07-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-12-04","scope":"LEVEL II ALTERATION INCLUDES SELECTIVE DEMO OF NON BEARING PARTITIONS, CONSTRUCTION OF NEW OFFICE PARTITION, NEW REST ROOM AND NEW FINISHES."},{"number":"643120","date":"2015-11-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-12-29","scope":"TENANT FIT OUT TO INCLUDE RECEPTACLES,SWITCHES,FIXTURES AND TELE/DATA EQUIPMENT PER 2008 NEC (OFFICE SPACE)EAST DISTRICT"},{"number":"801500","date":"2017-07-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-07-20","scope":"SOLE MEDICAL PRACTICIONER (PHYSICAL THERAPIST) IN EXISTING SHOPPING CENTER.NO SIGN PERMIT ON THIS APPLICATION."},{"number":"775146","date":"2017-08-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-08-28","scope":"LEVEL II INTERIOR ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO FIT-OUT EXISTING LOWER LEVEL TENANT SPACE FOR A PHYSICAL THERAPIST OFFICE AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"808146","date":"2017-08-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-28","scope":"INSTALL 1 WATER CLOSET, 1 LAVATORY, 1 SINK, 1 WATER HEATER(HEALTH CARE)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"808819","date":"2017-08-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-28","scope":"ADD NEW LIGHTS OUTLETS AND SWITCHES AS PER NEC 2008 FISH ALL WIRES"},{"number":"815228","date":"2017-09-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-27","scope":"PROVIDE A VANILLA BOX FOR FUTURE TENANT TO INCLUDE: 1-100 AMP SERVICE, 1-METER, 1-LIGHT FIXTURE,1-LIGHT SWITCH, 1-CONNECTION TO EXHAUST FAN AND 1-CONNECTION TO WATER HEATER. (THIS PERMIT IS NOT FOR FITOUT)"},{"number":"908841","date":"2018-10-12","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2018-11-14","scope":"A) INSTALL NEW WALL SIGN - CHANNEL LETTERS, INTERNALLY ILLUMINATED 3'-3 1/4' X45'-7 7/16\"- 150 SQ. FT. AS PER COLOR RENDERINGS ATTACHED."},{"number":"908838","date":"2018-10-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-10-12","scope":"A) INSTALL NEW WALL SIGN - CHANNEL LETTERS, INTERNALLY ILLUMINATED 3'-3 1/4' X45'-7 7/16\"- 150 SQ. FT. SIGN ACCESSORY TO AN EXISTING MEDICAL HEALTH CARE FACILITY WITH 49 PARKING SPACES (INCLUDING TWO H/C SPACES) WITH ALL OTHER USES AS PREVIOUSLY APPROVED"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Major alteration"},{"y":2011,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Sign"},{"y":2018,"k":"permit","w":"Zoning/use"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-28","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #237380: 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 Apr 28, 2022; Fire Alarm Certification: Certified through Jan 16, 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/"}],"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/"}]}