{"asOf":"2026-07-29T20:43:48.867Z","block":"200-299 GEIGER RD","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-geiger-rd","address":"248 GEIGER RD","parcelNumber":"883837000","source":"https://property.phila.gov/?p=883837000","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":"T&B INVESTMENT GROUP LLC","coOwner":null,"marketValue":1399200,"landAssessment":279800,"improvementAssessment":1119400,"livableArea":11295,"yearBuilt":1971,"lastSale":{"price":610000,"date":"2018-12-13T05:00:00Z"},"openViolations":0,"violations":[{"number":"2979150","date":"2012-06-16","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-11-01","underAppeal":false,"noticeUrl":null},{"number":"4941739","date":"2018-11-28","code":"FC-13-907.51","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-03-20","underAppeal":false,"noticeUrl":null},{"number":"4941740","date":"2018-11-28","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-03-20","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-025120","date":"2023-03-28","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"CLOSED","resolutionDate":"2023-08-21","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2023-08-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384590&hash=8DE728559A645DEF435E94FAE99208D659924C7571E712CB5A1E64233DB3848F"},{"number":"VI-2023-025119","date":"2023-03-28","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2023-08-21","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2023-08-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384590&hash=8DE728559A645DEF435E94FAE99208D659924C7571E712CB5A1E64233DB3848F"},{"number":"VI-2023-025110","date":"2023-03-28","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"CLOSED","resolutionDate":"2023-08-21","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2023-08-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384590&hash=8DE728559A645DEF435E94FAE99208D659924C7571E712CB5A1E64233DB3848F"},{"number":"VI-2023-025109","date":"2023-03-28","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2023-08-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384590&hash=8DE728559A645DEF435E94FAE99208D659924C7571E712CB5A1E64233DB3848F"}],"violationCases":[{"number":"333912","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2012-06-18","completedDate":"2016-07-20","noticeUrl":null,"violations":[{"number":"2979150","date":"2012-06-16","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-11-01","underAppeal":false,"noticeUrl":null}]},{"number":"666602","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2018-12-10","completedDate":"2019-03-20","noticeUrl":null,"violations":[{"number":"4941739","date":"2018-11-28","code":"FC-13-907.51","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-03-20","underAppeal":false,"noticeUrl":null},{"number":"4941740","date":"2018-11-28","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-03-20","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2023-033107","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-04-20","completedDate":"2025-05-16","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384590&hash=8DE728559A645DEF435E94FAE99208D659924C7571E712CB5A1E64233DB3848F","violations":[{"number":"VI-2023-025120","date":"2023-03-28","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"CLOSED","resolutionDate":"2023-08-21","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2023-08-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384590&hash=8DE728559A645DEF435E94FAE99208D659924C7571E712CB5A1E64233DB3848F"},{"number":"VI-2023-025119","date":"2023-03-28","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2023-08-21","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2023-08-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384590&hash=8DE728559A645DEF435E94FAE99208D659924C7571E712CB5A1E64233DB3848F"},{"number":"VI-2023-025110","date":"2023-03-28","code":"F-907.8.5","title":"INSPECTION, TESTING AND MAINTENANCE\n","status":"CLOSED","resolutionDate":"2023-08-21","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2023-08-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384590&hash=8DE728559A645DEF435E94FAE99208D659924C7571E712CB5A1E64233DB3848F"},{"number":"VI-2023-025109","date":"2023-03-28","code":"A-301.1/65","title":"NEW USE","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2023-08-21","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855384590&hash=8DE728559A645DEF435E94FAE99208D659924C7571E712CB5A1E64233DB3848F"}]}],"violYears":[{"y":2012,"n":1,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2023,"n":4,"worst":null}],"investigations":[{"caseNumber":"333912","date":"2012-06-16","type":"BC INSP","status":"FAILED"},{"caseNumber":"333912","date":"2012-08-01","type":"BC INSP","status":"FAILED"},{"caseNumber":"333912","date":"2012-09-07","type":"BC INSP","status":"CLOSED"},{"caseNumber":"333912","date":"2013-05-06","type":"PRECOURT","status":"FAILED"},{"caseNumber":"333912","date":"2013-10-22","type":"PRECOURT","status":"FAILED"},{"caseNumber":"333912","date":"2013-11-01","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"666602","date":"2018-11-28","type":"CI INSP","status":"FAILED"},{"caseNumber":"666602","date":"2019-02-01","type":"CI INSP","status":"FAILED"},{"caseNumber":"666602","date":"2019-03-20","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2023-033107","date":"2023-04-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-033107","date":"2023-08-21","type":null,"status":"FAILED"}],"inspYears":[{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":2,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":1,"passes":1},{"y":2023,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.107829786727095,"lng":-75.0483703375668,"geom":{"type":"Polygon","coordinates":[[[-75.04817408,40.107640024],[-75.048455275,40.107366267],[-75.04886971,40.107616557],[-75.048096165,40.108371751],[-75.047898461,40.108252723],[-75.047984806,40.108168664],[-75.048161041,40.107911671],[-75.048127652,40.107685218],[-75.04817408,40.107640024]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2023-009653","type":"Fire Alarm Certification","inspectionDate":"2023-05-03","result":"Certified","expirationDate":"2024-05-03","buildingId":"1241728"},{"number":"BC-2024-015356","type":"Fire Alarm Certification","inspectionDate":"2024-05-22","result":"Certified","expirationDate":"2025-05-22","buildingId":"1244013"},{"number":"BC-2024-015355","type":"Fire Alarm Certification","inspectionDate":"2024-05-22","result":"Certified","expirationDate":"2025-05-22","buildingId":"1241728"},{"number":"BC-2025-020075","type":"Fire Alarm Certification","inspectionDate":"2025-05-08","result":"Certified","expirationDate":"2026-05-08","buildingId":"1241728"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19115","beds":null,"baths":null,"stories":3,"lotArea":44867,"zoning":"I2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1046 BUSTLETON PK, LYNN MA, 19053","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A DAY CARE FOR (150) CHILDREN UNDER THE AGE OF 2 1/2 YEARS ACCESSORY PREPARING & SERVING OF FOOD-NO COOKING ON PREMISES, WITH EXISTING OFFICE USES, NO SIGNS ON THIS APPLICATION.","status":"OPEN","outcome":"Withdrawn","date":"2008-07-21","number":"5520","relatedPermit":"145216"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR BEAUTY SALON (PERSONAL SERVICE) ON PARTIAL 1ST FLOOR WITH ALL OTHER USES\nAS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE.","status":"In Process","outcome":"Complete","date":"2021-02-12","number":"39915","relatedPermit":"1044655"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for a business and professional office use and for a personal service use in an existing structure with other existing uses in the structure as previously approved.","status":"Completed","outcome":"Granted","date":"2024-04-02","number":"ZP-2023-010876","relatedPermit":"ZP-2023-010876"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":619400,"taxable":619400,"land":111600,"improvement":507800,"taxableLand":111600,"taxableImprovement":507800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":619400,"taxable":619400,"land":111600,"improvement":507800,"taxableLand":111600,"taxableImprovement":507800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1314500,"taxable":1314500,"land":262900,"improvement":1051600,"taxableLand":262900,"taxableImprovement":1051600,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":925000,"taxable":925000,"land":185000,"improvement":740000,"taxableLand":185000,"taxableImprovement":740000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":925000,"taxable":925000,"land":185000,"improvement":740000,"taxableLand":185000,"taxableImprovement":740000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":925000,"taxable":925000,"land":185000,"improvement":740000,"taxableLand":185000,"taxableImprovement":740000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":925000,"taxable":925000,"land":185000,"improvement":740000,"taxableLand":185000,"taxableImprovement":740000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1200000,"taxable":1200000,"land":240000,"improvement":960000,"taxableLand":240000,"taxableImprovement":960000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1200000,"taxable":1200000,"land":240000,"improvement":960000,"taxableLand":240000,"taxableImprovement":960000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1399000,"taxable":1399000,"land":279800,"improvement":1119200,"taxableLand":279800,"taxableImprovement":1119200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1399000,"taxable":1399000,"land":279800,"improvement":1119200,"taxableLand":279800,"taxableImprovement":1119200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1399200,"taxable":1399200,"land":279800,"improvement":1119400,"taxableLand":279800,"taxableImprovement":1119400,"exemptLand":0,"exemptImprovement":0}],"taxNow":19583,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"163502","date":"2008-08-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-08-26","scope":"INSTALLATION OF SHED IN THE REAR OF BLDG. NO CHANGES ON THIS APP TO 1-3 FLOORS"},{"number":"274542","date":"2010-04-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-04-22","scope":"USE TO AMBULANCE OFFICE"},{"number":"ZP-2023-010876","date":"2024-02-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional; Personal Services"}],"storyTag":"Improved","storyDelta":-0.19,"timeline":[{"y":2010,"k":"permit","w":"Use"},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2013,"k":"insp","w":"Inspection failed ×2"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed"},{"y":2018,"k":"sale","p":610000},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"appeal","w":"Appeal complete"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-28","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":["1 permit event since 2023","1 zoning/board appeal 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":"Appeal #5520: OPEN · Withdrawn; related permit 145216. Use permit #163502: COMPLETED. The history also contains “NEW USE.”","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":"Fire Alarm Certification: Certified through May 8, 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Aug 21, 2023.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 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/"}]}