{"asOf":"2026-07-30T14:47:35.616Z","block":"2600-2699 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-germantown-ave","address":"2631-33 GERMANTOWN AVE","parcelNumber":"885000204","source":"https://property.phila.gov/?p=885000204","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":null,"buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"MAESTRO HOME LLC","coOwner":null,"marketValue":245500,"landAssessment":245500,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":88000,"date":"2024-02-01T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2020-010768","date":"2020-06-15","code":"PM15-305.1(D)","title":"INTERIOR LOAD EXCEEDED","status":"COMPLIED","resolutionDate":"2020-06-25","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2021-12-01","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-010767","date":"2020-06-15","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2020-06-25","resolution":"COMPLIED - 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OWNER DEMOLITION","latestInvestigationDate":"2021-12-01","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-010775","date":"2020-06-15","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2020-06-25","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2021-12-01","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-010776","date":"2020-06-15","code":"PM15-305.1(D)","title":"INTERIOR LOAD EXCEEDED","status":"COMPLIED","resolutionDate":"2020-06-25","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2021-12-01","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-010774","date":"2020-06-15","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2020-06-25","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2021-12-01","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-010778","date":"2020-06-15","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2020-06-25","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2021-12-01","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"CF-2020-026683","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2020-06-15","completedDate":"2024-01-22","noticeUrl":null,"violations":[{"number":"VI-2020-010768","date":"2020-06-15","code":"PM15-305.1(D)","title":"INTERIOR LOAD EXCEEDED","status":"COMPLIED","resolutionDate":"2020-06-25","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2021-12-01","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-010767","date":"2020-06-15","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2020-06-25","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2021-12-01","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-010766","date":"2020-06-15","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2020-06-25","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2021-12-01","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-010765","date":"2020-06-15","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2020-06-25","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2021-12-01","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-010769","date":"2020-06-15","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2020-06-25","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2021-12-01","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2020-026703","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2020-06-15","completedDate":"2024-01-22","noticeUrl":null,"violations":[{"number":"VI-2020-010777","date":"2020-06-15","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2020-06-25","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2021-12-01","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-010775","date":"2020-06-15","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2020-06-25","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2021-12-01","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-010776","date":"2020-06-15","code":"PM15-305.1(D)","title":"INTERIOR LOAD EXCEEDED","status":"COMPLIED","resolutionDate":"2020-06-25","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2021-12-01","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-010774","date":"2020-06-15","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2020-06-25","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2021-12-01","underAppeal":false,"noticeUrl":null},{"number":"VI-2020-010778","date":"2020-06-15","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2020-06-25","resolution":"COMPLIED - OWNER DEMOLITION","latestInvestigationDate":"2021-12-01","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2020,"n":10,"worst":null}],"investigations":[{"caseNumber":"CF-2020-026683","date":"2020-06-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-026703","date":"2020-06-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-026683","date":"2021-12-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-026703","date":"2021-12-01","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99230768267822,"lng":-75.14778545726384,"geom":{"type":"Polygon","coordinates":[[[-75.1479646,39.992386748],[-75.147580203,39.99232538],[-75.147606316,39.992228617],[-75.147990711,39.992289985],[-75.1479646,39.992386748]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":null,"lotArea":3960,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"2727 E YORK STREET SUITE 100C, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":69600,"taxable":69600,"land":69600,"improvement":0,"taxableLand":69600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":69600,"taxable":69600,"land":69600,"improvement":0,"taxableLand":69600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":245500,"taxable":245500,"land":245500,"improvement":0,"taxableLand":245500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":974,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2020-004249","date":"2020-07-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Cancelled","completedDate":"2020-11-04","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"DP-2020-000703","date":"2020-07-20","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2020-08-05","scope":"Sub Demolition Permit for CF-2020-026683 One stucco c/w 2637 Germantown Ave. 115 ft of 8\" high chain link fence with top rail and bottom rail. Erosion control mat with seed on lot."},{"number":"PP-2020-004029","date":"2020-07-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Cancelled","completedDate":"2020-11-04","scope":"Sealing of lateral as part of City demo"},{"number":"ZP-2024-006536","date":"2025-01-27","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT (LOT-1) FROM TWO (2) LOTS (2631-33 AND 2635 GERMANTOWN AVE) AS PER APPLICATION/PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2020,"k":"viol","w":"10 L&I violations"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Minor Demolition"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"demo"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-29","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 253% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $69,600 to $245,500","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: PP-2020-004249 (Cancelled), PP-2020-004029 (Cancelled).","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":"4 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 1, 2021.","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 10 historical violations across 2 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/"}]}