{"asOf":"2026-07-26T15:37:27.760Z","block":"2800-2899 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-germantown-ave","address":"2850 GERMANTOWN AVE","parcelNumber":"886765950","source":"https://property.phila.gov/?p=886765950","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"DB0","buildingCodeNew":"245","buildingClass":"OFF BLD COM NO GAR MASON","buildingClassNew":"RETAIL CONDO","useLabel":"Commercial","owner":"PHILADELPHIA HOUSING AUTH","coOwner":null,"marketValue":2771600,"landAssessment":554300,"improvementAssessment":2217300,"livableArea":44431,"yearBuilt":2009,"lastSale":{"price":1,"date":"2008-10-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-000286","date":"2023-01-03","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2023-09-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-000241","date":"2023-01-03","code":"F-1105.5.4.2.4","title":"SELF- OR AUTOMATIC-CLOSING DOORS\n","status":"COMPLIED","resolutionDate":"2023-09-15","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2023-000330","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PUBLIC PROPERTY","status":"CLOSED","createdDate":"2023-01-03","completedDate":"2023-09-15","violations":[{"number":"VI-2023-000286","date":"2023-01-03","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2023-09-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-000241","date":"2023-01-03","code":"F-1105.5.4.2.4","title":"SELF- OR AUTOMATIC-CLOSING DOORS\n","status":"COMPLIED","resolutionDate":"2023-09-15","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2023-000330","date":"2023-01-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-000330","date":"2023-09-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99595658439192,"lng":-75.14740000518013,"geom":null,"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-001877","type":"Fire Alarm Certification","inspectionDate":"2022-03-30","result":"Deficient","expirationDate":null,"buildingId":"1027070"},{"number":"BC-2023-001874","type":"Sprinkler Certification","inspectionDate":"2022-03-30","result":"Deficient","expirationDate":null,"buildingId":"1027070"},{"number":"BC-2023-001876","type":"Sprinkler Certification","inspectionDate":"2022-03-30","result":"Deficient","expirationDate":null,"buildingId":"1027070"},{"number":"BC-2023-001878","type":"Fire Alarm Certification","inspectionDate":"2022-03-30","result":"Deficient","expirationDate":null,"buildingId":"1027070"},{"number":"BC-2023-017544","type":"Sprinkler Certification","inspectionDate":"2023-06-01","result":"Deficient","expirationDate":null,"buildingId":"1027070"},{"number":"BC-2023-017890","type":"Sprinkler Certification","inspectionDate":"2023-06-01","result":"Certified","expirationDate":"2024-06-01","buildingId":"1027070"},{"number":"BC-2023-013933","type":"Fire Alarm Certification","inspectionDate":"2023-06-02","result":"Certified","expirationDate":"2024-06-02","buildingId":"1027070"},{"number":"BC-2025-020284","type":"Fire Alarm Certification","inspectionDate":"2025-06-16","result":"Certified","expirationDate":"2026-06-16","buildingId":"1027070"},{"number":"BC-2025-022077","type":"Sprinkler Certification","inspectionDate":"2025-06-25","result":"Deficient","expirationDate":null,"buildingId":"1027070"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":null,"lotArea":29510,"zoning":"CMX2","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2013 RIDGE AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2665800,"taxable":2665800,"land":147550,"improvement":2518250,"taxableLand":147550,"taxableImprovement":2518250,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":2665800,"taxable":0,"land":147550,"improvement":2518250,"taxableLand":0,"taxableImprovement":0,"exemptLand":147550,"exemptImprovement":2518250},{"y":2018,"v":2771600,"taxable":0,"land":277160,"improvement":2494440,"taxableLand":0,"taxableImprovement":0,"exemptLand":277160,"exemptImprovement":2494440},{"y":2019,"v":2771600,"taxable":0,"land":277160,"improvement":2494440,"taxableLand":0,"taxableImprovement":0,"exemptLand":277160,"exemptImprovement":2494440},{"y":2020,"v":2771600,"taxable":0,"land":277160,"improvement":2494440,"taxableLand":0,"taxableImprovement":0,"exemptLand":277160,"exemptImprovement":2494440},{"y":2021,"v":2771600,"taxable":0,"land":277160,"improvement":2494440,"taxableLand":0,"taxableImprovement":0,"exemptLand":277160,"exemptImprovement":2494440},{"y":2022,"v":2771600,"taxable":0,"land":277160,"improvement":2494440,"taxableLand":0,"taxableImprovement":0,"exemptLand":277160,"exemptImprovement":2494440},{"y":2023,"v":2771600,"taxable":0,"land":277160,"improvement":2494440,"taxableLand":0,"taxableImprovement":0,"exemptLand":277160,"exemptImprovement":2494440},{"y":2024,"v":2771600,"taxable":0,"land":277160,"improvement":2494440,"taxableLand":0,"taxableImprovement":0,"exemptLand":277160,"exemptImprovement":2494440},{"y":2025,"v":2771600,"taxable":0,"land":277160,"improvement":2494440,"taxableLand":0,"taxableImprovement":0,"exemptLand":277160,"exemptImprovement":2494440},{"y":2026,"v":2771600,"taxable":0,"land":277160,"improvement":2494440,"taxableLand":0,"taxableImprovement":0,"exemptLand":277160,"exemptImprovement":2494440},{"y":2027,"v":2771600,"taxable":0,"land":554300,"improvement":2217300,"taxableLand":0,"taxableImprovement":0,"exemptLand":554300,"exemptImprovement":2217300}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"118146","date":"2007-11-27","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2007-11-27","scope":"RELOCATION OF LOT LINES TO CREATE 1 LOT FROM 49 LOTS;"},{"number":"188050","date":"2008-11-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-06-11","scope":"EXCAVATE; REMOVE EXISTING HOUSE TRAP AND SEAL LATERAL AT CURBLINE. DISCONTINUANCE OF EXISTING DOMESTIC WATER SERVICE"},{"number":"188217","date":"2008-11-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-11-14","scope":"COMPLETE DEMO OF SFD 630SF"},{"number":"188224","date":"2008-11-14","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2009-06-19","scope":"COMPLETE OF ALL STRUCTURES ON THE SITE SEE A/P 100605 FOR PUBLIC NOTICE"},{"number":"267935","date":"2010-05-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-11-09","scope":"TENANT FIT OUT OF EXISTING VACANT SPACE TP PROVIDE ADULT DAY CARE FACILITY INCLUDING ACCESSORY OFF AND COMM KITCHEN FULLY SPRINK."},{"number":"CP-2021-000809","date":"2021-03-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-09-20","scope":"No change in use and occupancy classification. CO part of application for documentation. Interior alterations as per approved plans. ELECTRICAL: Electrical fit-out of office space. Installation of lights, receptacles, and furniture feeds using existing service as per 2017 NEC."},{"number":"PP-2021-004752","date":"2021-03-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-05-17","scope":"No change in use and occupancy classification. CO part of application for documentation. Interior alterations as per approved plans. ELECTRICAL: Electrical fit-out of office space. Installation of lights, receptacles, and furniture feeds using existing service as per 2017 NEC."},{"number":"EP-2021-002852","date":"2021-04-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-04-06","scope":"No change in use and occupancy classification. CO part of application for documentation. Interior alterations as per approved plans. ELECTRICAL: Electrical fit-out of office space. Installation of lights, receptacles, and furniture feeds using existing service as per 2017 NEC."},{"number":"EP-2021-004920","date":"2021-05-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-04","scope":"Install security equipment as per drawing. (3) TV monitor, (4) intercom station, (25) surveillance camera, (52) dual ethernet jack, (2) alarm keypad, (16) motion detector, (8) panic button, (8) door contact, (22) ceiling speaker, (8) door strike, (8) card reader as per APPROVED DRAWINGS-2017 nec."},{"number":"ZP-2023-003357","date":"2023-06-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2023-001734","date":"2023-06-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-22","scope":"FOR LEVEL II ALTERATION WITH PARTIAL CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE FOURTEEN (14) ADDITIONAL DWELLING UNITS ON THE 2ND FLOOR. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEP & FP WORK. AMENDMENT to change the DPRC-SI."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2008,"k":"permit","w":"Zoning/use"},{"y":2008,"k":"permit","w":"Demolition"},{"y":2009,"k":"demo"},{"y":2010,"k":"permit","w":"Major alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"202168","type":"Food Preparing and Serving","status":"Inactive","businessName":"HENG KEVIN","legalName":"HENG KEVIN","address":"2850 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-06-06","latestIssueDate":"2003-06-06","expirationDate":"2004-04-30","inactiveDate":null},{"number":"207427","type":"Food Preparing and Serving","status":"Inactive","businessName":"RICKY CHAN","legalName":"RICKY CHAN","address":"2850 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-03-02","latestIssueDate":"2004-03-02","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"363459","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"JEROME KENNEY","legalName":"JEROME KENNEY","address":"2850 GERMANTOWN AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2006-10-19","latestIssueDate":"2006-10-19","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"},{"number":"393125","type":"Food Preparing and Serving","status":"Inactive","businessName":"BIN ZHENG (HAPPY GARDEN)","legalName":"BIN ZHENG","address":"2850 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-12-01","latestIssueDate":"2007-04-12","expirationDate":"2008-04-30","inactiveDate":"2008-03-31"}],"licenseActivity":[{"number":"393125","type":"Food Preparing and Serving","businessName":"BIN ZHENG (HAPPY GARDEN)","legalName":"BIN ZHENG","issuedDate":"2006-12-01","latestIssueDate":"2007-04-12","closureDate":"2008-03-31","expirationDate":"2008-04-30","inactiveDate":"2008-03-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"363459","type":"Food Establishment, Retail Permanent Location","businessName":"JEROME KENNEY","legalName":"JEROME KENNEY","issuedDate":"2006-10-19","latestIssueDate":"2006-10-19","closureDate":"2012-12-22","expirationDate":"2007-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"207427","type":"Food Preparing and Serving","businessName":"RICKY CHAN","legalName":"RICKY CHAN","issuedDate":"2004-03-02","latestIssueDate":"2004-03-02","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"202168","type":"Food Preparing and Serving","businessName":"HENG KEVIN","legalName":"HENG KEVIN","issuedDate":"2003-06-06","latestIssueDate":"2003-06-06","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Fire Alarm Certification: Certified through Jun 16, 2026; Sprinkler Certification: Deficient","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #188217: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 15, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #202168: Inactive; Food Preparing and Serving #207427: Inactive since Dec 22, 2012; Food Establishment, Retail Permanent Location #363459: Inactive since Dec 22, 2012; Food Preparing and Serving #393125: Inactive since Mar 31, 2008","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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 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/"}],"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/"}]}