{"asOf":"2026-07-11T05:33:25.506Z","block":"2900-2999 W GIRARD AVE","blockUrl":"https://blockreport.homes/block/2900-2999-w-girard-ave","address":"2909 W GIRARD AVE","parcelNumber":"292185200","source":"https://property.phila.gov/?p=292185200","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"APT 2-4 UNITS 3 STY MASON","useLabel":"Apartment building","owner":"GEORGE GREGORY D","coOwner":null,"marketValue":421900,"livableArea":1704,"yearBuilt":1915,"lastSale":{"price":365500,"date":"2012-06-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"655677","date":"2007-07-16","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"655678","date":"2007-07-16","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"655676","date":"2007-07-16","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1138513","date":"2008-10-23","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1138510","date":"2008-10-23","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1138511","date":"2008-10-23","code":"A-301.1/10","title":"PERMB- OUTDOOR DECK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1138512","date":"2008-10-23","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-059264","date":"2023-08-10","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2023-08-10","resolution":"SVN ISSUED"},{"number":"617055","date":"2007-07-05","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"624771","date":"2007-07-16","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"120579","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2007-07-16","completedDate":"2007-11-15","violations":[{"number":"655677","date":"2007-07-16","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"655678","date":"2007-07-16","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"655676","date":"2007-07-16","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"183495","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2008-10-27","completedDate":"2008-11-05","violations":[{"number":"1138513","date":"2008-10-23","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1138510","date":"2008-10-23","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1138511","date":"2008-10-23","code":"A-301.1/10","title":"PERMB- OUTDOOR DECK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1138512","date":"2008-10-23","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-080214","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-10","completedDate":"2023-09-26","violations":[{"number":"VI-2023-059264","date":"2023-08-10","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2023-08-10","resolution":"SVN ISSUED"}]},{"number":"87017","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"617055","date":"2007-07-05","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"624771","date":"2007-07-16","code":"A-302.10/3","title":"PERMB- REV WK GONE BEYOND ORIG","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":5,"worst":null},{"y":2008,"n":4,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"120579","date":"2007-07-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"120579","date":"2007-08-15","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"120579","date":"2007-10-26","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"120579","date":"2007-11-15","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"183495","date":"2008-10-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"183495","date":"2008-11-03","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2023-080214","date":"2023-08-10","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":1,"passes":3},{"y":2008,"fails":1,"passes":1},{"y":2023,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9748136692296,"lng":-75.18381809606818,"geom":{"type":"Polygon","coordinates":[[[-75.183808567,39.974723815],[-75.183865674,39.974731233],[-75.18382712,39.97490377],[-75.183770854,39.97489679],[-75.183808567,39.974723815]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":5,"baths":3,"stories":3,"lotArea":1024,"zoning":"RM1","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2909 W GIRARD AVE, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT IS FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE (FOUNDATION AND EXTERIOR WALL TO REMAIN) FOR THE ERECTION OF A THREE (3) STORY, ATTACHED STRUCTURE FOR USE AS A TWO (2) FAMILY DWELLING AND FOR THE ERECTION OF 6' FENCING.","status":"OPEN","outcome":"CONTINUED","date":"2008-01-23","number":"3851","relatedPermit":null},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for the proposed use, Visitor Accommodations, within an existing structure.","status":"Completed","outcome":"Granted with conditions","date":"2025-04-11","number":"ZP-2024-008771","relatedPermit":"ZP-2024-008771"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":359700,"taxable":49491},{"y":2017,"v":359700,"taxable":134219},{"y":2018,"v":359700,"taxable":359700},{"y":2019,"v":359600,"taxable":359600},{"y":2020,"v":372000,"taxable":372000},{"y":2021,"v":372000,"taxable":372000},{"y":2022,"v":372000,"taxable":372000},{"y":2023,"v":372000,"taxable":372000},{"y":2024,"v":372000,"taxable":372000},{"y":2025,"v":453200,"taxable":453200},{"y":2026,"v":453200,"taxable":453200},{"y":2027,"v":421900,"taxable":421900}],"taxNow":6344,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"87017","date":"2007-07-02","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2007-12-19","scope":"INTERIOR DEMOLITION OF NON BEARING PARTITIONS"},{"number":"89849","date":"2007-07-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-07-08","scope":"REMOVAL OF ALL JOISTS & BACK WALL (ROOF TO REMAIN) PER ENGINEERS REPORT"},{"number":"93540","date":"2007-12-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-12-06","scope":"COMPLETE DEMO, NEW STRUCTURE, OFFICE ON 1ST FLOOR, 1 FAMILY DWELLING ON 2ND/ 3RD FLOORS."},{"number":"124413","date":"2008-01-02","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2008-07-08","scope":"TOTAL DEMO OF EXISTING BUILDING AND NEW CONSTRUCTION OF TWO FAMILY DWELLING"},{"number":"128116","date":"2008-01-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-07-08","scope":"INSTALLATION OF HVAC UNITS INCLUDING DUCTWORK FOR TWO(2) FAMILY DWELLING"},{"number":"125645","date":"2008-01-28","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2008-07-08","scope":"NEW RESIDENTIAL SPRINKLER SYSTEM"},{"number":"130121","date":"2008-02-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-05-07","scope":"INSTALL 2 KS, 4 WC, 4 LAVS, 2 BTS, 1 SH"},{"number":"132420","date":"2008-02-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-06-03","scope":"200 AMP SERVICE. 1-2 GANG METER. 2-100 AMP SUB PANELS WITHIN THE APT @ WIRE IN ACCORDANCE WITH 2005 NEC."},{"number":"185691","date":"2008-10-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-10-30","scope":"REAR YARD SUN DECK TWO FAMILY DWELLING"},{"number":"185694","date":"2008-10-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-11-04","scope":"INSTALL 12FT X 15FT DECK MIN REAR YARD. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR DECKS, DATED FEBRUARY 2007. DEVIATIONS FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND THE IMPOSITION OF FURTHER PENALTIES."},{"number":"ZP-2024-005556","date":"2024-07-12","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"},{"number":"ZP-2024-008771","date":"2025-02-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"}],"storyTag":"New construction","storyDelta":-0.13,"timeline":[{"y":2008,"k":"viol","w":"4 L&I violations"},{"y":2008,"k":"sale","p":420000},{"y":2008,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2008,"k":"permit","w":"Zoning/use"},{"y":2008,"k":"permit","w":"Major alteration"},{"y":2009,"k":"sale","p":344000},{"y":2012,"k":"sale","p":365500},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"}],"rented":true,"licenses":[{"number":"571941","type":"Rental","status":"Active","businessName":"GREGORY GEORGE","revenueCode":"3202","rentalCategory":"Hotel|Residential Dwellings","units":2,"issuedDate":"2012-08-22","latestIssueDate":"2026-02-28","expirationDate":"2027-02-28","inactiveDate":null}],"units":2,"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":["2 permit events 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 #3851: OPEN · CONTINUED. Use permit #93540: 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Aug 10, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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 10 historical violations across 4 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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}