{"asOf":"2026-07-10T05:02:34.132Z","block":"4000-4099 W GIRARD AVE","blockUrl":"https://blockreport.homes/block/4000-4099-w-girard-ave","address":"4028 W GIRARD AVE","parcelNumber":"871068300","source":"https://property.phila.gov/?p=871068300","ownerType":"absentee","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"TENEQEXHIU ARBEN","coOwner":null,"marketValue":337800,"livableArea":4332,"yearBuilt":1915,"lastSale":{"price":55000,"date":"2018-05-02T04:00:00Z"},"openViolations":0,"violations":[{"number":"486248","date":"2007-02-06","title":"VIOL NONE FOUND","status":"COMPEXCP","resolutionDate":null},{"number":"798886","date":"2007-09-28","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null},{"number":"VI-2021-039588","date":"2021-06-22","title":"NEW ELECTRICAL SERVICE","status":"COMPLIED","resolutionDate":"2022-04-05"},{"number":"VI-2021-039589","date":"2021-06-22","title":"NEW USE","status":"COMPLIED","resolutionDate":"2023-01-19"},{"number":"VI-2026-005661","date":"2026-01-30","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2026-03-09"}],"violationCases":[{"number":"100911","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-02-07","completedDate":"2007-12-04","violations":[{"number":"486248","date":"2007-02-06","title":"VIOL NONE FOUND","status":"COMPEXCP","resolutionDate":null}]},{"number":"142100","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-01-11","completedDate":"2008-01-11","violations":[{"number":"798886","date":"2007-09-28","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null}]},{"number":"CF-2021-054157","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2021-06-21","completedDate":"2025-11-08","violations":[{"number":"VI-2021-039588","date":"2021-06-22","title":"NEW ELECTRICAL SERVICE","status":"COMPLIED","resolutionDate":"2022-04-05"},{"number":"VI-2021-039589","date":"2021-06-22","title":"NEW USE","status":"COMPLIED","resolutionDate":"2023-01-19"}]},{"number":"CF-2026-008636","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-01-30","completedDate":"2026-03-09","violations":[{"number":"VI-2026-005661","date":"2026-01-30","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2026-03-09"}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"100911","date":"2007-02-06","type":"BC INSP","status":"PASSED"},{"caseNumber":"142100","date":"2007-09-28","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2021-054157","date":"2021-06-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-054157","date":"2021-08-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-054157","date":"2021-10-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-054157","date":"2022-04-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-054157","date":"2025-11-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-008636","date":"2026-01-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-008636","date":"2026-03-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":0,"passes":2},{"y":2021,"fails":3,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2025,"fails":0,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.973700867446546,"lng":-75.20530419711984,"geom":{"type":"Polygon","coordinates":[[[-75.20523706,39.973544623],[-75.205308746,39.973536509],[-75.20537081,39.973858504],[-75.205300626,39.973866249],[-75.20523706,39.973544623]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-033751","type":"Fire Alarm Certification","inspectionDate":"2025-11-17","result":"Certified","expirationDate":"2026-11-17","buildingId":"1524611"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":3,"lotArea":2375,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1209 ANNIN ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":80300,"taxable":80300},{"y":2017,"v":80300,"taxable":80300},{"y":2018,"v":124700,"taxable":124700},{"y":2019,"v":124700,"taxable":124700},{"y":2020,"v":125900,"taxable":125900},{"y":2021,"v":125900,"taxable":125900},{"y":2022,"v":125900,"taxable":125900},{"y":2023,"v":83100,"taxable":83100},{"y":2024,"v":83100,"taxable":83100},{"y":2025,"v":177500,"taxable":177500},{"y":2026,"v":177500,"taxable":177500},{"y":2027,"v":337800,"taxable":337800}],"taxNow":2485,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"770567","date":"2017-03-29","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":"2017-11-02","scope":"FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS"},{"number":"778413","date":"2017-04-26","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-01-26","scope":"INSTALL TEMPORARY 100AMP SERVICE FOR 6 MONTHS FOR BUILDING ABOUT TO BE DEMO AS PER 2008 NEC (WEST DISTRICT)"},{"number":"ZP-2021-009076","date":"2021-08-11","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional; Residential - Household Living - Multi-Family"},{"number":"EP-2021-008000","date":"2021-08-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-28","scope":"Install a new 600 amp service, (6) gang meter bank, reconnect the existing panel feeders to the new meter bank. All work in accordance with the 2017 nec."},{"number":"CP-2022-007247","date":"2023-03-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-02-20","scope":"FOR LEVEL III ALTERATIONS AND CHANGE IN OCCUPANCY PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"PP-2023-012288","date":"2023-09-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-02-20","scope":"Install new interior plumbing for a commercial space with 2 toilets, 2 lavs, and 1 water heater"},{"number":"MP-2023-003113","date":"2023-12-04","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-01-29","scope":"FOR A NEW MECHANICAL INSTALLATION TO ACCOMMODATE THE FIRST FLOOR AND BASEMENT OF AN EXISTING STRUCTURE. WORK TO INCLUDE THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2024-003583","date":"2024-05-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-04","scope":"COMMERCIAL SPACE FITOUT. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS & RECEPTACLES. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. * THE SERVICE & PANELS ARE EXISTING. ** NO FIRE ALARM WORK ON THIS PERMIT."},{"number":"FP-2024-002694","date":"2025-02-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-01-30","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY MIXED-USE BUILDING TO INCLUDE A TWO (2) INCH FIRE SERVICE LINE AND A TWO (2) INCH BACKFLOW PREVENTER. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. SEE CP-2022-007247 FOR ASSOCIATED BUILDING PERMIT."},{"number":"EP-2025-000650","date":"2025-02-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-11-17","scope":"INSTALL NEW FIRE ALARM SYSTEM ACCORDING TO THE 2016 NFPA 72 AND PER PLANS."},{"number":"PP-2025-007967","date":"2025-06-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-19","scope":"Installation of a 1-1/2\" Domestic Water Service Line"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"763671","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JACK S GOLD","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2018-01-26","latestIssueDate":"2018-01-26","expirationDate":"2019-01-25","inactiveDate":"2019-03-26"}],"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":["7 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 90% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $177,500 to $337,800","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 770567 (EXPIRED). At least one row also carries a completion date, so the City fields conflict.","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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 9, 2026.","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":"Vacant Residential Property / Lot #763671: Inactive since Mar 26, 2019","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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 5 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Nov 17, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","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/"},{"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"}]}