{"asOf":"2026-07-11T01:01:35.189Z","block":"2700-2799 W GIRARD AVE","blockUrl":"https://blockreport.homes/block/2700-2799-w-girard-ave","address":"2710 W GIRARD AVE","parcelNumber":"871132200","source":"https://property.phila.gov/?p=871132200","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"STR/OFF+APT 3 STY MASONRY","useLabel":"Apartment building","owner":"MARIO AND NATALE PRESTA FAMILY REVOCABLE","coOwner":null,"marketValue":774100,"livableArea":3970,"yearBuilt":1915,"lastSale":{"price":1,"date":"2023-11-17T05:00:00Z"},"openViolations":3,"violations":[{"number":"3760339","date":"2015-05-04","code":"A-402.5/2","title":"PERMB- FINAL PRE-CO INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-015219","date":"2026-03-17","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-015221","date":"2026-03-17","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-015220","date":"2026-03-17","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"3192141","date":"2014-05-23","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3429190","date":"2014-07-07","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3263550","date":"2014-07-14","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3263551","date":"2014-12-16","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"477756","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2015-05-04","completedDate":"2015-11-20","violations":[{"number":"3760339","date":"2015-05-04","code":"A-402.5/2","title":"PERMB- FINAL PRE-CO INSP","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-024661","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-03-18","completedDate":null,"violations":[{"number":"VI-2026-015219","date":"2026-03-17","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-015221","date":"2026-03-17","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-015220","date":"2026-03-17","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"534715","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3192141","date":"2014-05-23","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"286913","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3429190","date":"2014-07-07","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"314690","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3263550","date":"2014-07-14","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3263551","date":"2014-12-16","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":4,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"477756","date":"2015-11-04","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"477756","date":"2015-11-20","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2026-024661","date":"2026-03-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-024661","date":"2026-06-03","type":null,"status":"FAILED"}],"inspYears":[{"y":2015,"fails":0,"passes":2},{"y":2026,"fails":2,"passes":0}],"taxOwed":30256.64,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":30256.64,"principalDue":21254.06,"penaltyDue":1403.7,"interestDue":2709.12,"otherChargesDue":4889.76,"yearsOwed":4,"oldestYearOwed":2018,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2022-02-17","assessmentYear":2022,"totalAssessment":522400,"taxableAssessment":522400,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":7312.56,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"sheriffSaleAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97398708526683,"lng":-75.18097577039502,"geom":{"type":"Polygon","coordinates":[[[-75.180912441,39.974120516],[-75.180967525,39.973845151],[-75.181039815,39.973854958],[-75.180982788,39.974130183],[-75.180912441,39.974120516]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-005774","type":"Sprinkler Certification","inspectionDate":"2022-01-05","result":"Certified","expirationDate":"2023-01-05","buildingId":"1052032"},{"number":"BC-2023-016870","type":"Fire Alarm Certification","inspectionDate":"2023-07-06","result":"Certified","expirationDate":"2024-07-06","buildingId":"1052032"},{"number":"BC-2024-027132","type":"Fire Alarm Certification","inspectionDate":"2024-09-19","result":"Certified","expirationDate":"2025-09-19","buildingId":"1052032"},{"number":"BC-2025-027459","type":"Fire Alarm Certification","inspectionDate":"2025-09-17","result":"Certified","expirationDate":"2026-09-17","buildingId":"1052032"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":2000,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"402 N EASTON RD, GLENSIDE PA, 19038","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A THIRD FLOOR ADDITION AND A SECOND FLOOR ADDITION WITH A ROOF DECK ABOVE (42\" HIGH RAILING) FOR THE EXTENSION OF AN EXISTING SINGLE FAMILY DWELLING ON THE SECOND FLOOR AND A NEW SINGLE FAMILY DWELLING ON THE THIR","status":"CLOSED","outcome":"Granted","date":"2009-11-10","number":"9843","relatedPermit":"225395"}],"taxYears":[{"year":2010,"total":220.9,"principal":0,"interest":0,"penalty":0},{"year":2011,"total":21.78,"principal":1.09,"interest":0.51,"penalty":0.08},{"year":2015,"total":232.82,"principal":69.71,"interest":37.94,"penalty":25.29},{"year":2016,"total":8154.87,"principal":7421.04,"interest":111.32,"penalty":74.21}],"taxNet":8630.37,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":461000,"taxable":461000},{"y":2017,"v":461000,"taxable":461000},{"y":2018,"v":502300,"taxable":502300},{"y":2019,"v":517300,"taxable":517300},{"y":2020,"v":522400,"taxable":522400},{"y":2021,"v":522400,"taxable":522400},{"y":2022,"v":522400,"taxable":522400},{"y":2023,"v":661900,"taxable":661900},{"y":2024,"v":661900,"taxable":661900},{"y":2025,"v":678800,"taxable":678800},{"y":2026,"v":678800,"taxable":678800},{"y":2027,"v":774100,"taxable":774100}],"taxNow":9502,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"225395","date":"2010-06-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-06-22","scope":"PROPOSED 3RD FLOOR ASSITION TO SIDE OF BLDG AND 2ND FLOOR ADDITION TO REAR OF EXISTING BLDG FOR USE AS TWO (2) APARTMENTS."},{"number":"314690","date":"2011-05-31","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2015-11-20","scope":"2ND & 3RD FL REAR ADDITIONS FOR USE AS (2) UPPER FLOOR APTS."},{"number":"286913","date":"2011-05-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-11-20","scope":"INTERIOR ALTERATIONS."},{"number":"493099","date":"2013-11-25","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-11-03","scope":"INSTALLATION OF NEW FIRE SUPPRESSION SYSTEM, 13 & 13R, 2\" SERVICE. VACATN COMMERCIAL 1ST FLOOR REQUIRES USE PERMTI & CO PRIOR TO OCCUPANCY"},{"number":"534715","date":"2014-05-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-05-04","scope":"INSTALL NEW DRAIN & WATER LINES FOR 3-TOILETS, 3-LAVATORY SINKS, 2-KITCHENS & 2-LAUNDRY (MIXED USE) **NO WORK IS TO BE PERFORM IN NEW ADDITION**"},{"number":"535451","date":"2014-05-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-05-04","scope":"INSTALL ONE 2.5 TON HEAT PUMP AND TWO 1.5 TON HEAT PUMP SYSTEMS. ALL REQUIRED DUCT WORK. ALL DUCT WORK WILL BE WITHIN EACH SINGLE TENANT LIVING SPACE"},{"number":"530687","date":"2014-06-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-07-03","scope":"INSTALL NEW 300AMP,4 METER CABINET,40 LIGHT FIXTURES,25 OUTLETS,25 SWITCHES,8 HARD WIRED 120V BATTERY BACK UP SMOKE DETECTORS PER 2008 NEC (MIXED USE)"},{"number":"542066","date":"2014-06-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-07-03","scope":"3/4 WATER SERVICE PA20141611172 (MIXED USE)\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"651098","date":"2015-11-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-11-10","scope":"RETAIL SALE OF CONSUMER GOODS ON THE 1ST FLOOR, WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGNS ON THIS APPLICATION."},{"number":"PP-2023-012042","date":"2023-09-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-03-21","scope":"REPLACE 3/4\" BACKFLOW DEVICE"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Suppression"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"viol","w":"4 L&I violations"},{"y":2015,"k":"viol","w":"L&I violation"},{"y":2015,"k":"insp","w":"Inspection passed ×2"},{"y":2015,"k":"permit","w":"Use"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"938775","type":"Rental","status":"Inactive","businessName":"Mario Presta","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-11-27","latestIssueDate":"2023-11-27","expirationDate":"2024-11-26","inactiveDate":"2025-01-25"}],"signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["3 open L&I violations","$30,257 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #9843: CLOSED · Granted; related permit 225395. Use permit #225395: COMPLETED. The history also contains “PERMB- FINAL PRE-CO INSP.”","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":"violations","level":"attention","title":"3 open L&I violations","finding":"8 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jan 5, 2023; Fire Alarm Certification: Certified through Sep 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":"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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$30,256.64 was recorded in the City’s 2022-06 delinquency snapshot for 2018–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 3, 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}],"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"}]}