{"asOf":"2026-07-10T09:58:09.560Z","block":"300-399 E GIRARD AVE","blockUrl":"https://blockreport.homes/block/300-399-e-girard-ave","address":"314 E GIRARD AVE","parcelNumber":"871523580","source":"https://property.phila.gov/?p=871523580","ownerType":"investor","kind":"mixed-use","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW W/OFF STR 3 STY MASON","useLabel":"Mixed-use","owner":"MOTHERSHIP REALTY LLC","coOwner":null,"marketValue":219600,"livableArea":1743,"yearBuilt":1915,"lastSale":{"price":365000,"date":"2018-11-21T05:00:00Z"},"openViolations":0,"violations":[{"number":"3034005","date":"2013-10-01","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null},{"number":"3034004","date":"2013-10-01","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null},{"number":"3848495","date":"2015-08-11","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null}],"violationCases":[{"number":"405120","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-10-02","completedDate":"2014-08-06","violations":[{"number":"3034005","date":"2013-10-01","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null},{"number":"3034004","date":"2013-10-01","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null}]},{"number":"496698","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-08-11","completedDate":"2018-11-06","violations":[{"number":"3848495","date":"2015-08-11","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2015,"n":1,"worst":null}],"investigations":[{"caseNumber":"405120","date":"2013-10-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"405120","date":"2013-11-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"405120","date":"2013-12-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"405120","date":"2014-07-29","type":"PRECOURT","status":"PASSED"},{"caseNumber":"496698","date":"2015-08-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"496698","date":"2015-09-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"496698","date":"2015-11-23","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"496698","date":"2016-02-22","type":"PRECOURT","status":"FAILED"},{"caseNumber":"496698","date":"2018-11-05","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2013,"fails":2,"passes":0},{"y":2014,"fails":0,"passes":1},{"y":2015,"fails":2,"passes":0},{"y":2016,"fails":1,"passes":0},{"y":2018,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96969713981863,"lng":-75.13113004703044,"geom":{"type":"Polygon","coordinates":[[[-75.131067341,39.969623183],[-75.131116102,39.969606129],[-75.131199661,39.969759177],[-75.131136766,39.96978039],[-75.131067341,39.969623183]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":null,"lotArea":1030,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1872-C INDEPENDENCE SQUAR, DUNWOODY GA, 30338","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR TAKE-OUT RESTAURANT WITH SEATING AND RETAIL SALE OF PRE-PACKAGED FOOD. ALL FOOD SERVE ON A DISPOSABLE WARE. NO LIVE ENTERTAINMENT/MUSIC. NO SALE OF ALCOHOLIC BEVERAGES FOR TAKE-OUT. NO DISPENSING WINDOW ON 1ST FLOOR IN THE SAME B","status":"OPEN","outcome":"Dismissed","date":"2009-10-20","number":"8212","relatedPermit":"189217"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":143000,"taxable":143000},{"y":2017,"v":143000,"taxable":143000},{"y":2018,"v":171300,"taxable":171300},{"y":2019,"v":163700,"taxable":163700},{"y":2020,"v":165300,"taxable":165300},{"y":2021,"v":165300,"taxable":165300},{"y":2022,"v":165300,"taxable":165300},{"y":2023,"v":152400,"taxable":152400},{"y":2024,"v":152400,"taxable":152400},{"y":2025,"v":173800,"taxable":173800},{"y":2026,"v":173800,"taxable":173800},{"y":2027,"v":219600,"taxable":219600}],"taxNow":2433,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"488237","date":"2013-09-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-09-12","scope":"FLAT WALL SIGN TO FACADE.. PIN LETTERS ATTACHED TO BEADBOARD"},{"number":"564097","date":"2014-11-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 5 HORN/STROBES,2 PULL STATIONS,4 SMOKE DETECTORS, 1 KEYPAD, 1 COMMUNICATOR PANEL AND 1 ADMECO VISTA 32F/B PANEL AS PER NFPA72 (MIXED USE) (EAST DISTRICT)"},{"number":"936920","date":"2018-12-21","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2020-02-01","scope":"EZ INTERIOR DEMOLITION- 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":"942331","date":"2019-01-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL (FISH) 1 CIRCUIT FOR APPOX 10 RECESSESED FIXTURES AS PER NEC 2008"},{"number":"938337","date":"2019-02-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-05-24","scope":"FOUNDATION WALL SUPPORT AND NEW SLAB."},{"number":"ZP-2021-004317","date":"2022-01-20","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A THIRD FLOOR ADDITION TO AN EXISTING TWO-STORY PORTION OF A THIRD-FLOOR STRUCTURE AND THE ERECTION OF ROOF DECKS AT SECOND AND THIRD FLOORS, ACCESSORY TO AN EXISTING SINGLE-FAMILY DWELLING, WITH RETAIL SALES OF CONSUMER GOODS ON THE FIRST FLOOR AS PREVIOUSLY APPROVED. SIZE AND LOCATION AS SHOWN IN THE APPLICATON/PLANS."},{"number":"GM-2022-001265","date":"2022-02-20","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2022-03-15","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":"RP-2022-001991","date":"2022-05-25","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2026-01-28","scope":"FOR THE ERECTION OF AN ADDITION AND INTERIOR ALTERATIONS AS PER PLANS. AMENDMENT (10/04/2022) TO REVISE FRAMING FOR ROOF DECK AS PER REVISED PLANS."},{"number":"PP-2022-010488","date":"2022-07-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-11-16","scope":"Replacing seven fixtures on second and third floor."},{"number":"EP-2022-006230","date":"2022-07-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-04","scope":"wiring of 2nd floor apartment wiring to be of the romex type all new wiring for kitchen and hard wired smokes throughout Work only to be done in the apartment As per 2017 nec"}],"storyTag":"New construction","storyDelta":2.35,"timeline":[{"y":2015,"k":"viol","w":"L&I violation"},{"y":2015,"k":"insp","w":"Inspection failed ×2"},{"y":2016,"k":"insp","w":"Inspection failed"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"571644","type":"Rental","status":"Closed","businessName":"CATHARINE & JOSEPH A JENNINGS (JENNINGS LEONOR)","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2012-08-17","latestIssueDate":"2018-05-29","expirationDate":"2019-02-28","inactiveDate":null}],"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #488237: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"3 permits not marked completed: 942331 (Issued), RP-2022-001991 (Expired), PP-2022-010488 (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, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 5, 2018.","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":"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 3 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/"},{"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"}]}