{"asOf":"2026-07-11T01:01:35.189Z","block":"2700-2799 W GIRARD AVE","blockUrl":"https://blockreport.homes/block/2700-2799-w-girard-ave","address":"2722 W GIRARD AVE","parcelNumber":"871538980","source":"https://property.phila.gov/?p=871538980","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":"2722 W GIRARD LLC","coOwner":null,"marketValue":429000,"livableArea":2466,"yearBuilt":1915,"lastSale":{"price":440000,"date":"2021-04-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"4989034","date":"2018-10-31","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4989036","date":"2018-10-31","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4989035","date":"2018-10-31","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-038564","date":"2020-09-29","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2022-09-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-030314","date":"2021-05-18","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2022-06-14","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-030316","date":"2021-05-18","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-02-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-030315","date":"2021-05-18","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2022-02-19","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"661981","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2018-11-01","completedDate":"2019-11-04","violations":[{"number":"4989034","date":"2018-10-31","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4989036","date":"2018-10-31","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4989035","date":"2018-10-31","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-067725","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-09-29","completedDate":"2022-09-27","violations":[{"number":"VI-2020-038564","date":"2020-09-29","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2022-09-27","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-040789","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-05-18","completedDate":"2022-06-14","violations":[{"number":"VI-2021-030314","date":"2021-05-18","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2022-06-14","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-030316","date":"2021-05-18","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2022-02-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-030315","date":"2021-05-18","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"COMPLIED","resolutionDate":"2022-02-19","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2018,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2020,"n":1,"worst":null},{"y":2021,"n":3,"worst":null}],"investigations":[{"caseNumber":"661981","date":"2018-10-31","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"661981","date":"2019-03-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"661981","date":"2019-10-30","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2020-067725","date":"2020-09-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-040789","date":"2021-05-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-040789","date":"2021-06-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-040789","date":"2022-02-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-040789","date":"2022-06-14","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-067725","date":"2022-09-27","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":1,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":2}],"taxOwed":4243.86,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":4243.86,"principalDue":3011.43,"penaltyDue":196.55,"interestDue":290.35,"otherChargesDue":745.53,"yearsOwed":2,"oldestYearOwed":2020,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-05-11","assessmentYear":2022,"totalAssessment":212100,"taxableAssessment":212100,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":2968.98,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"sheriffSaleAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97408557727456,"lng":-75.18133538876093,"geom":{"type":"Polygon","coordinates":[[[-75.181287712,39.97417091],[-75.181327531,39.973992807],[-75.18138215,39.973999495],[-75.181343844,39.974177485],[-75.181287712,39.97417091]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-003665","type":"Fire Alarm Certification","inspectionDate":"2025-02-12","result":"Certified","expirationDate":"2026-02-12","buildingId":"1063885"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1040,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"1548 S OPAL ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":136600,"taxable":115200},{"y":2017,"v":136600,"taxable":115200},{"y":2018,"v":203900,"taxable":115200},{"y":2019,"v":210000,"taxable":115200},{"y":2020,"v":212100,"taxable":212100},{"y":2021,"v":212100,"taxable":212100},{"y":2022,"v":212100,"taxable":212100},{"y":2023,"v":395000,"taxable":395000},{"y":2024,"v":395000,"taxable":395000},{"y":2025,"v":398400,"taxable":398400},{"y":2026,"v":398400,"taxable":398400},{"y":2027,"v":429000,"taxable":429000}],"taxNow":5577,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"970653","date":"2019-04-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-11-04","scope":"MAKE SAFE PERMIT -TO LEGALIZE THE REMOVAL OF THE COLLAPSED REAR SHED TO RESOLVE CASE 661981. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE 661981"},{"number":"GM-2020-008130","date":"2020-09-29","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-09-19","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":"ZP-2021-007257","date":"2021-07-06","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"ZP-2021-009067","date":"2021-08-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"GM-2022-006259","date":"2022-07-21","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2023-09-06","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":"ZP-2024-002514","date":"2024-03-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"CP-2024-000290","date":"2024-12-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-03-01","scope":"FOR LEVEL II INTERIOR ALTERATIONS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT AND THE PARTIAL CHANGE OF OCCUPANCY FOR A CHILD DAY CARE (GROUP E). ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"Renovated & sold on","storyDelta":0.38,"timeline":[{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"permit","w":"Roof Covering Replacement"},{"y":2021,"k":"sale","p":440000},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"899428","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"Joseph Hall","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2022-06-27","latestIssueDate":"2022-06-27","expirationDate":"2023-06-26","inactiveDate":null},{"number":"902539","type":"Rental","status":"Active","businessName":"Hartsfield Holdings LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-08-07","latestIssueDate":"2025-08-25","expirationDate":"2026-08-06","inactiveDate":null},{"number":"0980530","type":"Food Preparing and Serving","status":"Expired","businessName":"BINT FAREED EARLY LEARNING ACADEMY","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-06-02","latestIssueDate":"2025-06-02","expirationDate":"2026-06-01","inactiveDate":null}],"units":2,"signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$4,244 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2022, 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"2 permits not marked completed: GM-2020-008130 (Expired), GM-2022-006259 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 7 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"Fire Alarm Certification: Certified through Feb 12, 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":"$4,243.86 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","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-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":"6 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 27, 2022.","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 #899428: Closed; Food Preparing and Serving #0980530: Expired","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/"}],"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"}]}