{"asOf":"2026-07-11T10:59:00.998Z","block":"1600-1699 W GIRARD AVE","blockUrl":"https://blockreport.homes/block/1600-1699-w-girard-ave","address":"1611 W GIRARD AVE","parcelNumber":"881001144","source":"https://property.phila.gov/?p=881001144","ownerType":"investor","kind":"multi-family","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 3 STY MASONRY","useLabel":"Multi-family","owner":"KIBBUTZ 3 LLC","coOwner":null,"marketValue":866800,"livableArea":4500,"yearBuilt":1915,"lastSale":{"price":405000,"date":"2019-11-18T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-057871","date":"2023-08-07","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"COMPLIED","resolutionDate":"2023-09-11","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2023-078046","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-07","completedDate":"2023-09-11","violations":[{"number":"VI-2023-057871","date":"2023-08-07","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"COMPLIED","resolutionDate":"2023-09-11","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2023-078046","date":"2023-08-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-078046","date":"2023-09-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.972191768057186,"lng":-75.16312927300835,"geom":{"type":"Polygon","coordinates":[[[-75.163064791,39.972322668],[-75.163123255,39.972051754],[-75.163193853,39.972060794],[-75.163135101,39.972332104],[-75.163064791,39.972322668]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-007081","type":"Fire Alarm Certification","inspectionDate":"2024-03-06","result":"Certified","expirationDate":"2025-03-06","buildingId":"1022905"},{"number":"BC-2025-007193","type":"Fire Alarm Certification","inspectionDate":"2025-03-06","result":"Certified","expirationDate":"2026-03-06","buildingId":"1022905"},{"number":"BC-2025-018540","type":"Sprinkler Certification","inspectionDate":"2025-05-14","result":"Certified","expirationDate":"2026-05-14","buildingId":"1022905"},{"number":"BC-2026-014649","type":"Sprinkler Certification","inspectionDate":"2026-05-06","result":"Certified","expirationDate":"2027-05-06","buildingId":"1022905"},{"number":"BC-2026-014651","type":"Fire Alarm Certification","inspectionDate":"2026-05-06","result":"Certified","expirationDate":"2027-05-06","buildingId":"1022905"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":3,"lotArea":2000,"zoning":"RM4","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"829 N 29TH ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ADDITION ABOVE AND AT THE REAR OF AN EXISTING ATTACHED STRUCTURE.\nSIZE AND LOCATION AS SHOWN ON PLANS. FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (EIGHT (8) FAMILIES).","status":"Completed","outcome":"Granted with conditions","date":"2021-05-17","number":"1052520","relatedPermit":"1052520"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":890000,"taxable":420000},{"y":2027,"v":866800,"taxable":409004}],"taxNow":5879,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1052520","date":"2021-04-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION ABOVE AND TO THE REAR OF AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS. AMENDMENT (12/23/2021) FOR REDUCTION OF THE PROPOSED ADDITION, SIZE AND LOCATION AS PER REVISED PLANS."},{"number":"CP-2022-003973","date":"2022-10-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Cancelled","completedDate":"2023-04-30","scope":"FOR LEVEL III ALTERATIONS, ADDITION AND CHANGE IN OCCUPANCY PER APPROVED PLANS FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (EIGHT DWELLING UNITS). BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"ZP-2022-012512","date":"2022-11-30","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-04-11","scope":"FOR THE ERECTION OF AN ADDITION TO THE EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2023-001314","date":"2023-03-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-04-11","scope":"FOR UNDERPINNING AND FOR LEVEL III ALTERATIONS, ADDITION AND CHANGE IN OCCUPANCY PER APPROVED PLANS FOR USE AS MULTI-FAMILY HOUSEHOLD LIVING (EIGHT DWELLING UNITS). BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"PP-2023-007002","date":"2023-06-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-11","scope":"Interior: FIXTURE INSTALLATION. INSTALLATION OF WATER SUPPLY PIPING TO FIXTURES. INSTALLATION OF SOIL AND WASTE PIPING FROM FIXTURES. TYPES OF FIXTURES: Plumbing LINES TO FIXTURES, 2 ROOF DRAINS, 8-TOILETS, 8-LAVATORIES, 8-TUBS, 8-KITCHEN SINKS, 8-WASHERS & 8-hot WATER HEATERS, 2 sump pump. 8-laundry sinks/washer boxes. Exterior: Pre-app #28915 (1-1/2” D.S.) Pre-app #28916 (2” F.C.)"},{"number":"FP-2023-001134","date":"2023-06-08","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-04-11","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY MULTI-FAMILY DWELLING TO INCLUDE A TWO (2) INCH FIRE SERVICE LINE AND A TWO (2) INCH BACKFLOW PREVENTION DEVICE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13 AND PHC APPROVAL BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2023-001314 FOR ASSOCIATED BUILDING PERMIT."},{"number":"MP-2023-002301","date":"2023-06-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-03-25","scope":"FOR 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-2023-005070","date":"2023-07-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-10","scope":"INSTALL A 600 AMP SERVICE, (9) GANG METER MODULE, (9) 100 AMP PANELS & FEEDERS. INSTALL WIRING THROUGHOUT THE COMMON AREAS & (8) UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, RECEPTACLES, & SMOKE ALARMS. PROVIDE POWER FOR THE HVAC & MECHANICAL EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. AS PER THE 2017 NEC & 2016 NFPA-72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"sale","p":405000},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"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":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"949736","type":"Rental","status":"Active","businessName":"Kibbutz 03 LLC","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":8,"issuedDate":"2024-04-23","latestIssueDate":"2026-04-16","expirationDate":"2027-04-22","inactiveDate":null}],"units":8,"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":["5 permit events 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 #1052520: Completed · Granted with conditions; related permit 1052520.","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: CP-2022-003973 (Cancelled).","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":"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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 11, 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 1 historical violation across 1 case.","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 May 6, 2027; Sprinkler Certification: Certified through May 6, 2027","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"}]}