{"asOf":"2026-07-11T05:00:56.015Z","block":"2800-2899 W GIRARD AVE","blockUrl":"https://blockreport.homes/block/2800-2899-w-girard-ave","address":"2826 W GIRARD AVE","parcelNumber":"881070296","source":"https://property.phila.gov/?p=881070296","ownerType":"absentee","kind":"apartments","isHouse":false,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"APTS 5-50 UNITS MASONRY","useLabel":"Apartment building","owner":"KOMAROVAS OLEGAS","coOwner":null,"marketValue":599900,"livableArea":3828,"yearBuilt":1910,"lastSale":{"price":400000,"date":"2012-07-10T04:00:00Z"},"openViolations":15,"violations":[{"number":"3972255","date":"2016-02-23","code":"A-301.1/22","title":"PERMB- PROJECTING SIGN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3972256","date":"2016-02-23","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2026-009714","date":"2026-02-19","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-009715","date":"2026-02-19","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-009717","date":"2026-02-19","code":"F-103.2","title":"FIRE PROTECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-009720","date":"2026-02-19","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-009722","date":"2026-02-19","code":"PM15-604.1","title":"ELECTRICAL- REQUIRED","status":"COMPLIED","resolutionDate":"2026-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-009723","date":"2026-02-19","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-009763","date":"2026-02-19","code":"PM15-605.3","title":"ELECTRICAL- LIGHTING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-009756","date":"2026-02-19","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-009757","date":"2026-02-19","code":"F-1103.9.1","title":"CARBON MONOXIDE ALARM LOCATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-009758","date":"2026-02-19","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-009759","date":"2026-02-19","code":"F-604.1","title":"ABATEMENT OF ELECTRICAL HAZARDS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-009760","date":"2026-02-19","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-009761","date":"2026-02-19","code":"PM15-605.2","title":"ELECTRICAL- RECEPTACLES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-009762","date":"2026-02-19","code":"PM15-307","title":"HANDRAILS & GUARDS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-009764","date":"2026-02-19","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-016221","date":"2026-03-19","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-06-09","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"521062","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2016-02-23","completedDate":"2020-03-09","violations":[{"number":"3972255","date":"2016-02-23","code":"A-301.1/22","title":"PERMB- PROJECTING SIGN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3972256","date":"2016-02-23","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-015259","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-02-20","completedDate":null,"violations":[{"number":"VI-2026-009714","date":"2026-02-19","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-009715","date":"2026-02-19","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-009717","date":"2026-02-19","code":"F-103.2","title":"FIRE PROTECTION SYSTEMS\n","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-009720","date":"2026-02-19","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-009722","date":"2026-02-19","code":"PM15-604.1","title":"ELECTRICAL- REQUIRED","status":"COMPLIED","resolutionDate":"2026-03-13","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-009723","date":"2026-02-19","code":"PM15-109.1","title":"UNFIT STRUCTURE","status":"COMPLIED","resolutionDate":"2026-03-26","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-015338","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-02-20","completedDate":null,"violations":[{"number":"VI-2026-009763","date":"2026-02-19","code":"PM15-605.3","title":"ELECTRICAL- LIGHTING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-009756","date":"2026-02-19","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-009757","date":"2026-02-19","code":"F-1103.9.1","title":"CARBON MONOXIDE ALARM LOCATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-009758","date":"2026-02-19","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-009759","date":"2026-02-19","code":"F-604.1","title":"ABATEMENT OF ELECTRICAL HAZARDS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-009760","date":"2026-02-19","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-009761","date":"2026-02-19","code":"PM15-605.2","title":"ELECTRICAL- RECEPTACLES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-009762","date":"2026-02-19","code":"PM15-307","title":"HANDRAILS & GUARDS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-009764","date":"2026-02-19","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-026235","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUS ED & ENFORCE INVESTIGATOR ","status":"CLOSED","createdDate":"2026-03-23","completedDate":"2026-06-09","violations":[{"number":"VI-2026-016221","date":"2026-03-19","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-06-09","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2016,"n":2,"worst":null},{"y":2026,"n":16,"worst":null}],"investigations":[{"caseNumber":"55929","date":"2006-03-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"55929","date":"2006-05-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"55929","date":"2008-02-27","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"521062","date":"2016-02-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"521062","date":"2016-03-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"521062","date":"2016-05-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"CF-2026-015259","date":"2026-02-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-015338","date":"2026-02-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-026235","date":"2026-03-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-026235","date":"2026-06-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":0},{"y":2008,"fails":0,"passes":1},{"y":2016,"fails":3,"passes":0},{"y":2026,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97422674082527,"lng":-75.18286778540626,"geom":{"type":"Polygon","coordinates":[[[-75.182806256,39.974367459],[-75.182864603,39.974077625],[-75.182929404,39.974086007],[-75.182870795,39.974376157],[-75.182806256,39.974367459]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2026-005507","type":"Fire Alarm Certification","inspectionDate":"2026-02-26","result":"Certified","expirationDate":"2027-02-26","buildingId":"1048627"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":3,"lotArea":1908,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"848 N 19TH ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":412500,"taxable":412500},{"y":2017,"v":412500,"taxable":412500},{"y":2018,"v":168000,"taxable":168000},{"y":2019,"v":309000,"taxable":309000},{"y":2020,"v":309700,"taxable":309700},{"y":2021,"v":309700,"taxable":309700},{"y":2022,"v":309700,"taxable":309700},{"y":2023,"v":521000,"taxable":521000},{"y":2024,"v":521000,"taxable":521000},{"y":2025,"v":550000,"taxable":550000},{"y":2026,"v":550000,"taxable":550000},{"y":2027,"v":599900,"taxable":599900}],"taxNow":7699,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"263151","date":"2010-02-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-05-26","scope":"REDUCTION OF METER FROM 1\" TO 5/8\""},{"number":"862370","date":"2018-03-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-03-27","scope":"FOR A PERSONAL SERVICE AT FIRST FLOOR IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION."},{"number":"863054","date":"2018-05-01","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2022-10-24","scope":"FOR A CERTIFICATE OF OCCUPANCY WITH A PARTIAL CHANGE IN OCCUPANCY (WITHOUT A CHANGE IN OCCUPANCY CLASSIFICATION), TO A GROUP B HAIR SALON (SEE AP#826370 FOR ZONING APPROVAL), ON THE FIRST FLOOR OF AN EXISTING THREE (3) STORY ATTACHED STRUCTURE, AS PER PLANS; NO WORK ON THIS PERMIT; COMPLIANCE WITH PHILADELPHIA FIRE & PROPERTY MAINTENANCE CODES REQUIRED PRIOR TO OCCUPANCY; BUILDING IS CURRENTLY NOT SPRINKLERED; NO SIGNS ON THIS PERMIT."}],"storyTag":"Renovated & sold on","storyDelta":0.33,"timeline":[{"y":2004,"k":"sale","p":300000},{"y":2006,"k":"insp","w":"Inspection failed ×2"},{"y":2008,"k":"insp","w":"Inspection passed"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2012,"k":"sale","p":400000},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"insp","w":"Inspection failed ×3"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2026,"k":"viol","w":"16 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":false,"licenses":[{"number":"222104","type":"Rental","status":"Inactive","businessName":"IRON STONE","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2004-10-18","latestIssueDate":"2004-10-18","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"585634","type":"Rental","status":"Inactive","businessName":"OLEGAS KOMAROVAS","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2013-02-28","latestIssueDate":"2017-07-07","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"687756","type":"Rental","status":"Inactive","businessName":"OLEGAS KOMAROVAS","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2016-01-05","latestIssueDate":"2025-01-27","expirationDate":"2026-02-01","inactiveDate":"2026-04-02"}],"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":["15 open L&I violations","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."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 68% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $309,700 to $521,000","no permit shown in 2022-2024"],"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":"Use permit #862370: COMPLETED. The history also contains “PERM Z- 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: 863054 (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":"15 open L&I violations","finding":"18 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; 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":"8 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Feb 26, 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"}]}