{"asOf":"2026-07-24T03:27:58.216Z","block":"900-999 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-ridge-ave","address":"915 RIDGE AVE","parcelNumber":"056312805","source":"https://property.phila.gov/?p=056312805","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"W71","buildingCodeNew":"25","buildingClass":"APT 2-4 UNITS 4 STY MAS+O","buildingClassNew":"ROW MODERN","useLabel":"Apartment building","owner":"RIDGEWOOD PLAZA LLC","coOwner":null,"marketValue":1347800,"landAssessment":269500,"improvementAssessment":1078300,"livableArea":4320,"yearBuilt":2014,"lastSale":{"price":1,"date":"2014-09-02T04:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2026-028452","date":"2026-05-05","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2026-047016","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"SHORT TERM RENTAL INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-05-05","completedDate":null,"violations":[{"number":"VI-2026-028452","date":"2026-05-05","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2026-047016","date":"2026-05-05","type":null,"status":"FAILED"}],"inspYears":[{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.957937591847966,"lng":-75.15436813986118,"geom":{"type":"Polygon","coordinates":[[[-75.154246428,39.957950067],[-75.154257261,39.957896181],[-75.154465234,39.95792007],[-75.154501935,39.957980072],[-75.154246428,39.957950067]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-023315","type":"Fire Alarm Certification","inspectionDate":"2025-09-05","result":"Certified","expirationDate":"2026-09-05","buildingId":"1550968"},{"number":"BC-2026-020295","type":"Sprinkler Certification","inspectionDate":"2026-06-08","result":"Certified","expirationDate":"2027-06-08","buildingId":"1550968"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":8,"baths":4,"stories":3,"lotArea":1341,"zoning":"RMX3","grade":"A-","basement":"A","heater":"A","centralAir":true,"extCond":"4","intCond":"3","garage":null,"homestead":false,"mail":"3805 COTTAGE LN, NEWTOWN SQUARE PA, 19073","mailOut":true,"appeals":[{"type":"Building standards appeal","grounds":"ON 5/7/2013, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #455044.","status":"OPEN","outcome":"APPROVED","date":"2013-07-03","number":"20521","relatedPermit":"455044"},{"type":"Building standards appeal","grounds":"ON 5/7/2013, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #455046.","status":"OPEN","outcome":"APPROVED","date":"2013-07-03","number":"20522","relatedPermit":"455046"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2017,"v":846100,"taxable":158100,"land":158100,"improvement":688000,"taxableLand":158100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":688000},{"y":2018,"v":846100,"taxable":158100,"land":158100,"improvement":688000,"taxableLand":158100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":688000},{"y":2019,"v":1059300,"taxable":197938,"land":197938,"improvement":861362,"taxableLand":197938,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":861362},{"y":2020,"v":1094600,"taxable":204534,"land":204534,"improvement":890066,"taxableLand":204534,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":890066},{"y":2021,"v":1094600,"taxable":204534,"land":204534,"improvement":890066,"taxableLand":204534,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":890066},{"y":2022,"v":1094600,"taxable":204534,"land":204534,"improvement":890066,"taxableLand":204534,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":890066},{"y":2023,"v":1435200,"taxable":287040,"land":287040,"improvement":1148160,"taxableLand":287040,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1148160},{"y":2024,"v":1435200,"taxable":287040,"land":287040,"improvement":1148160,"taxableLand":287040,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1148160},{"y":2025,"v":1347800,"taxable":1347800,"land":269560,"improvement":1078240,"taxableLand":269560,"taxableImprovement":1078240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1347800,"taxable":1347800,"land":269560,"improvement":1078240,"taxableLand":269560,"taxableImprovement":1078240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1347800,"taxable":1347800,"land":269500,"improvement":1078300,"taxableLand":269500,"taxableImprovement":1078300,"exemptLand":0,"exemptImprovement":0}],"taxNow":18867,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"449621","date":"2013-01-31","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-01-31","scope":"FOR THE ERECTION OF A FOUR (4) STORY ATTACHED STRUCTURE WITH CELLAR AND SIX FOOT (6'-0\") HIGH FENCING IN THE REAR. SIZE AND LOCATION AS SHOWN IN PLANS STAMPED \"APPROVED\" BY THE ZONING BOARD OF ADJUSTMENT DATED SEPTEMBER 11, 2012. FOR USE AS FOUR (4) DWELLING UNITS. **SEE PERMIT # 449619 FILE FOR PLANS***"},{"number":"455044","date":"2013-08-09","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2014-06-27","scope":"FOR THE ERECTION OF A NEW (4) STORY, (4) FAMILY DWELLING WITH CELLAR AS PER PLANS."},{"number":"500565","date":"2013-10-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-12-12","scope":"INSTALL A NEW 5\" LATERAL,FRESH AIR INLET,3/4 WATER SERVICE AND CURB TRAP PA20132820975 (MULTI FAMILY)"},{"number":"495768","date":"2013-10-23","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-05-20","scope":"400AMP SERVICE WIRING THROUGHOUT PER 2008 NEC (MULTI FAMILY)"},{"number":"506327","date":"2013-11-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-06-23","scope":"INSTALLATION OF 4 ELECTRIC HEATPUMPS. 2 ROOFTOP UNITS (3 TON EACH), 1 UNIT ON THE FIRST FLOOR (2 TON), AND ONE UNIT ON THE 2ND FLOOR (2 TON). EACH DWELLING IS SELF CONTAINED WITH NO PENTRATIONS THROUGH RATED ASSEMBLIES. SEPARATE ELECTRICAL PERMIT REQUIRED FOR WIRING."},{"number":"506389","date":"2013-11-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-06-23","scope":"INSTALLATION OF 4 ELECTRIC HEATPUMPS. 2 ROOFTOP UNITS (3 TON EACH), 1 UNIT ON THE FIRST FLOOR (2 TON), AND ONE UNIT ON THE 2ND FLOOR (2 TON). EACH DWELLING IS SELF CONTAINED WITH NO PENTRATIONS THROUGH RATED ASSEMBLIES. SEPARATE ELECTRICAL PERMIT REQUIRED FOR WIRING."},{"number":"507725","date":"2013-11-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-12-12","scope":"INSTALL A NEW 5\" LATERAL,CURB TRAP,FRESH AIR INLET AND INSTALL (4)3/4 WATER SERVICE PA20132820975 (MULTI FAMILY)"},{"number":"507569","date":"2013-12-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-09-27","scope":"1 FIRE ALARM AND 1 NEW 400AMP SERVICE WITH 5 METER SOCKETS AND ALL OUTLETS,SWITCHES,LIGHTING AND PHONE AND CABLE TV WIRES PER 2008 NEC & NFPA 72(MULTI FAMILY)"},{"number":"496875","date":"2013-12-18","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-06-25","scope":"FOR THE INSTALLATION OF A COMBINED AUTOMATIC SPRINKLER & CLASS I MANUAL WET STANDPIPE SYSTEM W. TWO (2) INCH FIRE SERVICE LINE & BACKFLOW PREVENTION (BFP) ASSEMBLY FOR A FOUR (4) STORY MULTI-FAMILY BUILDING. AUTOMATIC SPRINKLER SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 13R & MANUAL WET STANDPIPE SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 14."},{"number":"508363","date":"2013-12-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-06-23","scope":"8 WC,10 LAVS,8 TUB/SHOWERS,4 KITCHEN SIK,4 WASHER AND 6 FLOOR DRAINS (MULTI FAMILY)"},{"number":"ZP-2024-001104","date":"2024-02-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"},{"number":"ZP-2024-001050","date":"2024-02-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"},{"number":"ZP-2026-000841","date":"2026-04-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Limited Lodging"}],"storyTag":"New construction","storyDelta":0.17,"timeline":[{"y":2013,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2014,"k":"sale","p":1275000},{"y":2016,"k":"sale","p":1495000},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"796704","type":"Rental","status":"Inactive","businessName":"Ridgewood Plaza LLC","legalName":"Ridgewood Plaza LLC","address":"915 RIDGE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2018-12-11","latestIssueDate":"2024-11-11","expirationDate":"2025-12-10","inactiveDate":"2026-02-08"},{"number":"944707","type":"Limited Lodging Operator","status":"Inactive","businessName":"David-John Ladignon","legalName":"David-John Ladignon","address":"915 RIDGE AVE","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2024-02-20","latestIssueDate":"2024-02-20","expirationDate":"2025-02-19","inactiveDate":"2025-04-20"},{"number":"1006688","type":"Limited Lodging Operator","status":"Active","businessName":"Patrick Fluss","legalName":"Patrick Fluss","address":"915 RIDGE AVE","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2026-05-05","latestIssueDate":"2026-05-05","expirationDate":"2027-05-04","inactiveDate":null}],"licenseActivity":[{"number":"1006688","type":"Limited Lodging Operator","businessName":"Patrick Fluss","legalName":"Patrick Fluss","issuedDate":"2026-05-05","latestIssueDate":"2026-05-05","closureDate":null,"expirationDate":"2027-05-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"944707","type":"Limited Lodging Operator","businessName":"David-John Ladignon","legalName":"David-John Ladignon","issuedDate":"2024-02-20","latestIssueDate":"2024-02-20","closureDate":"2025-04-20","expirationDate":"2025-02-19","inactiveDate":"2025-04-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"796704","type":"Rental","businessName":"Ridgewood Plaza LLC","legalName":"Ridgewood Plaza LLC","issuedDate":"2018-12-11","latestIssueDate":"2024-11-11","closureDate":"2026-02-08","expirationDate":"2025-12-10","inactiveDate":"2026-02-08","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","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":"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":["3 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":"Use permit #449621: 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":"1 permit not marked completed: 495768 (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":"1 open L&I violation","finding":"1 violation row 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 multi-family; 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":"1 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 5, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Limited Lodging Operator #944707: Inactive since Apr 20, 2025","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 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Sep 5, 2026; Sprinkler Certification: Certified through Jun 8, 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.","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"}]}