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Certification","inspectionDate":"2026-04-07","result":"Certified","expirationDate":"2027-04-07","buildingId":"2001104"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":3,"lotArea":1143,"zoning":"RM1","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"121 HIGHGROVE CRESCENT, LAKEWOOD NJ, 08701","mailOut":true,"appeals":[],"taxYears":[{"year":1980,"total":427.98,"principal":105.63,"interest":289.96,"penalty":7.39},{"year":1981,"total":826.19,"principal":217.36,"interest":583.61,"penalty":15.22},{"year":1982,"total":813.15,"principal":217.36,"interest":570.57,"penalty":15.22},{"year":1983,"total":849.83,"principal":231.04,"interest":592.62,"penalty":16.17},{"year":1985,"total":493.46,"principal":137.54,"interest":336.29,"penalty":9.63},{"year":1986,"total":425.22,"principal":120.18,"interest":286.63,"penalty":8.41},{"year":1987,"total":208.43,"principal":58.45,"interest":135.89,"penalty":4.09},{"year":1988,"total":147.61,"principal":41.26,"interest":93.46,"penalty":2.89},{"year":1989,"total":144.14,"principal":40.96,"interest":90.31,"penalty":2.87},{"year":1990,"total":176.56,"principal":43.43,"interest":93.16,"penalty":3.04},{"year":1991,"total":181.64,"principal":45.62,"interest":95.12,"penalty":3.19},{"year":1992,"total":190.2,"principal":45.62,"interest":92.38,"penalty":3.19},{"year":1993,"total":186.98,"principal":45.62,"interest":89.65,"penalty":3.19},{"year":1994,"total":183.75,"principal":45.62,"interest":86.91,"penalty":3.19},{"year":1995,"total":232.77,"principal":60.81,"interest":112.19,"penalty":4.26},{"year":1996,"total":228.5,"principal":60.82,"interest":108.56,"penalty":4.26},{"year":1997,"total":224.2,"principal":60.82,"interest":104.92,"penalty":4.26},{"year":1998,"total":217.73,"principal":60.82,"interest":99.44,"penalty":4.26},{"year":1999,"total":211.28,"principal":60.82,"interest":93.97,"penalty":4.26},{"year":2000,"total":204.82,"principal":60.82,"interest":88.5,"penalty":4.26},{"year":2001,"total":198.36,"principal":60.82,"interest":83.02,"penalty":4.26},{"year":2002,"total":191.9,"principal":60.82,"interest":77.55,"penalty":4.26},{"year":2003,"total":185.45,"principal":60.82,"interest":72.08,"penalty":4.26},{"year":2004,"total":178.98,"principal":60.82,"interest":66.6,"penalty":4.26},{"year":2005,"total":98.06,"principal":30.41,"interest":30.56,"penalty":2.13},{"year":2006,"total":94.84,"principal":30.41,"interest":27.83,"penalty":2.13},{"year":2007,"total":91.6,"principal":30.41,"interest":25.09,"penalty":2.13},{"year":2008,"total":94.84,"principal":33.45,"interest":24.58,"penalty":2.34},{"year":2009,"total":91.28,"principal":33.45,"interest":21.57,"penalty":2.34},{"year":2010,"total":87.73,"principal":33.45,"interest":18.56,"penalty":2.34},{"year":2011,"total":90.2,"principal":36.77,"interest":17.1,"penalty":2.57},{"year":2012,"total":88.7,"principal":38.18,"interest":14.32,"penalty":2.67},{"year":2013,"total":86.85,"principal":39.55,"interest":11.28,"penalty":2.77},{"year":2014,"total":270.21,"principal":112.49,"interest":21.93,"penalty":7.87},{"year":2015,"total":258.27,"principal":112.49,"interest":11.81,"penalty":7.87},{"year":2016,"total":219.59,"principal":117.52,"interest":1.76,"penalty":1.18}],"taxNet":8901.3,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":7300,"taxable":7300,"land":7300,"improvement":0,"taxableLand":7300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":26200,"taxable":26200,"land":26200,"improvement":0,"taxableLand":26200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":26200,"taxable":26200,"land":26200,"improvement":0,"taxableLand":26200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":26200,"taxable":26200,"land":26200,"improvement":0,"taxableLand":26200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":26200,"taxable":26200,"land":26200,"improvement":0,"taxableLand":26200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":26200,"taxable":26200,"land":26200,"improvement":0,"taxableLand":26200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":26200,"taxable":26200,"land":26200,"improvement":0,"taxableLand":26200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":75500,"taxable":75500,"land":75500,"improvement":0,"taxableLand":75500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":75500,"taxable":75500,"land":75500,"improvement":0,"taxableLand":75500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":111200,"taxable":111200,"land":111200,"improvement":0,"taxableLand":111200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":765000,"taxable":153000,"land":153000,"improvement":612000,"taxableLand":153000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":612000},{"y":2027,"v":690200,"taxable":138000,"land":138000,"improvement":552200,"taxableLand":138000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":552200}],"taxNow":2142,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-003001","date":"2020-08-10","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-07-17","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A CELLAR, AND A ROOF DECK WITH A ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"CP-2021-006805","date":"2021-11-18","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-07-17","scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE AS PER APPROVED PLANS. FOR USE AS THREE (3) DWELLING UNITS. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13R MINIMUM. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK.** **2018 IBC**"},{"number":"PP-2023-012401","date":"2023-10-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-16","scope":"Installation of 3 kitchens, 3 laundries, 5 toilets, 5 lavatories, 4 tub/showers, 3 water heaters"},{"number":"FP-2023-002334","date":"2023-10-19","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-07-16","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13R THROUGHOUT THE ENTIRE BUILDING WITH 2” FIRE SERVICE AND 2\" BACKFLOW PREVENTION ASSEMBLY. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2023-015021","date":"2023-11-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-22","scope":"INSTALL MD, CT, FAI & 1\" WDP"},{"number":"EP-2023-011735","date":"2023-12-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-11","scope":"Install new 400 amp main electrical system. New wiring, outlets, switches, lights, and smoke alarms as per 2017 NEC."},{"number":"EP-2024-000133","date":"2024-01-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-12","scope":"Installation of Fire Alarm System . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"MP-2024-000132","date":"2024-02-07","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-07-16","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING AIR HANDLER UNITS, HEAT PUMPS, REGISTERS AND DIFFUSERS WITH ASSOCIATED DUCTWORK AND ACCESSORIES AS PER PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"land","p":60000},{"y":2019,"k":"land","p":10000},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"}],"rented":true,"licenses":[{"number":"0957811","type":"Rental","status":"Active","businessName":"GD Ludlow LLC","legalName":"GD Ludlow LLC","address":"2129 N 7TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-08-01","latestIssueDate":"2026-07-09","expirationDate":"2027-07-31","inactiveDate":null}],"licenseActivity":[{"number":"0957811","type":"Rental","businessName":"GD Ludlow LLC","legalName":"GD Ludlow LLC","issuedDate":"2024-08-01","latestIssueDate":"2026-07-09","closureDate":null,"expirationDate":"2027-07-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":3,"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":["6 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 588% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $111,200 to $765,000","no permit shown in 2025-2027"],"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":"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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (121 HIGHGROVE CRESCENT, LAKEWOOD NJ, 08701).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 14 historical violations across 7 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Apr 7, 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"}]}