{"asOf":"2026-07-28T07:57:33.004Z","block":"400-499 RIPKA ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-ripka-st","address":"421 RIPKA ST","parcelNumber":"212260400","source":"https://property.phila.gov/?p=212260400","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"KOCH CHRISTOPHER","coOwner":null,"marketValue":410400,"landAssessment":82080,"improvementAssessment":328320,"livableArea":1200,"yearBuilt":1930,"lastSale":{"price":180000,"date":"2005-11-08T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03465875649948,"lng":-75.2207631430643,"geom":{"type":"Polygon","coordinates":[[[-75.220643448,40.034554531],[-75.220705297,40.034527281],[-75.220882562,40.03476524],[-75.220824359,40.034791958],[-75.220643448,40.034554531]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19128","beds":3,"baths":1,"stories":2,"lotArea":1849,"zoning":"RSA5","grade":"C","basement":"C","heater":"B","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"642 HERMITAGE ST, PHILADELPHIA PA, 19128","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":174600,"taxable":174600,"land":34937,"improvement":139663,"taxableLand":34937,"taxableImprovement":139663,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":174600,"taxable":174600,"land":26190,"improvement":148410,"taxableLand":26190,"taxableImprovement":148410,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":174600,"taxable":174600,"land":26190,"improvement":148410,"taxableLand":26190,"taxableImprovement":148410,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":191500,"taxable":191500,"land":28700,"improvement":162800,"taxableLand":28700,"taxableImprovement":162800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":194800,"taxable":194800,"land":29195,"improvement":165605,"taxableLand":29195,"taxableImprovement":165605,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":194800,"taxable":194800,"land":29195,"improvement":165605,"taxableLand":29195,"taxableImprovement":165605,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":194800,"taxable":194800,"land":29195,"improvement":165605,"taxableLand":29195,"taxableImprovement":165605,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":312000,"taxable":232300,"land":62400,"improvement":249600,"taxableLand":62400,"taxableImprovement":169900,"exemptLand":0,"exemptImprovement":79700},{"y":2024,"v":312000,"taxable":232300,"land":62400,"improvement":249600,"taxableLand":62400,"taxableImprovement":169900,"exemptLand":0,"exemptImprovement":79700},{"y":2025,"v":372400,"taxable":277271,"land":74480,"improvement":297920,"taxableLand":74480,"taxableImprovement":202791,"exemptLand":0,"exemptImprovement":95129},{"y":2026,"v":372400,"taxable":277271,"land":74480,"improvement":297920,"taxableLand":74480,"taxableImprovement":202791,"exemptLand":0,"exemptImprovement":95129},{"y":2027,"v":410400,"taxable":305564,"land":82080,"improvement":328320,"taxableLand":82080,"taxableImprovement":223484,"exemptLand":0,"exemptImprovement":104836}],"taxNow":3881,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2021-016104","date":"2021-10-15","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-06-23","scope":"**CONTRACTOR HAS A NOTORIZED LETTER WITH NO EMPLOYEES, SOLE WORKER**MUST UPLOAD SUB-CONTRACTOR INFORMATION IF APPLICABLE** EZ PERMIT STANDARDS ALTERATIONS - For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. Structural alteration or repair is expressly prohibited under this permit. Prohibited structural work any modifications to exterior walls, party walls, floor/roof framing or foundations, including underpinning, excavation, and removal of foundation slab. WORK IN THE BASEMENT OR CELLAR IS NOT INCLUDED ON THE EZ ALT PERMIT. Separate permits required for Mechanical, Electric and Plumbing. Per the contractor, the following work will completed under the permit: New kitchen, New flooring, New hall bath, New plumbing, and electrical fixtures, no change in pipes or wiring. New HVAC, Replace front porch floor sheathing. No structural work is proposed."},{"number":"MP-2021-008093","date":"2021-12-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-04-20","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Install all new HVAC, new heater, new air conditioner. Installing 10 vents and register covers. Install new ductwork. (1) AC Condenser Unit to be installed in the backyard. 2.5-ton AC Condenser and 60,000 BTU heater"},{"number":"PP-2021-022995","date":"2021-12-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-04-21","scope":"Full rough in and finish work for a 1.5 bathroom house which includes 2- water closets, 2- lavs, 1- tub shower combo, 1- kitchen sink, 1- water heater."},{"number":"EP-2021-015110","date":"2021-12-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-01-06","scope":"Rewire new kitchen, demo old wires from kitchen, add recessed lights in kitchen, rewire 2nd floor rear bedroom, rewire 2nd floor bathroom, add new light fixtures in basement, install power to air conditioner, install new power for heater. all work performed under 2014 NEC"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2005,"k":"sale","p":180000},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"259844","type":"Rental","status":"Inactive","businessName":"MICHAEL HANNON (C/O HPK PROPERTIES LLC)","legalName":"MICHAEL HANNON","address":"421 RIPKA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-10-19","latestIssueDate":"2005-04-26","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"897472","type":"Rental","status":"Active","businessName":"CHRISTOPHER J KOCH","legalName":"CHRISTOPHER J KOCH","address":"421 RIPKA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2022-06-06","latestIssueDate":"2026-05-21","expirationDate":"2027-06-05","inactiveDate":null}],"licenseActivity":[{"number":"897472","type":"Rental","businessName":"CHRISTOPHER J KOCH","legalName":"CHRISTOPHER J KOCH","issuedDate":"2022-06-06","latestIssueDate":"2026-05-21","closureDate":null,"expirationDate":"2027-06-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"259844","type":"Rental","businessName":"MICHAEL HANNON (C/O HPK PROPERTIES LLC)","legalName":"MICHAEL HANNON","issuedDate":"2004-10-19","latestIssueDate":"2005-04-26","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 60% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $194,800 to $312,000","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":"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 1930 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/"}],"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"}]}