{"asOf":"2026-07-26T06:48:32.440Z","block":"7300-7399 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7300-7399-ridge-ave","address":"7350 RIDGE AVE","parcelNumber":"212514400","source":"https://property.phila.gov/?p=212514400","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"A48","buildingCodeNew":"14","buildingClass":"DET 2.5 STY STONE","buildingClassNew":"OLD STYLE","useLabel":"House","owner":"RYAN SAMUEL ASSOCIATES LL","coOwner":null,"marketValue":609100,"landAssessment":121820,"improvementAssessment":487280,"livableArea":2850,"yearBuilt":1925,"lastSale":{"price":435500,"date":"2019-08-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-055468","date":"2021-08-12","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-01-12","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"CF-2021-076960","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2021-08-12","completedDate":"2022-03-16","violations":[{"number":"VI-2021-055468","date":"2021-08-12","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-01-12","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2021,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2021-076960","date":"2021-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-076960","date":"2021-09-21","type":null,"status":"FAILED"}],"inspYears":[{"y":2021,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.046734626463504,"lng":-75.23472768679989,"geom":{"type":"Polygon","coordinates":[[[-75.234481214,40.047084398],[-75.234435953,40.047114433],[-75.234207248,40.046909391],[-75.23499153,40.046356605],[-75.235251711,40.046573095],[-75.234481214,40.047084398]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-013172","type":"Fire Alarm Certification","inspectionDate":"2024-05-06","result":"Certified","expirationDate":"2025-05-06","buildingId":"1142619"},{"number":"BC-2025-013583","type":"Fire Alarm Certification","inspectionDate":"2025-05-16","result":"Certified","expirationDate":"2026-05-16","buildingId":"1142619"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19128","beds":4,"baths":null,"stories":3,"lotArea":31742,"zoning":"RSD3","grade":"B","basement":"C","heater":"B","centralAir":false,"extCond":"3","intCond":"4","garage":null,"homestead":false,"mail":"212 IDRIS RD APT G1, MERION STATION PA, 19066","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A ONE (1) STORY ADDITION ON AN EXISTING DETACHED STRUCTURE\nAND FOR THE CREATION OF EIGHT (8) OPEN AIR PARKING SPACES WITH ONE (1) ACCESSIBLE\nPARKING SPACE. SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. FOR USE ","status":"OPEN","outcome":"Granted","date":"2019-07-24","number":"37608","relatedPermit":"955636"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":355800,"taxable":355800,"land":108372,"improvement":247428,"taxableLand":108372,"taxableImprovement":247428,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":355800,"taxable":355800,"land":53370,"improvement":302430,"taxableLand":53370,"taxableImprovement":302430,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":355800,"taxable":355800,"land":53370,"improvement":302430,"taxableLand":53370,"taxableImprovement":302430,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":338400,"taxable":338400,"land":50760,"improvement":287640,"taxableLand":50760,"taxableImprovement":287640,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":344300,"taxable":344300,"land":51645,"improvement":292655,"taxableLand":51645,"taxableImprovement":292655,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":344300,"taxable":344300,"land":51645,"improvement":292655,"taxableLand":51645,"taxableImprovement":292655,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":344300,"taxable":344300,"land":51645,"improvement":292655,"taxableLand":51645,"taxableImprovement":292655,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":438400,"taxable":438400,"land":87680,"improvement":350720,"taxableLand":87680,"taxableImprovement":350720,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":438400,"taxable":438400,"land":87680,"improvement":350720,"taxableLand":87680,"taxableImprovement":350720,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":519100,"taxable":519100,"land":103820,"improvement":415280,"taxableLand":103820,"taxableImprovement":415280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":519100,"taxable":519100,"land":103820,"improvement":415280,"taxableLand":103820,"taxableImprovement":415280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":609100,"taxable":609100,"land":121820,"improvement":487280,"taxableLand":121820,"taxableImprovement":487280,"exemptLand":0,"exemptImprovement":0}],"taxNow":7266,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"955636","date":"2019-08-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-08-02","scope":"FOR THE ERECTION OF AN ADDITION ON AN EXISTING DETACHED STRUCTURE AND FOR THE CREATION OF EIGHT (8) OPEN AIR PARKING SPACES WITH ONE (1) ACCESSIBLE PARKING SPACE. SIZE AND LOCATION AS SHOWN ON PLANS/ APPLICATION. FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING AND GROUP PRACTITIONER (MEDICAL, DENTAL, HEALTH PRACTIONER)."},{"number":"1034568","date":"2020-03-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-01-28","scope":"FOR THE PARTIAL DEMOLITION AND CONSTRUCTION OF A REAR, ONE-STORY ADDITION AND ALTERATIONS THROUGHOUT, INCLUDING NEW INTERIOR PARTITIONS AND INTERIOR FINISHES TO CREATE A MEDICAL OFFICE ON THE FIRST FLOOR WITH A SINGLE-FAMILY DWELLING ABOVE, AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP WORK."},{"number":"PP-2020-005177","date":"2020-07-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-10-16","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"MP-2020-002834","date":"2020-09-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-12-01","scope":"INSTALLATION OF NEW HVAC SYSTEM FOR A MIXED USE BUILDING AS PER APPROVED PLANS."},{"number":"PP-2020-006326","date":"2020-10-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-01-19","scope":"Rough in for doctors office (1 toilet, 3 sinks) and 1st floor and rough in for apartment space on second a third floor (1 kitchen, 2 bathrooms)."},{"number":"EP-2020-003797","date":"2021-11-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-11-23","scope":"-The existing 100amp service is being upgraded to a 400amp service. New metering and disconnects will be added to split the first floor business and 2 &3 floor apt. - All medical grade wiring will be used for exam offices. - standard exit lighting and EM lighting throughout. - Parking lot lighting will be added for extra security for tenants. The second and third floor are being renovated into a 3 bedroom apt. - Standard layout with outlets and switches to code. - Standard kitchen. - Hardwired smoke/carbons Installation shall comply with 2017 NEC. Install fire alarm system as per 2016 NFPA 72. ** Both the first floor and second will utilize all new wiring. NO existing wiring will be used. -all existing wiring to be removed as thoroughly as possible."},{"number":"AP-2022-003845","date":"2022-05-02","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-05-02","scope":"FOR THE ISSUANCE OF A DUPLICATE CERTIFICATE OF OCCUPANCY TO INCLUDE THE INSTALLATION OF A FIRE ALARM WITHIN THE EXISTING STRUCTURE. SEE APP# 1034568 FOR ALTERATIONS AND CO."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2019,"k":"appeal","w":"Appeal granted"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"sale","p":435500},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #37608: OPEN · Granted; related permit 955636. Use permit #955636: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 16, 2026","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Sep 21, 2021.","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":"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/"}],"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"}]}