{"asOf":"2026-07-28T00:38:11.751Z","block":"1300-1399 S RINGGOLD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-s-ringgold-st","address":"1316 S RINGGOLD ST","parcelNumber":"361384300","source":"https://property.phila.gov/?p=361384300","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"BROWN PETRA NORDIA-JODIE","coOwner":"THOMAS NATHANIEL DOUGLAS","marketValue":429100,"landAssessment":85820,"improvementAssessment":343280,"livableArea":1503,"yearBuilt":1923,"lastSale":{"price":365000,"date":"2020-06-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"2738638","date":"2012-12-11","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"362666","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-12-11","completedDate":"2013-04-17","violations":[{"number":"2738638","date":"2012-12-11","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":1,"worst":null}],"investigations":[{"caseNumber":"362666","date":"2012-12-11","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"362666","date":"2013-03-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"362666","date":"2013-04-17","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2012,"fails":1,"passes":0},{"y":2013,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.935925050779225,"lng":-75.18474459658673,"geom":{"type":"Polygon","coordinates":[[[-75.184649243,39.935931815],[-75.184657845,39.935894191],[-75.1848393,39.935917818],[-75.184830857,39.935956205],[-75.184649243,39.935931815]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":3,"baths":2,"stories":3,"lotArea":721,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1316 S RINGGOLD ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":89200,"taxable":89200,"land":8508,"improvement":80692,"taxableLand":8508,"taxableImprovement":80692,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":89200,"taxable":89200,"land":23460,"improvement":65740,"taxableLand":23460,"taxableImprovement":65740,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":89200,"taxable":89200,"land":23460,"improvement":65740,"taxableLand":23460,"taxableImprovement":65740,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":91500,"taxable":91500,"land":24000,"improvement":67500,"taxableLand":24000,"taxableImprovement":67500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":98400,"taxable":98400,"land":25810,"improvement":72590,"taxableLand":25810,"taxableImprovement":72590,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":98400,"taxable":98400,"land":25810,"improvement":72590,"taxableLand":25810,"taxableImprovement":72590,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":98400,"taxable":98400,"land":25810,"improvement":72590,"taxableLand":25810,"taxableImprovement":72590,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":164300,"taxable":164300,"land":32860,"improvement":131440,"taxableLand":32860,"taxableImprovement":131440,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":164300,"taxable":164300,"land":32860,"improvement":131440,"taxableLand":32860,"taxableImprovement":131440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":180500,"taxable":180500,"land":36100,"improvement":144400,"taxableLand":36100,"taxableImprovement":144400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":180500,"taxable":180500,"land":36100,"improvement":144400,"taxableLand":36100,"taxableImprovement":144400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":429100,"taxable":429100,"land":85820,"improvement":343280,"taxableLand":85820,"taxableImprovement":343280,"exemptLand":0,"exemptImprovement":0}],"taxNow":2527,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"544554","date":"2014-06-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-07-03","scope":"3/4\" WATER DISTRIBUTION LINE REPLACEMENT - PA ONE CALL #20141702881 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"546776","date":"2014-07-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-07-03","scope":"HT - PA ONE CALL #20141820769 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"923866","date":"2018-11-01","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-06-26","scope":"INTERIOR DEMO OF NON-LOAD BEARING WALLS ONLY,NO STRUCTURAL WORK ON THIS PERMIT, INTERIOR ALTERATIONS THROUGH OUT, TO INCLUDE DRYWALL, FRAMING, SHEETROCK, NEW KITCHEN AND NEW BATHROOM, NEW WINDOWS AND DOORS IN EXISTING OPENING. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD FOR INTERIOR ALTERATIONS, DATED JANUARY 2011. DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES. NOTE: CONTRACTOR IS LISTED AS A \"SOLE PROPRIETOR\" AND HAS NO EMPLOYEES AND/OR WORKERS COMPENSATION INSURANCE - ALL SUBCONTRACTORS REQUIRE SEPARATE LICENSES AND INSURANCE SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL AND MECHANICAL WORK. NO OTHER WORK ALLOWED UNDER THIS PERMIT."},{"number":"925996","date":"2018-11-08","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-10-20","scope":"EZ MASONRY FACADE PERMIT STANDARDS - For Facade Replacement on One-Family Dwellings, 3-Story Maximum Height REMOVE AND REPLACE EXISTING BRICK FRONT 14'X 25'. *CONTRACTOR HAS NO EMPLOYEES PER NOTARIZED LETTER*"},{"number":"924858","date":"2018-12-04","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-12-04","scope":"INTERIOR ALTERATIONS TO EXISTING TWO STORY RESIDENCE PLUS TWO STORY REAR ADDITION AND NEW THIRD FLOOR ADDITION INCLUDING ROOF DECK."},{"number":"924859","date":"2018-12-04","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A THIRD STORY ADDITION WITH ROOF DECK AND A REAR ADDITION AS PER PLANS. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"948951","date":"2019-02-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-10-20","scope":"INSTALL 12 FIXTURES AS PER 2004 PPC"},{"number":"951772","date":"2019-02-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"TOTAL REWIRE ALL RECEPTACLES FIXTURES GFCIS SWITCHES AND HARDWIRE SMOKE DETECTORS INSTALL 200AMP SERVICE METER AND PANEL SOCKET AS PER 2008 NEC"},{"number":"943136","date":"2019-03-05","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"UNDERPINNING AT BASEMENT PER PLAN BASEMENT CONCRETE FLOOR PER PLAN"},{"number":"958338","date":"2019-05-14","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-05-07","scope":"INSTALL (1) HVAC UNIT 90,000 BTU HIGH EFFICIENCY 3 TON WITH DUCTWORK THROUGHOUT."}],"storyTag":"New construction","storyDelta":35.5,"timeline":[{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2017,"k":"sale","p":65000},{"y":2018,"k":"permit","w":"Alteration"},{"y":2018,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2018,"k":"permit","w":"Zoning"},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"sale","p":365000}],"rented":true,"licenses":[{"number":"589855","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"KSF REALTY LLC (GERALD BELL)","legalName":"KSF REALTY LLC","address":"1316 S RINGGOLD ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-04-13","latestIssueDate":"2014-03-22","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"708094","type":"Rental","status":"Inactive","businessName":"KSF REALITY LLC","legalName":"KSF REALITY LLC ","address":"1316 S RINGGOLD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2016-07-15","latestIssueDate":"2016-07-15","expirationDate":"2017-07-14","inactiveDate":"2017-09-12"},{"number":"927719","type":"Rental","status":"Active","businessName":"Petra Brown","legalName":"Petra Brown","address":"1316 S RINGGOLD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-07-05","latestIssueDate":"2026-07-01","expirationDate":"2027-07-04","inactiveDate":null}],"licenseActivity":[{"number":"927719","type":"Rental","businessName":"Petra Brown","legalName":"Petra Brown","issuedDate":"2023-07-05","latestIssueDate":"2026-07-01","closureDate":null,"expirationDate":"2027-07-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"708094","type":"Rental","businessName":"KSF REALITY LLC","legalName":"KSF REALITY LLC ","issuedDate":"2016-07-15","latestIssueDate":"2016-07-15","closureDate":"2017-09-12","expirationDate":"2017-07-14","inactiveDate":"2017-09-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"589855","type":"Vacant Residential Property / Lot","businessName":"KSF REALTY LLC (GERALD BELL)","legalName":"KSF REALTY LLC","issuedDate":"2013-04-13","latestIssueDate":"2014-03-22","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 138% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $180,500 to $429,100","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: 925996 (Expired), 924859 (Issued), 948951 (Expired), 951772 (Issued), 943136 (Issued). 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":"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 1923 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/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 17, 2013.","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":"Vacant Residential Property / Lot #589855: Closed since Apr 29, 2015","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":"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"}]}