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INSP","status":"CLOSED"},{"caseNumber":"354928","date":"2012-10-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"354928","date":"2012-10-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"632557","date":"2018-05-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"632557","date":"2018-05-21","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"584767","date":"2018-10-29","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"353316","date":"2018-10-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"353316","date":"2018-10-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"353316","date":"2018-10-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"353316","date":"2018-10-29","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"471165","date":"2018-10-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"471165","date":"2018-10-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"471165","date":"2018-10-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"471165","date":"2018-10-29","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"584767","date":"2018-10-29","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"584767","date":"2018-10-29","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"584767","date":"2018-10-29","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"CF-2020-024215","date":"2020-06-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-024215","date":"2020-09-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-103962","date":"2021-10-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-103962","date":"2021-12-16","type":null,"status":"FAILED"}],"inspYears":[{"y":2011,"fails":1,"passes":0},{"y":2012,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.934418805899135,"lng":-75.18503469455486,"geom":{"type":"Polygon","coordinates":[[[-75.184935071,39.934425581],[-75.184942671,39.934389546],[-75.185132702,39.93441164],[-75.185124101,39.93445036],[-75.184935071,39.934425581]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":4,"baths":null,"stories":3,"lotArea":756,"zoning":"RSA5","grade":null,"basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1432 S RINGGOLD ST, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[{"year":2015,"total":23.45,"principal":0,"interest":-5.14,"penalty":0}],"taxNet":0,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":44500,"taxable":44500,"land":7862,"improvement":36638,"taxableLand":7862,"taxableImprovement":36638,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":44500,"taxable":44500,"land":17444,"improvement":27056,"taxableLand":17444,"taxableImprovement":27056,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":44500,"taxable":44500,"land":17444,"improvement":27056,"taxableLand":17444,"taxableImprovement":27056,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":42200,"taxable":42200,"land":16500,"improvement":25700,"taxableLand":16500,"taxableImprovement":25700,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":45400,"taxable":45400,"land":17751,"improvement":27649,"taxableLand":17751,"taxableImprovement":27649,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":45400,"taxable":45400,"land":17751,"improvement":27649,"taxableLand":17751,"taxableImprovement":27649,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":45400,"taxable":45400,"land":45400,"improvement":0,"taxableLand":45400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":103100,"taxable":103100,"land":103100,"improvement":0,"taxableLand":103100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":430000,"taxable":106067,"land":86000,"improvement":344000,"taxableLand":86000,"taxableImprovement":20067,"exemptLand":0,"exemptImprovement":323933},{"y":2025,"v":430000,"taxable":140467,"land":86000,"improvement":344000,"taxableLand":86000,"taxableImprovement":54467,"exemptLand":0,"exemptImprovement":289533},{"y":2026,"v":430000,"taxable":174867,"land":86000,"improvement":344000,"taxableLand":86000,"taxableImprovement":88867,"exemptLand":0,"exemptImprovement":255133},{"y":2027,"v":427700,"taxable":208147,"land":85540,"improvement":342160,"taxableLand":85540,"taxableImprovement":122607,"exemptLand":0,"exemptImprovement":219553}],"taxNow":2448,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"415746","date":"2012-07-11","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-02-06","scope":"STUCCO EXTERIOR OF PROPERTY AND INTERIOR DEMOLISION"},{"number":"857988","date":"2018-03-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"SEALING 6\" LATERAL-PA1#20180680722-SEAL 6\" LATERAL AT THE CURB LINE BY REMOVING THE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"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":"863220","date":"2018-07-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-07-05","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE FOR USE AS A VACANT LOT."},{"number":"863221","date":"2018-07-05","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-10-29","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE. STRUCTURE TO BE DEMOLISHED TO GRADE BY HAND AND WITH HAND-HELD TOOLS ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. * 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2 * NEWLY EXPOSED WALLS TO BE TREATED"},{"number":"ZP-2021-011278","date":"2021-09-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-05-19","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"RP-2021-014108","date":"2022-06-16","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-05-19","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK ACCESSED BY A PILOTHOUSE. FOR USE AS A SINGLE-FAMILY HOUSEHOLD LIVING. SHEETING AND SHORING AS PRESCRIBED IN GEOTECH REPORT. SEPARATE PERMITS REQUIRED FOR SPRINKLER (13D) WORK. ENERGY CODE COMPLIANCE IN ACCORDANCE WITH 2018 IECC. PRIOR TO ISSUANCE OF C.O., SUBMITTAL OF AIR BARRIER CHECKLIST AND ENVELOPE TESTING CERTIFICATE IS REQUIRED. BOTH TO BE COMPLETED BY AN APPROVED PARTY."},{"number":"FP-2022-002332","date":"2022-08-31","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-05-18","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A THREE (3) STORY SINGLE-FAMILY DWELLING TO INCLUDE A NEW ONE (1) INCH COMBINED DOMESTIC & FIRE SERVICE LINE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH NFPA 13D BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE RP-2021-014108 FOR ASSOCIATED BUILDING PERMIT."},{"number":"PP-2022-009378","date":"2022-09-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-06","scope":"Plumbing Permit (Water Distribution) for combo RP-2021-014108"},{"number":"PP-2022-009380","date":"2022-09-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-18","scope":"Plumbing Permit (Interior) for combo RP-2021-014108"},{"number":"MP-2022-003376","date":"2022-10-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-05-18","scope":"Mechanical / Fuel Gas Permit for combo RP-2021-014108"},{"number":"EP-2022-006144","date":"2022-11-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-13","scope":"Electrical Permit for combo RP-2021-014108"},{"number":"PP-2022-009379","date":"2023-04-13","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-15","scope":"Plumbing Permit (Exterior Building Drainage) for combo RP-2021-014108"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"land","p":90000},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"sale","p":475000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2023","permit activity in 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #863220: 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: 857988 (EXPIRED).","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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 17 historical violations across 8 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 0 passed, and 17 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 16, 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":"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/"}],"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"}]}