{"asOf":"2026-07-23T01:03:38.448Z","block":"4400-4499 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4400-4499-ridge-ave","address":"4401 RIDGE AVE","parcelNumber":"784376450","source":"https://property.phila.gov/?p=784376450","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"SD","buildingCodeNew":null,"buildingClass":"VACANT LAND COMMER ACRE+","buildingClassNew":null,"useLabel":"Vacant lot","owner":"PHILA HOUSING AUTHORITY","coOwner":null,"marketValue":232100,"landAssessment":232100,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2000-12-06T05:00:00Z"},"openViolations":0,"violations":[{"number":"4431000","date":"2017-08-23","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4430999","date":"2017-08-23","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-043302","date":"2024-05-30","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-08-06","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-043301","date":"2024-05-30","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-08-06","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"600997","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2017-08-23","completedDate":"2017-11-03","violations":[{"number":"4431000","date":"2017-08-23","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4430999","date":"2017-08-23","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-053518","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-30","completedDate":"2024-08-08","violations":[{"number":"VI-2024-043302","date":"2024-05-30","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2024-08-06","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-043301","date":"2024-05-30","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-08-06","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2017,"n":2,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2024-053518","date":"2024-05-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-053518","date":"2024-08-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-053518","date":"2024-08-08","type":null,"status":"PASSED"}],"inspYears":[{"y":2024,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.01096161361945,"lng":-75.19820837755316,"geom":{"type":"Polygon","coordinates":[[[-75.197762289,40.010481223],[-75.199075245,40.010988818],[-75.199011614,40.011321267],[-75.197372703,40.011124038],[-75.197381718,40.011069118],[-75.197762289,40.010481223]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19129","beds":null,"baths":null,"stories":null,"lotArea":82385,"zoning":"CMX3","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"12 S 23RD ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"***RESUMPTION HEARING***\n\nPERMIT FOR THE ERECTION OF A STRUCTURE WITH ROOF DECKS AND ROOF DECK ACCESS STRUCTURES. FOR USE AS 185 DWELLING UNITS (MULTI-FAMILY HOUSEHOLD LIVING) AND VACANT COMMERCIAL SPACE WITH 189 PARKING SPACES (SIX (6) ACC","status":"Completed","outcome":"Granted with conditions","date":"2021-11-17","number":"ZP-2020-009878","relatedPermit":"ZP-2020-009878"},{"type":"ZBA Decision Correction","grounds":"CCP Order \nPERMIT FOR THE ERECTION OF A STRUCTURE WITH ROOF DECKS AND ROOF DECK ACCESS STRUCTURES. FOR USE AS 185 DWELLING UNITS (MULTI-FAMILY HOUSEHOLD LIVING) AND VACANT COMMERCIAL SPACE WITH 189 PARKING SPACES (SIX (6) ACCESSIBLE SPACES,","status":"In Process","outcome":"Withdrawn","date":"2022-10-28","number":"HA-2022-004396","relatedPermit":"ZP-2020-009878"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF A SEMI-DETACHED EIGHT (8) STORY STRUCTURE WITH A ROOF DECK (RESIDENTIAL USE ONLY) ACCESSED BY TWO (2) INDIVIDUAL ROOF DECK ACCESS STRUCTURES WITH AN ELEVATOR OVERUN. \n\nFOR USE AS MULTI-FAMILY (TWO-HUNDRED SIXTY (2","status":"Completed","outcome":"Granted with conditions","date":"2026-06-30","number":"ZP-2025-003990","relatedPermit":"ZP-2025-003990"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":217800,"taxable":0,"land":217800,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":217800,"exemptImprovement":0},{"y":2017,"v":217800,"taxable":0,"land":217800,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":217800,"exemptImprovement":0},{"y":2018,"v":232100,"taxable":0,"land":232100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":232100,"exemptImprovement":0},{"y":2019,"v":232100,"taxable":0,"land":232100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":232100,"exemptImprovement":0},{"y":2020,"v":232100,"taxable":0,"land":232100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":232100,"exemptImprovement":0},{"y":2021,"v":232100,"taxable":0,"land":232100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":232100,"exemptImprovement":0},{"y":2022,"v":232100,"taxable":0,"land":232100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":232100,"exemptImprovement":0},{"y":2023,"v":232100,"taxable":0,"land":232100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":232100,"exemptImprovement":0},{"y":2024,"v":232100,"taxable":0,"land":232100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":232100,"exemptImprovement":0},{"y":2025,"v":232100,"taxable":0,"land":232100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":232100,"exemptImprovement":0},{"y":2026,"v":232100,"taxable":0,"land":232100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":232100,"exemptImprovement":0},{"y":2027,"v":232100,"taxable":0,"land":232100,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":232100,"exemptImprovement":0}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"404650","date":"2012-05-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-07-26","scope":"INSTALL 1 HVAC UNIT (SFD)"},{"number":"ZP-2020-009878","date":"2021-11-03","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A DETACHED STRUCTURE WITH ROOF DECKS AND ROOF DECK ACCESS STRUCTURES. SIZE AND LOCATION AS SHOWN IN PLANS."},{"number":"ZP-2025-003990","date":"2026-03-25","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A SEMI-DETACHED EIGHT (8) STORY STRUCTURE WITH A ROOF DECK (RESIDENTIAL USE ONLY) ACCESSED BY TWO (2) INDIVIDUAL ROOF DECK ACCESS STRUCTURES WITH AN ELEVATOR OVERRUN. FOR USE AS MULTI-FAMILY (TWO-HUNDRED FIFTY-SEVEN (257) DWELLING UNITS) HOUSEHOLD LIVING AND ONE (1) VACANT COMMERCIAL SPACE (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) AT THE GROUND FLOOR; TO INCLUDE TWO-HUNDRED TWENTY-FIVE (225) ACCESSORY PARKING SPACES, INCLUDING TEN (10) ACCESSIBLE PARKING SPACES, OF WHICH ONE (1) IS VAN-ACCESSIBLE, TWELVE (12) EV CHARGING SPACES, FORTY-SIX (46) COMPACT PARKING SPACES, TWO (2) ACCESSORY OFF-STREET LOADING SPACES, AND NINETY-SIX (96) ACCESSORY CLASS 1A BICYCLE PARKING SPACES LOCATED ALONG AN ACCESSIBLE ROUTE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN. ** PAYMENT OF AN IN-LIEU FEE OF $82,750 TO PHILADELPHIA PARKS & RECREATION (PPR) IS REQUIRED PRIOR TO BUILDING PERMIT ISSUANCE. **"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Mechanical"},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2022,"k":"appeal","w":"Appeal withdrawn"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-21","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":["1 permit event since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2020-009878: Completed · Granted with conditions; related permit ZP-2020-009878.","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":"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 FAILED on Aug 8, 2024.","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 2 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/"}],"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/"}]}