{"asOf":"2026-07-25T04:17:23.117Z","block":"1600-1699 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-ridge-ave","address":"1600 RIDGE AVE","parcelNumber":"871000093","source":"https://property.phila.gov/?p=871000093","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y70","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 4 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"1600 RIDGE AVENUE INC","coOwner":null,"marketValue":1315600,"landAssessment":263120,"improvementAssessment":1052480,"livableArea":5720,"yearBuilt":2023,"lastSale":{"price":93068,"date":"2020-12-08T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-064380","date":"2022-08-25","code":"A-304.2/2","title":"SPECIAL INSPECTIONS REQUIRED","status":"SVN ISSUED","resolutionDate":"2022-08-25","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2022-087766","type":"SITE VIOLATION NOTICE","priority":"HAZARDOUS","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-25","completedDate":"2022-09-29","violations":[{"number":"VI-2022-064380","date":"2022-08-25","code":"A-304.2/2","title":"SPECIAL INSPECTIONS REQUIRED","status":"SVN ISSUED","resolutionDate":"2022-08-25","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2022,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2022-087766","date":"2022-08-25","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96907857796353,"lng":-75.16347930140992,"geom":{"type":"Polygon","coordinates":[[[-75.163423375,39.969023089],[-75.163605759,39.969047044],[-75.163441312,39.969153952],[-75.163402493,39.969119804],[-75.163423375,39.969023089]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":4,"lotArea":1422,"zoning":"CMX2.5","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1009 JONES RD, GULPH MILLS PA, 19428","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"For the erection of an attached structure (with roof deck accessed by pilot houses enclosing access stairs only), size and location as shown on plan/application.\nFor use of vacant commercial space at the ground floor (separate use registrat","status":"Completed","outcome":"Granted","date":"2020-11-03","number":"ZP-2020-001869","relatedPermit":"ZP-2020-001869"},{"type":"LIRB-C Other L&I","grounds":"Not Responsible","status":"Closed","outcome":"Complete","date":"2026-07-17","number":"HA-2025-004344","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1292800,"taxable":258560,"land":258560,"improvement":1034240,"taxableLand":258560,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1034240},{"y":2026,"v":1292800,"taxable":258560,"land":258560,"improvement":1034240,"taxableLand":258560,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1034240},{"y":2027,"v":1315600,"taxable":263120,"land":263120,"improvement":1052480,"taxableLand":263120,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1052480}],"taxNow":3619,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-001869","date":"2020-09-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-01-21","scope":"For the erection of an attached structure (with roof deck accessed by pilot houses enclosing access stairs only), size and location as shown on plan/application."},{"number":"CP-2021-003344","date":"2021-11-15","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-09","scope":"NEW FIVE (5) STORY BUILDING WITH CELLAR & ROOF DECK WITH TWO(2) PILOT HOUSES FOR USE AS FOUR (4) DWELLING UNITS ON SECOND(2ND) THROUGH FIFTH (5TH) FLOORS & VACANT COMMERCIAL SPACE ON GROUND & CELLAR LEVELS. AMENDMENT (6/13/2022) TO REDUCE THE TOTAL NUMBER OF STORIES ABOVE GRADE TO FOUR (4) STORIES. TO REDUCE THE TOTAL NUMBER OF DWELLING UNITS TO THREE (3) DWELLINGS AND TO CHANGE TO TYPE OF CONSTRUCTION OF THE PROPOSED STRUCTURE TO VA CONSTRUCTION. ALL CHANGES AS SHOWN ON REVISED PLANS. AMENDMENT (1/31/2023) TO ADD SPECIAL ONSPECTIONS"},{"number":"ZP-2022-001696","date":"2022-03-07","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-08-09","scope":"For the erection of an attached structure (with roof deck accessed by pilot houses enclosing access stairs only), size and location as shown on plan/application; no change to previously approved footprint as granted by the ZBA under MI-2020-001235 on 9/29/2020."},{"number":"FP-2022-002688","date":"2022-10-31","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-08-02","scope":"FOR THE INSTALLATION OF A SIX (6) INCH FIRE SERVICE LINE WITH A SIX (6) INCH BACKFLOW PREVENTER, AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13, AND MANUAL WET STANDPIPE PER NFPA 14. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2022-014342","date":"2022-12-27","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-08-02","scope":"Install Water Distribution, inlet, drain, hot water heater, kitchen, laundry, water closets, showers, lavs"},{"number":"MP-2023-000236","date":"2023-02-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-08-01","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2023-002826","date":"2023-04-19","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-07-17","scope":"INSTALL A 400 AMP 120/208V 3 PHASE SERVICE, (5) GANG METER BANK, (1) 200 AMP PANEL & FEEDER, (3) 100 AMP PANELS & FEEDERS, (1) 125 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS, COMMERCIAL SHELL SPACE, & THREE DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL, HVAC, & FIRE PUMP EQUIPMENT AS PER 2017 NEC. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT AS PER 2016 NFPA 72."},{"number":"ZP-2025-002635","date":"2025-03-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2025-001465","date":"2025-05-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-05-05","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACE. FOR USE AS A BUSINESS OCCUPANCY. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"MP-2025-002008","date":"2025-07-14","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2026-05-05","scope":"FOR THE INSTALLATION OF ONE (1) 12.5 FT. HOOD FOR A RESTAURANT WITH EXHAUST FAN AND ASSOCIATED DUCTWORK, ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"ZP-2026-005207","date":"2026-06-23","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"CP-2026-002540","date":"2026-07-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR A TENANT FIT-OUT TO TO INCLUDE A CHANGE IN OCCUPANCY TO A PORTION OF THE FIRST FLOOR OF AN EXISTING STRUCTURE . FOR A MERCANTILE OCCUPANCY. ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK**IEBC 2018**EXISTING BUILDING IS FULLY SPRINKLERED** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK**"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"appeal","w":"Appeal complete"}],"rented":true,"licenses":[{"number":"940893","type":"Rental","status":"Active","businessName":"1600 Ridge Ave Inc","legalName":"1600 Ridge Ave Inc","address":"1600 RIDGE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-01-02","latestIssueDate":"2026-02-03","expirationDate":"2027-01-01","inactiveDate":null}],"licenseActivity":[{"number":"940893","type":"Rental","businessName":"1600 Ridge Ave Inc","legalName":"1600 Ridge Ave Inc","issuedDate":"2024-01-02","latestIssueDate":"2026-02-03","closureDate":null,"expirationDate":"2027-01-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":3,"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":["7 permit events 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-2020-001869: Completed · Granted; related permit ZP-2020-001869.","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":"4 permits not marked completed: ZP-2020-001869 (Expired), CP-2025-001465 (Expired), MP-2025-002008 (Expired), CP-2026-002540 (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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1009 JONES RD, GULPH MILLS PA, 19428).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"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/"}]}