{"asOf":"2026-07-27T02:44:28.784Z","block":"4200-4299 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/4200-4299-ridge-ave","address":"4219 RIDGE AVE","parcelNumber":"871176350","source":"https://property.phila.gov/?p=871176350","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"AMIN HASSAN GHAHREMANI","coOwner":null,"marketValue":283800,"landAssessment":56700,"improvementAssessment":227100,"livableArea":2988,"yearBuilt":1939,"lastSale":{"price":1,"date":"2008-04-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"3022226","date":"2013-04-07","code":"A-301.1/21","title":"PERMB- FLAT WALL SIGN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"211965431","date":"2019-07-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-11-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211965469","date":"2019-07-11","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2020-11-19","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"375164","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2013-04-07","completedDate":null,"violations":[{"number":"3022226","date":"2013-04-07","code":"A-301.1/21","title":"PERMB- FLAT WALL SIGN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"695326","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2019-07-11","completedDate":"2020-11-20","violations":[{"number":"211965431","date":"2019-07-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2020-11-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211965469","date":"2019-07-11","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2020-11-19","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2013,"n":1,"worst":null},{"y":2019,"n":2,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"61290","date":"2006-05-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"61290","date":"2006-05-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"61290","date":"2008-12-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"375164","date":"2013-04-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"375164","date":"2013-05-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"375164","date":"2013-06-17","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"375164","date":"2013-11-30","type":"PRECOURT","status":"FAILED"},{"caseNumber":"695326","date":"2019-07-11","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"695326","date":"2020-01-23","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"695326","date":"2020-11-20","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":0},{"y":2008,"fails":0,"passes":1},{"y":2013,"fails":3,"passes":0},{"y":2019,"fails":1,"passes":0},{"y":2020,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00926203683847,"lng":-75.19434151143126,"geom":{"type":"Polygon","coordinates":[[[-75.194259144,40.009340117],[-75.194374985,40.009165799],[-75.194424041,40.009184638],[-75.194307054,40.009358786],[-75.194259144,40.009340117]]]},"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":1096,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 1421, SOUTHEASTERN PA, 19399","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"WE NEED MORE TIME TO ASSESS THE DAMAGE & FIND CONTRACTOR.","status":"OPEN","outcome":null,"date":"2020-02-26","number":"39995","relatedPermit":"695326"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":209600,"taxable":209600,"land":27400,"improvement":182200,"taxableLand":27400,"taxableImprovement":182200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":209600,"taxable":209600,"land":27400,"improvement":182200,"taxableLand":27400,"taxableImprovement":182200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":276300,"taxable":276300,"land":55260,"improvement":221040,"taxableLand":55260,"taxableImprovement":221040,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":284500,"taxable":284500,"land":56900,"improvement":227600,"taxableLand":56900,"taxableImprovement":227600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":287300,"taxable":287300,"land":57460,"improvement":229840,"taxableLand":57460,"taxableImprovement":229840,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":287300,"taxable":287300,"land":57460,"improvement":229840,"taxableLand":57460,"taxableImprovement":229840,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":287300,"taxable":287300,"land":57460,"improvement":229840,"taxableLand":57460,"taxableImprovement":229840,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":263700,"taxable":263700,"land":52740,"improvement":210960,"taxableLand":52740,"taxableImprovement":210960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":263700,"taxable":263700,"land":52740,"improvement":210960,"taxableLand":52740,"taxableImprovement":210960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":238300,"taxable":238300,"land":47660,"improvement":190640,"taxableLand":47660,"taxableImprovement":190640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":238300,"taxable":238300,"land":47660,"improvement":190640,"taxableLand":47660,"taxableImprovement":190640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":283800,"taxable":283800,"land":56700,"improvement":227100,"taxableLand":56700,"taxableImprovement":227100,"exemptLand":0,"exemptImprovement":0}],"taxNow":3336,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"96395","date":"2007-08-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-08-15","scope":"RETAIL CLOTHING STORE AND 2 APTS."},{"number":"96921","date":"2007-11-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-12-28","scope":"INTERIOR RENOVATIONS"},{"number":"189888","date":"2008-11-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-11-18","scope":"FIXTURE REPLACEMENT"},{"number":"206443","date":"2009-03-23","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2015-09-08","scope":null},{"number":"236605","date":"2009-09-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL HVAC UNIT WITH ASSOCIATED DUCTWORK(VACANT COMMERCIAL)"},{"number":"379610","date":"2012-02-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"MIXED USE-INSTALL FIRE ALARM SYSTEM(NFPA 72),WIRE 2 APT & 1 STORE ;38 SWITCHES,11 LIGHTS,60 RECEPTS,3 HOT WATER HEATERS,3 FURNACE,3 AC,3 RANGE AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"433168","date":"2012-10-17","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-11-05","scope":"REINSTATE PERMIT #236605. THIS PERMIT TO EXPIRE ON JULY 1,2016."},{"number":"477928","date":"2013-06-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-06-17","scope":"FROM VACANT TO PHARMACY ON FIRST FLOOR AND PREVIOUSLY APPROVED USE ABOVE"},{"number":"522221","date":"2014-04-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-04-29","scope":"FLATWALL SIGN"},{"number":"821984","date":"2017-10-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-10-05","scope":"PERSONAL SERVICES ON THE FIRST FLOOR OF AN EXISTING STRCTURE WITH PREVIOUSLY APPROVED USES ABOVE. (NO SIGN ON THIS PERMIT)"},{"number":"830393","date":"2017-12-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-05-08","scope":"FOR INTERIOR LEVEL 2 ALTERATION TO CONVERT AN EXISTING 1ST FL RETAIL SPACE INTO A NAIL SALON AND FURNISH BASEMENT AS PER PLAN. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"837041","date":"2018-02-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-05-04","scope":"INSTALL DRAIN AND WATER LINES TO SUPPLY 5-PEDICURE CHAIRS FOR NAIL SALON.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"851465","date":"2018-04-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-08","scope":"INSTALL NEW 750 DUCT INLINE EXHAUST FAN AIR FLOW"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Use"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"insp","w":"Inspection failed ×3"},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2019,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"appeal","w":"Appeal filed"},{"y":2020,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"365404","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"HASSAN GHAHREMANI","legalName":"HASSAN GHAHREMANI","address":"4219 RIDGE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2006-04-25","latestIssueDate":"2009-02-19","expirationDate":"2012-02-29","inactiveDate":"2012-01-23"},{"number":"575436","type":"Rental","status":"Active","businessName":"HASSAN GHAHREMANI","legalName":"HASSAN GHAHREMANI","address":"4219 RIDGE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2012-10-10","latestIssueDate":"2026-01-15","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"575436","type":"Rental","businessName":"HASSAN GHAHREMANI","legalName":"HASSAN GHAHREMANI","issuedDate":"2012-10-10","latestIssueDate":"2026-01-15","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"365404","type":"Vacant Residential Property / Lot","businessName":"HASSAN GHAHREMANI","legalName":"HASSAN GHAHREMANI","issuedDate":"2006-04-25","latestIssueDate":"2009-02-19","closureDate":"2012-01-23","expirationDate":"2012-02-29","inactiveDate":"2012-01-23","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #96395: 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: 236605 (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 3 historical violations across 2 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":"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 (PO BOX 1421, SOUTHEASTERN PA, 19399).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1939 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":"7 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Nov 20, 2020.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #365404: Inactive since Jan 23, 2012","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}],"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/"}]}