{"asOf":"2026-07-19T15:30:05.380Z","block":"1800-1899 RANSTEAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-ranstead-st","address":"1813 RANSTEAD ST","parcelNumber":"881000145","source":"https://property.phila.gov/?p=881000145","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"RA","buildingCodeNew":null,"buildingClass":"PKG LOT NON COMMERCIAL","buildingClassNew":null,"useLabel":"Vacant lot","owner":"PIER 40 NORTH ASSOC","coOwner":"A LTD PARTNERSHIP","marketValue":1872800,"landAssessment":187200,"improvementAssessment":1685600,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2023-02-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2026-046761","date":"2026-06-24","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-06-24","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2026-075823","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-06-24","completedDate":"2026-06-25","violations":[{"number":"VI-2026-046761","date":"2026-06-24","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-06-24","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2026-075823","date":"2026-06-24","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95248941614112,"lng":-75.17070676293079,"geom":{"type":"Polygon","coordinates":[[[-75.170541134,39.952547651],[-75.170564471,39.952439324],[-75.170606733,39.952444542],[-75.170637655,39.952301009],[-75.170692243,39.95230775],[-75.170661322,39.952451282],[-75.170897287,39.952480415],[-75.17087395,39.952588741],[-75.170541134,39.952547651]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":null,"lotArea":4601,"zoning":"CMX5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":null,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"SPECIAL EXCEPTION FOR THE CREATION OF THREE (3) ACCESSORY OFF-STREET PARKING SPACES, INCLUDING ONE (1) ADA VAN-ACCESSIBLE SPACE, AT THE GROUND FLOOR OF AN EXISTING STRUCTURE. ACCESSORY PARKING TO SERVE AN EXISTING TWELVE-STORY STRUCTURE WIT","status":"Completed","outcome":"Granted","date":"2026-02-05","number":"ZP-2025-007643","relatedPermit":"ZP-2025-007643"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":1872800,"taxable":1872800,"land":1872800,"improvement":0,"taxableLand":1872800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1872800,"taxable":1872800,"land":1872800,"improvement":0,"taxableLand":1872800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1872800,"taxable":1872800,"land":1872800,"improvement":0,"taxableLand":1872800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1872800,"taxable":1872800,"land":187200,"improvement":1685600,"taxableLand":187200,"taxableImprovement":1685600,"exemptLand":0,"exemptImprovement":0}],"taxNow":26215,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-000418","date":"2023-06-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of an attached building, size and location as shown on plan/application. **Amendment 3/7/2025 to reduce occupied area and increase of GFA in accordance with plan **"},{"number":"SP-2023-000538","date":"2024-04-19","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2026-07-02","scope":"EXCAVATION WORK ASSOCIATED WITH NEW CONSTRUCTION HIGH-RISE RESIDENTIAL BUILDING AS PER APPROVED PLANS. WORK TO INCLUDE TEMPORARY EXCAVATION SUPPORT SYSTEM. NO BUILDING CONSTRUCTION APPROVED ON THIS PERMIT. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR BUILDING CONSTRUCTION**"},{"number":"SP-2024-000445","date":"2024-06-04","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2026-07-02","scope":"NEW CONSTRUCTION OF FOUNDATION WORK ONLY FOR A NEW CONSTRUCTION HIGH-RISE RESIDENTIAL BUILDING AS PER APPROVED PLANS. SEE SP-2023-000538 FOR EXCAVATION AND TEMPORARY SHORING APPROVAL. *2018 IBC REVIEW* **SEPARATE PERMIT REQUIRED FOR FULL NEW CONSTRUCTION WORK**"},{"number":"EP-2024-002869","date":"2024-07-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-09-06","scope":"Installation of temporary NEMA-3R rated panel w/ gfci receptacles. -2017 NEC."},{"number":"CP-2024-003183","date":"2024-12-06","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A TWELVE (12) STORY HIGH-RISE STRUCTURE OF TYPE I-B CONSTRUCTION WITH BASEMENT AND ROOF DECKS FOR USE AS EIGHTY-FOUR (84) DWELLING UNITS (GROUP R-2). ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND STANDPIPES TO BE INSTALLED IN INTERIOR EXIT STAIRWAY ENCLOSURES IN ACCORDANCE WITH NFPA 14. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, FIRE SUPPRESSION, AND EXCAVATION WORK. [AMENDMENT 4/22/2025 FOR REDUCTION IN OCCUPIED AREA AND G.F.A. AND FOR INCREASE IN FIRE SEPARATION DISTANCE AND EXTERIOR WALL OPENINGS AT SOUTHERN WALL AS PER APPROVED AMENDED PLANS. SEE ZP-2023-000418 AMENDMENT FOR ZONING APPROVAL OF CHANGES TO STRUCTURE BULKING AND MASSING.]"},{"number":"PP-2024-016629","date":"2024-12-09","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo CP-2024-003183"},{"number":"PP-2024-016628","date":"2024-12-09","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-06","scope":"Plumbing Permit (Exterior Building Drainage) for combo CP-2024-003183"},{"number":"PP-2024-016627","date":"2024-12-09","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-02","scope":"Plumbing Permit (Water Distribution) for combo CP-2024-003183"},{"number":"EP-2024-011710","date":"2025-03-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-06-04","scope":"Electrical Permit for combo CP-2024-003183"},{"number":"FP-2025-000198","date":"2025-03-07","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF SIX-INCH FIRE SERVICE LINE, SIX-INCH BACKFLOW PREVENTER, FIRE PUMP, FIRE SPRINKLER SYSTEM AND STANDPIPES PER APPROVED PLANS, HYDRAULIC CALCULATIONS, NFPA 13, NFPA 14 AND NFPA 20."},{"number":"MP-2024-005609","date":"2025-05-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo CP-2024-003183"},{"number":"ZP-2025-007643","date":"2026-01-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE CREATION OF THREE (3) ACCESSORY OFF-STREET PARKING SPACES, INCLUDING ONE (1) ADA VAN-ACCESSIBLE SPACE, AT THE GROUND FLOOR OF AN EXISTING STRUCTURE. ACCESSORY PARKING TO SERVE AN EXISTING TWELVE-STORY STRUCTURE WITH EIGHTY-FOUR (84) DWELLING UNITS AS PREVIOUSLY APPROVED UNDER ZP-2023-000418. A TOTAL OF TWENTY-NINE (29) ACCESSORY PARKING SPACES ARE PROVIDED, INCLUDING FIVE (5) ADA SPACES, WITH THREE (3) SPACES ON-SITE AND TWENTY-SIX (26) OFF-SITE SPACES LOCATED AT 1800 MARKET STREET (ZP-2023-002476) AND 1900-34 JFK BOULEVARD (ZP-2023-013008). OFF-SITE ACCESSORY PARKING COMPLIES WITH §14-801(9) OF THE PHILADELPHIA ZONING CODE. NO CHANGE TO PREVIOUSLY APPROVED USES. ALL WORK AS SHOWN ON THE APPROVED PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Foundation"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"appeal","w":"Appeal granted"},{"y":2026,"k":"viol","w":"L&I violation"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-10","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":["10 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: CP-2024-003183 (Issued), PP-2024-016629 (Issued), FP-2025-000198 (Issued), MP-2024-005609 (Issued).","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":"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":"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/"}]}