{"asOf":"2026-07-23T11:24:53.702Z","block":"1100-1199 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-ridge-ave","address":"1111-21 RIDGE AVE","parcelNumber":"881068111","source":"https://property.phila.gov/?p=881068111","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"830","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartment building","owner":"SJ RIDGE INVESTMETS LLC","coOwner":null,"marketValue":4139900,"landAssessment":413900,"improvementAssessment":3726000,"livableArea":21485,"yearBuilt":2019,"lastSale":{"price":388000,"date":"2016-03-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"1869468","date":"2009-07-23","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1567596","date":"2010-01-14","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4389743","date":"2017-07-19","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4389742","date":"2017-07-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4747666","date":"2018-07-20","code":"A-304.2/2","title":"SPEC INSP- NOT COMPLIED WITH","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4747665","date":"2018-07-20","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2024-011499","date":"2024-02-23","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"CLOSED","resolutionDate":"2024-06-07","resolution":"CLOSED - WRITTEN IN ERROR"}],"violationCases":[{"number":"207941","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-07-24","completedDate":"2011-03-19","violations":[{"number":"1869468","date":"2009-07-23","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"224391","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-01-14","completedDate":"2010-03-02","violations":[{"number":"1567596","date":"2010-01-14","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"594718","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2017-07-19","completedDate":"2017-08-22","violations":[{"number":"4389743","date":"2017-07-19","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4389742","date":"2017-07-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"645131","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2018-07-20","completedDate":"2018-08-27","violations":[{"number":"4747666","date":"2018-07-20","code":"A-304.2/2","title":"SPEC INSP- NOT COMPLIED WITH","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4747665","date":"2018-07-20","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-013995","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2024-02-23","completedDate":null,"violations":[{"number":"VI-2024-011499","date":"2024-02-23","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"CLOSED","resolutionDate":"2024-06-07","resolution":"CLOSED - WRITTEN IN ERROR"}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"53388","date":"2006-03-06","type":"CI INSP","status":"FAILED"},{"caseNumber":"53388","date":"2006-03-28","type":"CI INSP","status":"FAILED"},{"caseNumber":"53388","date":"2006-06-28","type":"CI INSP","status":"PASSED"},{"caseNumber":"207941","date":"2009-07-23","type":"BC INSP","status":"FAILED"},{"caseNumber":"224391","date":"2010-01-14","type":"BC INSP","status":"FAILED"},{"caseNumber":"224391","date":"2010-02-16","type":"BC INSP","status":"PASSED"},{"caseNumber":"207941","date":"2010-03-15","type":"BC INSP","status":"CLOSED"},{"caseNumber":"207941","date":"2010-03-15","type":"BC INSP","status":"FAILED"},{"caseNumber":"207941","date":"2010-06-24","type":"PRECOURT","status":"FAILED"},{"caseNumber":"207941","date":"2010-10-29","type":"PRECOURT","status":"FAILED"},{"caseNumber":"207941","date":"2011-03-18","type":"PRECOURT","status":"PASSED"},{"caseNumber":"645131","date":"2018-07-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"645131","date":"2018-08-27","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"CF-2024-013995","date":"2024-02-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-013995","date":"2024-04-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-013995","date":"2024-05-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-013995","date":"2024-06-07","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":1},{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":4,"passes":1},{"y":2011,"fails":0,"passes":1},{"y":2018,"fails":1,"passes":0},{"y":2024,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96119129453908,"lng":-75.15680264979315,"geom":{"type":"Polygon","coordinates":[[[-75.156825552,39.96107957],[-75.156998847,39.961295387],[-75.156723411,39.961284346],[-75.156658125,39.961126779],[-75.156670138,39.961073358],[-75.156825552,39.96107957]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":5,"lotArea":4864,"zoning":"CMX2.5","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"161 E HUNTING PARK AVE, PHILADELPHIA PA, 19124","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE DOCUMENTATION OF COMPLETE DEMOLITION: FOR THE RELOCATION OF LOT LINES TO CREATE ONE(1) LOT FROM SIX(6) EXISTING LOTS (1 BRT ACCOUNT, 6 DEEDED LOTS); FOR A PRIVATE PARKING LOT WITH TEN(10) OPEN-AIR -OFF STREET PARKING SPACES T","status":"CLOSED","outcome":"Granted with conditions","date":"2011-01-05","number":"13354","relatedPermit":"287841"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINE TO CREATE FOUR (4) LOTS FROM ONE (1) LOT. FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND WITH ROOF DECK ON EACH LOT. FOR USE AS THREE (3) DWELLING ON EACH LOT. (ONE (1) UNIT ON 1ST AND 2ND FL","status":"CLOSED","outcome":"Granted with conditions","date":"2014-03-18","number":"20604","relatedPermit":"468033"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":312400,"taxable":312400,"land":312400,"improvement":0,"taxableLand":312400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":312400,"taxable":312400,"land":312400,"improvement":0,"taxableLand":312400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":465100,"taxable":465100,"land":465100,"improvement":0,"taxableLand":465100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":479000,"taxable":479000,"land":479000,"improvement":0,"taxableLand":479000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":4200000,"taxable":734874,"land":420000,"improvement":3780000,"taxableLand":420000,"taxableImprovement":314874,"exemptLand":0,"exemptImprovement":3465126},{"y":2021,"v":4200000,"taxable":4200000,"land":420000,"improvement":3780000,"taxableLand":420000,"taxableImprovement":3780000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":4200000,"taxable":420000,"land":420000,"improvement":3780000,"taxableLand":420000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3780000},{"y":2023,"v":4200000,"taxable":420000,"land":420000,"improvement":3780000,"taxableLand":420000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3780000},{"y":2024,"v":4200000,"taxable":420000,"land":420000,"improvement":3780000,"taxableLand":420000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3780000},{"y":2025,"v":4200000,"taxable":420000,"land":420000,"improvement":3780000,"taxableLand":420000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3780000},{"y":2026,"v":4200000,"taxable":420000,"land":420000,"improvement":3780000,"taxableLand":420000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3780000},{"y":2027,"v":4139900,"taxable":413900,"land":413900,"improvement":3726000,"taxableLand":413900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3726000}],"taxNow":5879,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"287841","date":"2011-01-31","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-01-31","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM SIX (6) LOTS WITH SIX (6) SEPARATE LEGAL DESCRIPTIONS AND ONE (1) BRT ACCOUNT. FOR USE AS A PRIVATE PARKING LOT FOR STAFF OF \"CHOSEN 300\" LOCATED AT 1116 SPRING GARDEN ST. - TOTAL OF ELEVEN (11) OPEN-AIR OFF-STREET SPACES INCLUDING TWO (2) HANDICAPPED ACCESSIBLE SPACES - NO SIGNS THIS APPLICATION"},{"number":"322870","date":"2011-03-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-03-01","scope":"FOR USE AS A PRIVATE PARKING LOT FOR STAFF OF \"CHOSEN 300\" LOCATED AT 1116 SPRING GARDEN ST. - TOTAL OF TEN(10) OPEN-AIR OFF-STREET SPACES INCLUDING ONE (1) HANDICAPPED ACCESSIBLE SPACES - NO SIGNS THIS APPLICATION"},{"number":"811945","date":"2018-01-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-01-09","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE (MAXIMUM HEIGHT 54' 2 5/6\") WITH ELEVATOR FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR IN THE SAME BUILDING WITH MULTIFAMILY HOUSEHOLD LIVING (18 DWELLING UNITS) FROM FIRST FLOOR REAR THRU 5TH FLOORS WITH SIX(6) BICYCLE SPACES IN AN ACCESSIBLE ROUTE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"853096","date":"2018-05-03","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-04-22","scope":"(SEE AP#861095 FOR FLRS 2-5) FOR THE ERECTION OF AN ATTACHED NON-COMBUSTIBLE STRUCTURE AT GROUND LEVEL TO INCLUDE TYPE B ACCESSIBLE UNITS, ELEVATOR MACHINE ROOM AND ELEVATOR SHAFT, EGRESS WINDOW WELLS, FOUNDATION SYSTEM INSTALLATION, RATED FLOOR/CEILING ASSEMBLIES, SPRAY-FIRE RESISTANT MATERIAL INSTALLATION, AND UNDERPINNING INSTALLATION. **SEPARATE PERMIT REQUIRED FOR OCCUPANCY OF GRD FLR COMMERCIAL SPACE. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, MECHANICAL, AND FIRE SUPPRESSION SYSTEM INSTALLATIONS. SEPARATE ADMINISTRATIVE PERMIT REQUIRED FOR ROOF TRUSS SHOP DRAWING DOCUMENTATION. SEPARATE DEPT OF LABOR & INDUSTRY PERMIT REQUIRED FOR HOIST INSTALLATION.**"},{"number":"861095","date":"2018-05-03","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-04-23","scope":"(SEE AP#853096 FOR BSMT & GRD FLR) FOR THE ERECTION OF AN ATTACHED LIGHT-FRAMED STRUCTURE TO INCLUDE ELEVATOR SHAFT, RATED FIRE PARTITIONS, RATED SHAFT ENCLOSURES, RATED FLOOR/CEILING ASSEMBLIES, AND TYPE B ACCESSIBLE UNITS. **SEPARATE PERMITS REQUIRED FOR ELECTRICAL, PLUMBING, MECHANICAL, AND FIRE SUPPRESSION SYSTEM INSTALLATIONS. SEPARATE ADMINISTRATIVE PERMIT REQUIRED FOR ROOF TRUSS SHOP DRAWING DOCUMENTATION. SEPARATE DEPT OF LABOR & INDUSTRY PERMIT REQUIRED FOR HOIST INSTALLATION.**"},{"number":"891502","date":"2018-09-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-20","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING; 5 STORY STRUCTURE;BASEMENT BUSINESS USE & VACANT COMMERCIAL SPACE AT FIRST FLOOR; MULTIFAMILY HOUSEHOLD LIVING (18 DWELLING UNITS) ABOVE; 18-BATHROOM GROUPS,LAUNDRY DRAIN AND WATER HEATER FOR 18 DWELLING UNITS OF A MIXED USE BUILDING; PIOLET HOUSE-THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"891503","date":"2018-10-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL NEW 1200AMP SERVICE AND NEW WIRING OF MIXED USE BUILDING WITH OUTLETS,SWITCHES,LIGHTS,SMOKES,PHONE AND CABLE AS PER 2008 NEC (CC DISTRICT)"},{"number":"891499","date":"2018-12-18","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-04-19","scope":"FOR THE INSTALLATION OF A MECHANICAL SYSTEM TO INCLUDE REGISTERS/DIFFUSERS, SUPPLY/EXHAUST DUCTWORK, ROOF TOP UNITS, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL AND PLUMBING WORK."},{"number":"912430","date":"2019-01-18","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-03-31","scope":"COMBINED AUTOMATIC SPRINKLER & CLASS I MANUAL WET STANDPIPE SYSTEMS WITH SIX (6) INCH FIRE SERVICE LINE & BACKFLOW PREVENTION (BFP) ASSEMBLY AND FIRE PUMP TO SERVE PREVIOUSLY APPROVED MULTI-FAMILY DWELLING AND COMMWECIAL SPACES. AUTOMATIC SPRINKLER SYSTEM, FIRE PUMP & STANDPIPE SYSTME INSTALLATION PER NFPA 13, 20 /14."},{"number":"ZP-2021-006214","date":"2021-06-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"CP-2021-007057","date":"2022-01-27","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-02-23","scope":"FOR CHANGE OF OCCUPANCY TO BUSNIESS (PERSONAL SERVICES) AND FOR LEVEL II ALTERATIONS TO INCLUDE PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESION WORK."},{"number":"EP-2022-001627","date":"2022-02-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2024-02-23","scope":"1st floor only---replace outlets & switches---fishing as per 2017 nec"},{"number":"PP-2022-009202","date":"2022-07-05","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-07-12","scope":"ROUGH IN FOUR FIXTURES AS PER PPC 2018"},{"number":"PP-2022-009189","date":"2022-07-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-23","scope":"FOR 1ST FLOOR ONLY - 6 PEDICURE CHAIRS, 1 WATER CLOSET, 1 LAVATORY, 1 HAND SINK, 1 HOT WATER HEATER, 1 WASHER, 1 DRYER, 1\" RPZ LF009M2QT. PREVIOUS CONTRACTOR ON PLUMBING PERMIT 2022-004027 CANCELLED CONTRACT WITH OWNER. I AM THE NEW CONTRACTOR."},{"number":"ZP-2023-010870","date":"2023-10-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"EP-2024-003195","date":"2024-04-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-22","scope":"1st floor only--replace outlets and switches--fishing"},{"number":"CP-2024-002254","date":"2024-06-04","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-06-24","scope":"FOR CHANGE OF OCCUPANCY TO BUSNIESS (PERSONAL SERVICES) AND FOR LEVEL II ALTERATIONS TO INCLUDE PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESION WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":true,"licenses":[{"number":"869616","type":"Rental","status":"Active","businessName":"SJ Ridge Investment, LLC","legalName":"SJ Ridge Investment, LLC","address":"1111-21 RIDGE AVE","revenueCode":"3202","rentalCategory":"Other","units":18,"issuedDate":"2021-05-28","latestIssueDate":"2026-04-13","expirationDate":"2027-05-27","inactiveDate":null},{"number":"869617","type":"Dumpster License - Private Property","status":"Active","businessName":"SJ Ridge Investment, LLC","legalName":"SJ Ridge Investment, LLC","address":"1111-21 RIDGE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2021-05-28","latestIssueDate":"2021-05-28","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"869617","type":"Dumpster License - Private Property","businessName":"SJ Ridge Investment, LLC","legalName":"SJ Ridge Investment, LLC","issuedDate":"2021-05-28","latestIssueDate":"2021-05-28","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"869616","type":"Rental","businessName":"SJ Ridge Investment, LLC","legalName":"SJ Ridge Investment, LLC","issuedDate":"2021-05-28","latestIssueDate":"2026-04-13","closureDate":null,"expirationDate":"2027-05-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":18,"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":["3 permit events 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 #20604: CLOSED · Granted with conditions; related permit 468033. Use permit #322870: COMPLETED. The history also contains “NEW USE OCCUPIED PRIOR TO CO.”","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":"2 permits not marked completed: CP-2021-007057 (Expired), EP-2022-001627 (Expired). 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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 7, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"5 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 apartments. 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 7 historical violations across 5 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/"}]}