{"asOf":"2026-07-30T00:37:43.287Z","block":"1800-1899 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-ridge-ave","address":"1810 RIDGE AVE","parcelNumber":"881443260","source":"https://property.phila.gov/?p=881443260","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":"830","buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"18TH & RIDGE LLC","coOwner":null,"marketValue":4347400,"landAssessment":434700,"improvementAssessment":3912700,"livableArea":27280,"yearBuilt":2021,"lastSale":{"price":1250000,"date":"2018-06-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"5002752","date":"2019-04-13","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-10-16","underAppeal":false,"noticeUrl":null},{"number":"5002753","date":"2019-04-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-10-16","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-018050","date":"2022-03-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2022-05-26","resolution":"CLOSED - WRITTEN IN ERROR","latestInvestigationDate":"2022-05-26","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-018051","date":"2022-03-16","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2022-05-26","resolution":"CLOSED - WRITTEN IN ERROR","latestInvestigationDate":"2022-05-26","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"679872","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DNC","status":"CLOSED","createdDate":"2019-04-13","completedDate":"2019-10-17","noticeUrl":null,"violations":[{"number":"5002752","date":"2019-04-13","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-10-16","underAppeal":false,"noticeUrl":null},{"number":"5002753","date":"2019-04-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-10-16","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2022-021897","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-03-17","completedDate":"2022-05-26","noticeUrl":null,"violations":[{"number":"VI-2022-018050","date":"2022-03-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2022-05-26","resolution":"CLOSED - WRITTEN IN ERROR","latestInvestigationDate":"2022-05-26","underAppeal":false,"noticeUrl":null},{"number":"VI-2022-018051","date":"2022-03-16","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2022-05-26","resolution":"CLOSED - WRITTEN IN ERROR","latestInvestigationDate":"2022-05-26","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2019,"n":2,"worst":null},{"y":2022,"n":2,"worst":null}],"investigations":[{"caseNumber":"679872","date":"2019-04-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"679872","date":"2019-10-16","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2022-021897","date":"2022-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-021897","date":"2022-04-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-021897","date":"2022-05-26","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":1,"passes":1},{"y":2022,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.971699907565345,"lng":-75.16636703445496,"geom":{"type":"Polygon","coordinates":[[[-75.166316376,39.971922349],[-75.166158062,39.971699091],[-75.166316449,39.971612694],[-75.166279425,39.971572493],[-75.166344581,39.971536952],[-75.166381603,39.971577153],[-75.166597322,39.971459482],[-75.166644783,39.971510987],[-75.166353683,39.97166978],[-75.166496065,39.971824293],[-75.166316376,39.971922349]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-016099","type":"Sprinkler Certification","inspectionDate":"2024-04-30","result":"Certified","expirationDate":"2025-04-30","buildingId":"1547169"},{"number":"BC-2024-014969","type":"Sprinkler Certification","inspectionDate":"2024-04-30","result":"Certified","expirationDate":"2025-04-30","buildingId":"1547169"},{"number":"BC-2025-009127","type":"Sprinkler Certification","inspectionDate":"2025-03-28","result":"Certified","expirationDate":"2026-03-28","buildingId":"1547169"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":5,"lotArea":7205,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"22 BOWMAN DR, FEASTERVILLE PA, 19053","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT RELOCATION OF LOT LINES TO CREATE FOUR LOTS FROM TWO LOTS(1810 RIDGE AVE, 1800 GINNODO ST), FOR THE ERECTION OF AN ATTACHED STRUCTURE (MAXIMUM HEIGHT NTE 55 FT) WITH TWO COMMERCIAL SPACES ON THE FIRST FLOOR, WITH OPEN AIR INTERIOR PA","status":"OPEN","outcome":"Withdrawn","date":"2014-03-17","number":"22344","relatedPermit":"515593"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2017,"v":55000,"taxable":55000,"land":55000,"improvement":0,"taxableLand":55000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":56600,"taxable":56600,"land":56600,"improvement":0,"taxableLand":56600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1280000,"taxable":1280000,"land":1280000,"improvement":0,"taxableLand":1280000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1486775,"taxable":1348925,"land":1280000,"improvement":206775,"taxableLand":1280000,"taxableImprovement":68925,"exemptLand":0,"exemptImprovement":137850},{"y":2022,"v":5001950,"taxable":1280000,"land":1280000,"improvement":3721950,"taxableLand":1280000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3721950},{"y":2023,"v":4135500,"taxable":413550,"land":413550,"improvement":3721950,"taxableLand":413550,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3721950},{"y":2024,"v":4135500,"taxable":413550,"land":413550,"improvement":3721950,"taxableLand":413550,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3721950},{"y":2025,"v":3844300,"taxable":384430,"land":384430,"improvement":3459870,"taxableLand":384430,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3459870},{"y":2026,"v":3844300,"taxable":384430,"land":384430,"improvement":3459870,"taxableLand":384430,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3459870},{"y":2027,"v":4347400,"taxable":434700,"land":434700,"improvement":3912700,"taxableLand":434700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3912700}],"taxNow":5381,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"343181","date":"2011-07-21","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2011-07-21","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE (3) LOTS FROM (1). NO PROPOSED USE OF LAND."},{"number":"348669","date":"2011-10-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-10-19","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE (3) LOTS FROM (1). NO PROPOSED USE OF LAND. ZONING NOT REQUIRED"},{"number":"527464","date":"2014-04-29","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-04-29","scope":"SUBDIVISION ONLY. FOR THE RELOCATION OF LOT LINES TO CREATE (4) PARCELS FROM (2) PARCELS."},{"number":"695888","date":"2016-05-31","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-05-31","scope":"FOR THE RELOCATION OF LOT LINES TO CREATE TWO (2) LOTS FROM TWO (2) EXISTING OPA ACC LOTS (1810 RIDGE AVE & 907 LELAND ST). SIZE AND LOCATION AS SHOWN IN THE APPLICATION.(FOR PLANS, SEE PERMIT #692176)"},{"number":"863199","date":"2018-05-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-05-09","scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE, ROOF DECK ACCESSED BY A PILOTHOUSE AND WITH BALCONIES WITH GREEN ROOF FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR(USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY) IN THE SAME BUILDING WITH MULTI-FAMILY HOUSEHOLD LIVING ( 24 DWELLING UNITS) FROM SECOND FLOOR THROUGH FIFTH FLOORS WITH EIGHT(8) ACCESSORY PARKING SPACES INCLUDING WITH ONE(1) ACCESSIBLE SPACE ACCESSED BY A SHEAR DRIVEWAY AT REAR AND WITH EIGHT(8) BICYCLE SPACES IN AN ACCESSIBLE ROUTE. NO SIGN ON THIS APPLICATIONSIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"912687","date":"2018-10-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-10-25","scope":"FIVE STORY MIXED USE NEW CONSTRUCTION BUILDING WITH 24 DWELLING UNITS, FIRST FLOOR COMMERCIAL SPACE & BELOW GRADE STORAGE. PROPOSED PARKING IN REAR ACCESSED THROUGH SHARED EXISTING DRIVE ISLE BASEMENT."},{"number":"931135","date":"2019-02-07","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-12-17","scope":"**Amendment dated 4/13/2021 to add horizontal exit at 2nd-5th floors to exempt elevators from requiring backup power, and revise location of PECO vault** **ALL WORK AND CO FOR 2ND-5TH FLRS UNDER THIS PERMIT; SEE AP#944376 FOR CO OF 1ST FLR ONLY** FOR THE ERECTION OF A NEW FIVE (5) STORY ATTACHED STRUCTURE TO BE USED AS VACANT COMMERCIAL SPACE AT 1ST FLR, GROUP R-2 ABOVE (TWENTY-FOUR (24) DWELLING UNITS; ONE (1) TYPE A W/REST TYPE B), AND GROUP A-3 COMMON ROOF DECK ABOVE 5TH STORY ROOF ACCESSED BY PILOT HOUSES, AS PER PLANS; SEPARATE PERMITS FOR ALL MEP/FSP WORK; FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 W/STANDPIPES W/IN EXIT STAIRWAYS IN ACCORDANCE WITH NFPA 14; SEE AP#912687 FOR ZONING PERMIT; 2ND-5TH FLRS FULLY SEPARATED FROM BUILDING BELOW AS PER SECTION 509.2 OF THE 2009 IBC; SEPARATE PA L&I PERMIT REQUIRED FOR INSTALLATION OF ELEVATOR."},{"number":"944376","date":"2019-02-07","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":"2020-12-23","scope":"FOR A CERTIFICATE OF OCCUPANCY TO DOCUMENT THE CONSTRUCTION TYPE AND OCCUPANCY GROUPS WITHIN THE BASEMENT AND FIRST FLOOR OF A NEW, FIVE (5) STORY ATTACHED STRUCTURE, AS PER PLANS APPROVED UNDER AP#931135; NO WORK ON THIS PERMIT; BUILDING TO BE FULLY SPRINKLERED THROUGHOUT IN ACCORDANCE WITH NFPA 13 AND STANDPIPES WITHIN EXIT STAIRWAYS IN ACCORDANCE WITH NFPA 14; 1ST FLR FULLY SEPARATED FROM BUILDING ABOVE AS PER SECTION 509.2 OF THE 2009 IBC."},{"number":"987645","date":"2019-08-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-02-11","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE, STANDPIPE, FIRE PUMP AND 4\" SERVICE LINE, THROUGHOUT A FIVE (5) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"PP-2020-009758","date":"2020-12-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-12-09","scope":"6\"storm curb trap with 6\" storm drain line, 4\" vent . one 3\" domestic service and two 1\" domestic services-This permit does not include any site work inside the property lines."},{"number":"EP-2021-001699","date":"2021-02-24","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2021-06-29","scope":"Rough-In Permit for EP-2021-001697 Install 1000 amp, 3ph main service, install 24 gang meter module for apartments, (1) 125a 3ph meter for commercial space 2, (1) 200a 3ph meter for commercial space 1, Install 400a 3ph CT service for house. Install all wiring throughout 24 apartments, common areas. Install fire alarm system throughout as per NFPA72. Install cable tv wiring as per 2017 nec"},{"number":"PP-2021-001914","date":"2021-03-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-12-09","scope":"SUPPLY AND INSTALL WATER LINES,WASTE LINES,AND PLUMBING FIXTURES. INSTALL 3 INCH BACKFLOW PREVENTER., SUPPLY INSTALL (1) BOOSTER PUMP., SUPPLY INSTALL (24) WASHING MACHINENS ., INSTALL (24) GARBAGE DISPOSALS, ALL WORK TO BE DONE ACCORDING TO THE 2018 PPC."},{"number":"MP-2021-000954","date":"2021-04-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-12-09","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. (install 16- 1.5 ton heat pump ducane install 16- 1.5 air handler ducane install 8- 2 ton heat pump ducane install 8- 2 ton air handler ducane"},{"number":"EP-2021-001697","date":"2021-05-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-12-09","scope":"Install 1600 amp, 3-phase main service. Install 1000 amp, 3-phase, 24-gang meter module for apartments, (1) 125 amp 3-phase meter for commercial space 2, (1) 200 amp 3-phase meter for commercial space 1, Install 400 amp 3-phase CT service for house. Install all wiring throughout 24 apartments, common areas. Wire fire pump. Install cable tv wiring as per 2017 NEC. Install fire alarm system as per 2016 NFPA 72."},{"number":"ZP-2021-013122","date":"2021-10-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"CP-2021-007259","date":"2021-11-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-03-21","scope":"FIT-OUT OF FIRST FLOOR SHELL COMMERCIAL SPACE FOR A BUSINESS OFFICE AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED PER NFPA 13 AND INCLUDES STANDPIPES PER NFPA 14. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"EP-2021-013884","date":"2021-11-24","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-07-15","scope":"Rough-In Permit for EP-2021-013881 Install all wiring as per plans for a Office Fitout. Install receptacles, lighting & gfci, Install all new circuits as per plans. Main service existing in space AS PER NEC 2017"},{"number":"MP-2021-007760","date":"2021-11-24","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-03-21","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (install 5 ton ducane heat pump install 5 ton ducane air handler install 25kw electric heat)."},{"number":"PP-2021-022635","date":"2021-12-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-03-21","scope":"INSTALL 2 LAVATORIES, 2 WATER CLOSETS AND 2 HOT WATER HEATERS ACCORDING TO THE 2018 PPC."},{"number":"EP-2021-013881","date":"2021-12-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-21","scope":"INSTALL A 200 AMP/208V/3PHASE PANEL. INSTALL LIGHTS, EXIT SIGNS, EMERGENCY WALL PACKS, SWITCHES, SENSORS AND RECEPTACLES. PROVIDE POWER FOR THE MECHANICAL AND HVAC EQUIPMENT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. ** SERVICE IS EXISTING. ** NO FIRE ALARM WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Rough-In"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Rough-In"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"885234","type":"Rental","status":"Active","businessName":"18th & Ridge LLC","legalName":"18th & Ridge LLC","address":"1810 RIDGE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":25,"issuedDate":"2022-01-12","latestIssueDate":"2025-12-27","expirationDate":"2027-01-11","inactiveDate":null}],"licenseActivity":[{"number":"885234","type":"Rental","businessName":"18th & Ridge LLC","legalName":"18th & Ridge LLC","issuedDate":"2022-01-12","latestIssueDate":"2025-12-27","closureDate":null,"expirationDate":"2027-01-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","units":25,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #348669: 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":"3 permits not marked completed: 944376 (Issued), EP-2021-001699 (Expired), EP-2021-013884 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Mar 28, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 (22 BOWMAN DR, FEASTERVILLE PA, 19053).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 26, 2022.","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":"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 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/"}]}