{"asOf":"2026-07-25T20:28:23.959Z","block":"2000-2099 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-ridge-ave","address":"2016 RIDGE AVE","parcelNumber":"886000191","source":"https://property.phila.gov/?p=886000191","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"Y50","buildingCodeNew":"804","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"PHILADELPHIA HOUSING AUTH","coOwner":null,"marketValue":442800,"landAssessment":110700,"improvementAssessment":332100,"livableArea":19748,"yearBuilt":2025,"lastSale":null,"openViolations":0,"violations":[{"number":"VI-2024-079687","date":"2024-09-19","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-09-19","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2024-103891","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-09-19","completedDate":"2024-11-01","violations":[{"number":"VI-2024-079687","date":"2024-09-19","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-09-19","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2024-103891","date":"2024-09-19","type":null,"status":"FAILED"}],"inspYears":[{"y":2024,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97593318652777,"lng":-75.16892367631613,"geom":{"type":"Polygon","coordinates":[[[-75.168725582,39.975832713],[-75.169118811,39.975883131],[-75.169100146,39.975972354],[-75.168850507,39.976055333],[-75.168725582,39.975832713]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":4,"lotArea":5207,"zoning":"CMX2","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2013 RIDGE AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE LOT ADJUSTMENT TO CREATE ONE (1) LOT “PARCEL  19” FROM FOUR (4) OPA ACCOUNTS (2016 RIDGE AVE, 2018 RIDGE AVE, 2020 RIDGE AVE AND 2022 RIDGE AVE). FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURES ON LOT; FOR THE ERECTION","status":"Completed","outcome":"Granted with conditions","date":"2022-11-21","number":"ZP-2022-007469","relatedPermit":"ZP-2022-007469"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":634300,"taxable":0,"land":634300,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":634300,"exemptImprovement":0},{"y":2026,"v":442800,"taxable":0,"land":110700,"improvement":332100,"taxableLand":0,"taxableImprovement":0,"exemptLand":110700,"exemptImprovement":332100},{"y":2027,"v":442800,"taxable":0,"land":110700,"improvement":332100,"taxableLand":0,"taxableImprovement":0,"exemptLand":110700,"exemptImprovement":332100}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2022-014046","date":"2022-11-09","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-08-12","scope":"FOR THE COMPLETE DEMOLITION OF ALL EXISTING STRUCTURES ON LOT; FOR THE ERECTION OF AN ATTACHED STRUCTURE (53.4’ HIGH) WITH SIX (6) 1A CLASS BICYCLE SPACES IN AN ACCESSIBLE ROUTE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"ZP-2022-007469","date":"2022-11-09","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE (1) LOT “PARCEL 19” FROM FOUR (4) OPA ACCOUNTS (2016 RIDGE AVE, 2018 RIDGE AVE, 2020 RIDGE AVE AND 2022 RIDGE AVE).SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"CP-2022-003758","date":"2023-04-13","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-08-12","scope":"NEW CONSTRUCTION OF A FOUR (4) STORY BUILDING FOR USE AS A SHELL COMMERCIAL SPACE (USE REGISTRATION & FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) ON THE FIRST FLOOR FRONT AND SEVENTEEN (17) DWELLING UNITS AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED AND INCLUDE STANDPIPES. FIRE WATCH REQUIRED PER DEPARTMENT CODE BULLETIN F-2001. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"MP-2023-002460","date":"2023-07-05","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-08-05","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-2023-006843","date":"2023-08-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-11","scope":"Provide electrical distribution system, lights, panels, devices, complete fire alarm system including panels, devices and all wiring, jobsite temporary power, telecom system, and security system,Rescue assistance system . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"FP-2023-001687","date":"2023-10-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-08-08","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM INCLUDING STANDPIPES DEISIGNED PER NFPA 14 STANDARDS, AN AUTOMATIC SPRINKLER SYSTEM DESIGNED PER NFPA 13 STANDARD WITH 6 INCH FIRE SERVICE LINE AS PER PLANS."},{"number":"PP-2023-016634","date":"2024-03-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-08-08","scope":"All sanitary and domestic water piping. All fixtures and piping."},{"number":"ZP-2025-012559","date":"2026-01-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Cancelled","completedDate":"2026-01-21","scope":"Eating and Drinking Establishments - Prepared Food Shop"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2013,"k":"land","p":95000},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2022,"k":"appeal","w":"Appeal granted with conditions"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"665533","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"HONEY PROPERTIES LLC","legalName":"HONEY PROPERTIES LLC","address":"2016 RIDGE AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2015-05-21","latestIssueDate":"2015-05-21","expirationDate":"2016-05-31","inactiveDate":"2016-07-30"},{"number":"0994003","type":"Rental","status":"Active","businessName":"Sharswood III Part 1 LLC","legalName":"Sharswood III Part 1 LLC","address":"2016 RIDGE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":17,"issuedDate":"2025-11-20","latestIssueDate":"2025-11-20","expirationDate":"2026-11-19","inactiveDate":null}],"licenseActivity":[{"number":"0994003","type":"Rental","businessName":"Sharswood III Part 1 LLC","legalName":"Sharswood III Part 1 LLC","issuedDate":"2025-11-20","latestIssueDate":"2025-11-20","closureDate":null,"expirationDate":"2026-11-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"665533","type":"Vacant Residential Property / Lot","businessName":"HONEY PROPERTIES LLC","legalName":"HONEY PROPERTIES LLC","issuedDate":"2015-05-21","latestIssueDate":"2015-05-21","closureDate":"2016-07-30","expirationDate":"2016-05-31","inactiveDate":"2016-07-30","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":17,"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":["6 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":"The record identifies more than one dwelling/use.","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: ZP-2025-012559 (Cancelled).","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":"1 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Sep 19, 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":"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #665533: Closed since Jul 30, 2016","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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 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/"}]}