{"asOf":"2026-07-11T05:18:39.994Z","block":"0-99 N RUBY ST","blockUrl":"https://blockreport.homes/block/0-99-n-ruby-st","address":"26 N RUBY ST","parcelNumber":"441199900","source":"https://property.phila.gov/?p=441199900","ownerType":"owner-occupied","kind":"house","isHouse":true,"residential":true,"taxExempt":false,"institutional":false,"buildingClass":"ROW 2 STY MASONRY","useLabel":"House","owner":"GENTILUCCI ERICA","coOwner":"MADIGAN PATRICK","marketValue":192600,"livableArea":1238,"yearBuilt":1925,"lastSale":{"price":204900,"date":"2021-05-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"4953828","date":"2018-10-15","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4953827","date":"2018-10-15","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4953826","date":"2018-10-15","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4844940","date":"2018-10-17","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4844942","date":"2018-10-17","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4844941","date":"2018-10-17","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4946573","date":"2018-10-17","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"659287","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2018-10-16","completedDate":"2019-12-26","violations":[{"number":"4953828","date":"2018-10-15","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4953827","date":"2018-10-15","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4953826","date":"2018-10-15","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"659755","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-10-18","completedDate":"2019-03-30","violations":[{"number":"4844940","date":"2018-10-17","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4844942","date":"2018-10-17","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4844941","date":"2018-10-17","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"659756","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-10-18","completedDate":null,"violations":[{"number":"4946573","date":"2018-10-17","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":7,"worst":null}],"investigations":[{"caseNumber":"20118","date":"2004-01-07","type":"L_INITIAL","status":"CLOSED"},{"caseNumber":"659287","date":"2018-10-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"659756","date":"2018-10-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"659755","date":"2018-10-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"659755","date":"2018-11-16","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"659756","date":"2018-11-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"659756","date":"2018-12-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"659287","date":"2019-01-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"659287","date":"2019-02-15","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"659287","date":"2019-12-19","type":"PRECOURT","status":"PASSED"},{"caseNumber":"659756","date":"2019-12-19","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2018,"fails":4,"passes":0},{"y":2019,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96115391806865,"lng":-75.22798545191895,"geom":{"type":"Polygon","coordinates":[[[-75.227882949,39.961119485],[-75.228097101,39.961145906],[-75.228088809,39.961188133],[-75.227873948,39.96116223],[-75.227882949,39.961119485]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":3,"baths":1,"stories":2,"lotArea":943,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":true,"extCond":"2","intCond":"2","garage":null,"homestead":true,"mail":"26 N RUBY ST, PHILADELPHIA PA, 19139","mailOut":false,"appeals":[],"taxYears":[{"year":2000,"total":2145.85,"principal":146.5,"interest":213.15,"penalty":10.25},{"year":2001,"total":1421.72,"principal":486.59,"interest":664.2,"penalty":34.06},{"year":2002,"total":1504.67,"principal":535.24,"interest":682.43,"penalty":37.47},{"year":2003,"total":1447.82,"principal":535.24,"interest":634.26,"penalty":37.47},{"year":2004,"total":1390.97,"principal":535.24,"interest":586.08,"penalty":37.47},{"year":2005,"total":1334.13,"principal":535.24,"interest":537.91,"penalty":37.47},{"year":2006,"total":1018.94,"principal":424.85,"interest":388.92,"penalty":29.74},{"year":2007,"total":818.9,"principal":355.1,"interest":293.52,"penalty":25.36},{"year":2008,"total":578.5,"principal":276.59,"interest":204.61,"penalty":20.36},{"year":2009,"total":1186.77,"principal":574.78,"interest":370.73,"penalty":40.23},{"year":2010,"total":1125.73,"principal":574.78,"interest":319,"penalty":40.23},{"year":2011,"total":1167.75,"principal":631.67,"interest":293.73,"penalty":44.22},{"year":2012,"total":1142.18,"principal":656.02,"interest":246.01,"penalty":45.92},{"year":2013,"total":1110.2,"principal":679.59,"interest":193.69,"penalty":47.57},{"year":2014,"total":1109.83,"principal":674.96,"interest":131.62,"penalty":47.25},{"year":2015,"total":1038.14,"principal":674.96,"interest":70.87,"penalty":47.25},{"year":2016,"total":565.88,"principal":436.25,"interest":6.54,"penalty":4.36}],"taxNet":20107.98,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":27100,"taxable":27100},{"y":2017,"v":27100,"taxable":27100},{"y":2018,"v":27100,"taxable":27100},{"y":2019,"v":28400,"taxable":28400},{"y":2020,"v":29500,"taxable":29500},{"y":2021,"v":29500,"taxable":29500},{"y":2022,"v":29500,"taxable":29500},{"y":2023,"v":45500,"taxable":45500},{"y":2024,"v":45500,"taxable":45500},{"y":2025,"v":175900,"taxable":175900},{"y":2026,"v":175900,"taxable":75900},{"y":2027,"v":192600,"taxable":92600}],"taxNow":1062,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"947694","date":"2019-02-07","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2021-04-20","scope":"EZ PERMIT STANDARDS ALTERATIONS- For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans."},{"number":"949963","date":"2019-02-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-03-15","scope":"INTALL 4 FIXTURES AS PER 2004 PPC"},{"number":"953994","date":"2019-03-04","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-29","scope":"INSTALL NEW OUTLETS, SWITCHES, LIGHT FIXTURES, TV, HARD WIRE SMOKE DETECTORS, PER 2008 NEC Amendment: Electrical service replacement to be removed from permit was not needed"},{"number":"985787","date":"2019-06-14","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-04-20","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."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"viol","w":"7 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed ×4"},{"y":2019,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2021,"k":"sale","p":204900}],"rented":false,"licenses":[],"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 287% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $45,500 to $175,900","no permit shown in 2024-2026"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 949963 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 2 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 19, 2019.","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":"homestead","level":"verify","title":"Homestead is tied to owner occupancy and the deed","finding":"OPA shows the Homestead Exemption.","why":"Philadelphia limits Homestead to an owner’s primary residence. The City says a deed change can require a new application or update.","action":"A buyer should apply in their own name and not assume the seller’s benefit continues.","url":"https://www.phila.gov/documents/homestead-exemption-application/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 3 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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}