{"asOf":"2026-07-11T07:23:58.136Z","block":"1300-1399 RIDGE AVE","blockUrl":"https://blockreport.homes/block/1300-1399-ridge-ave","address":"1347-53 RIDGE AVE","parcelNumber":"881068195","source":"https://property.phila.gov/?p=881068195","ownerType":"absentee","kind":"commercial","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"APTS 5-50 UNITS MASONRY","useLabel":"Apartment building","owner":"ROCHA TINA","coOwner":"KOWBUZ PAUL MICHAEL","marketValue":730600,"livableArea":7776,"yearBuilt":1920,"lastSale":{"price":310000,"date":"2010-05-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"2357180","date":"2012-01-17","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3667173","date":"2015-08-06","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3667172","date":"2015-08-06","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3667174","date":"2015-08-06","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"313066","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-01-20","completedDate":"2012-07-06","violations":[{"number":"2357180","date":"2012-01-17","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"496016","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-08-06","completedDate":"2015-08-26","violations":[{"number":"3667173","date":"2015-08-06","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3667172","date":"2015-08-06","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3667174","date":"2015-08-06","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":1,"worst":null},{"y":2015,"n":3,"worst":null}],"investigations":[{"caseNumber":"313066","date":"2012-01-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"313066","date":"2012-02-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"313066","date":"2012-07-06","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.965569928881585,"lng":-75.15951773089276,"geom":{"type":"Polygon","coordinates":[[[-75.159383283,39.965602225],[-75.159396244,39.965544695],[-75.159354716,39.965505844],[-75.159609097,39.965428587],[-75.159702913,39.965614197],[-75.159359184,39.965716663],[-75.159383283,39.965602225]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":3,"lotArea":6146,"zoning":"CMX3","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"847 N RINGGOLD ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR AN ART GALLERY ON THE FIRST FLOOR, IN THE SAME BUILDING WITH SEVEN (7) LIVE / WORK ARTIST STUDIOS 2ND THRU 3RD FLOORS, FOR SEVEN (7) ACC PARKING SPACES, FOR A 8 FT HIGH FENCE WITH A GATE AT FRONT.","status":"CLOSED","outcome":"Granted with conditions","date":"2010-04-21","number":"11197","relatedPermit":"257229"},{"type":"Building standards appeal","grounds":"ON 8/22/2017, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #802745.","status":"CLOSED","outcome":"APPROVED","date":"2017-09-25","number":"31696","relatedPermit":"802745"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":391600,"taxable":391600},{"y":2017,"v":391600,"taxable":391600},{"y":2018,"v":473800,"taxable":391600},{"y":2019,"v":473800,"taxable":391600},{"y":2020,"v":474900,"taxable":392509},{"y":2021,"v":474900,"taxable":392509},{"y":2022,"v":474900,"taxable":392509},{"y":2023,"v":730600,"taxable":605667},{"y":2024,"v":730600,"taxable":605667},{"y":2025,"v":730600,"taxable":605667},{"y":2026,"v":730600,"taxable":605667},{"y":2027,"v":730600,"taxable":605656}],"taxNow":8478,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"294979","date":"2010-09-03","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2010-09-03","scope":"PRELIMINARY PLAN REVIEW FOR RENOVATIONS TO A PORTION OF AN EXISTING THREE STORY BUILDING FOR AN ART GALLERY ON THE FIRST FLOOR AND (6) LIVE/WORK ART STUDIOS ON 2ND & 3RD FLOORS. WORK ALSO TO INCLUDE NEW WINDOWS (7) PARKING SPACES AND 8' HIGH FENCE."},{"number":"257229","date":"2011-04-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-04-15","scope":"1ST FLOOR - ART GALLERY, 2ND FLOOR - (5) ARTIST'S LIVE/WORK STUDIOS, 3RD FLOOR - (1) ARTIST LIVE/WORK STUDIOS, SEVEN (7) ACCESSORY OFF-STREET PARKING SPACES TO BE ADDED"},{"number":"335943","date":"2011-09-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2014-05-30","scope":"CONSTRUCTION OF A NEW FIRST FLOOR ART GALLERY AND 6 LIVE/WORK STUDIOS ON SECOND AND THIRD FLOORS. INCLUDES NEW ENTRANCES, WINDOWS, STAIRS, NEW MEP SYSTEMS. NEW PARKING LOT FOR 7 PARKING SOACES TO INCLUDE 1 ADA SPACE WITH 8' FENCE"},{"number":"722828","date":"2016-09-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-09-20","scope":"FIRST FLOOR ART GALLERY & STUDIO ( TEACHING OF ART)WITH SEVEN (7) PREVIOUSLY APPROVED ACCESSORY PARKING SPACES INCLUDING 1 ADA SPACE AND 8'-0\" HIGH FENCE WITH GATE"},{"number":"729977","date":"2016-11-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-07-06","scope":"FOR ALTERATION IN AN EXISTING STRUCTURE TO INCLUDE NEW ACCESSIBLE RESTROOMS, NEW INTERIOR STAIR FRAMING, NEW ACCESSIBLE ENTRANCE, NEW INTERIOR PARTITION WALL INSTALLATION, FIRE-RATED SEPARATION ASSEMBLIES, AND STOREFRONT GLAZING. (IEBC 2009, COMPLIANCE PATH: CHANGE IN OCCUPANCY CLASSIFICATION: EQUAL HAZARD) **SEPARATE PERMITS TO BE REQUIRED FOR ELECTRICAL, PLUMBING SYSTEM ALTERATIONS. SEPARATE PERMITS TO BE REQUIRED FOR OCCUPANCY OF 2ND & 3RD STORY.**"},{"number":"744027","date":"2017-01-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-08-01","scope":"FOR THE AMENDMENT OF PERMIT AP#729977 TO REVISE PROPOSAL TO REMAIN NON-SPRINKLERED WITH THE REMOVAL OF STAIR 2 INSTALLATION PROPOSAL. ACCESS OF 2ND STORY TO BE SEALED AND RESTRICTED PER NOTARIZED AFFIDAVIT OF RESTRICTED USE."},{"number":"758072","date":"2017-02-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-06-20","scope":"ALTERATIONS: INTERIOR & EXTERIOR PLUMBING; 3 STORY BUILDING; ART GALLERY ON THE FIRST FLOOR; (6) LIVE/WORK ART STUDIOS ON 2ND & 3RD FLOORS - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"759990","date":"2017-03-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-06-26","scope":"INSTALL 81-LIGHT FIXTURES,13-LIGHT SWITHCES,31-RECEPTS,POWER WIRE FOR HVAC EQUIPMENT,2-NEW ELECTRICAL PANEL BOARDS AS PER 2008 NEC (CC DISTRICT) INSTALL FIRE ALARM SYSTEM WITH 3-PULL STATIONS,9-A/V'S,2-STROBES,1-ANNICATOR PANEL,1-FIRE CONTROL PANEL AND 5-SMOKES AS PER NFPA72"},{"number":"779490","date":"2017-05-02","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-04","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS.2 HVAC SYSTEMS, TWINNED WITH 11 GRILLES AND DIFFUSERS. 1 DUCTLESS SYSTEM."},{"number":"781702","date":"2017-05-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-14","scope":"FURNISH AND INSTALL A 400AMP SERVICE,NEW PECO END BOX,PECO APPROVED METER BANKS,4\"PVC SLEEVED THROUGH BASEMENT WALL,NEMA 1 WIRING THROUGH AND NEW GRSCONDUIT FROM END BOX TO METER BANK WITH 500MCM COPPER WIRE AS PER 2008 NEC (CC DISTRICT)"},{"number":"766350","date":"2017-08-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-08-25","scope":"1 NEW BANNE SIGN (ACCESSORY SIGNAGE)"},{"number":"766344","date":"2017-08-25","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2017-09-15","scope":"FOR THE INSTALLATION OF ONE (1) PROJECTING SIGN, ACCESSORY TO EDUCATIONAL FACILITY AND LIBRARY AND CULTURAL EXHIBITS ON THE FIRST FLOOR OF AN EXISTING STRUCTURE, AS PER APPROVED PLANS."},{"number":"802745","date":"2021-02-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-08-17","scope":"ADD A DOOR BETWEEN 1ST FLOOR GALLERY SPACES IN 1347 AND 55 RIDGE AVENUE AS PER PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"viol","w":"3 L&I violations"},{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Sign"},{"y":2017,"k":"appeal","w":"Appeal approved"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[],"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 54% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $474,900 to $730,600","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #257229: 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":"1 permit not marked completed: 335943 (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":"2 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 6, 2012.","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":"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 commercial. 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/"}]}