{"asOf":"2026-07-25T15:03:56.778Z","block":"1700-1799 RITTENHOUSE SQ","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-rittenhouse-sq","address":"1710 RITTENHOUSE SQ","parcelNumber":"082113900","source":"https://property.phila.gov/?p=082113900","ownerType":"owner-occupied","kind":"house","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"DB0","buildingCodeNew":"21","buildingClass":"OFF BLD COM NO GAR MASON","buildingClassNew":"ROW OLD STYLE","useLabel":"House","owner":"YOSHIMURO BRANDON S","coOwner":null,"marketValue":1374500,"landAssessment":274900,"improvementAssessment":1099600,"livableArea":2496,"yearBuilt":1750,"lastSale":{"price":1500000,"date":"2021-03-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"2692161","date":"2008-06-20","code":"A-301.1/71","title":"PERMB- CREATE WALL BREACH","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2692162","date":"2008-06-20","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"165964","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2008-06-20","completedDate":"2013-08-05","violations":[{"number":"2692161","date":"2008-06-20","code":"A-301.1/71","title":"PERMB- CREATE WALL BREACH","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2692162","date":"2008-06-20","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null}],"investigations":[{"caseNumber":"165964","date":"2008-06-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"165964","date":"2008-08-13","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"165964","date":"2009-08-14","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"165964","date":"2010-08-13","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"165964","date":"2011-08-25","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"165964","date":"2012-05-25","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"165964","date":"2012-08-01","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"165964","date":"2012-09-05","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"165964","date":"2012-11-05","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"165964","date":"2013-01-16","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"165964","date":"2013-08-05","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":1},{"y":2009,"fails":0,"passes":1},{"y":2010,"fails":0,"passes":1},{"y":2011,"fails":0,"passes":1},{"y":2012,"fails":0,"passes":4},{"y":2013,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.948145479615654,"lng":-75.17005916959971,"geom":{"type":"Polygon","coordinates":[[[-75.170049647,39.948056653],[-75.170106578,39.94806422],[-75.17006809,39.948234498],[-75.170012174,39.948227727],[-75.170049647,39.948056653]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":3,"baths":3,"stories":3,"lotArea":1008,"zoning":"RM1","grade":null,"basement":"D","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"1710 RITTENHOUSE SQ, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":564200,"taxable":564200,"land":31016,"improvement":533184,"taxableLand":31016,"taxableImprovement":533184,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":564200,"taxable":564200,"land":31016,"improvement":533184,"taxableLand":31016,"taxableImprovement":533184,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":564200,"taxable":564200,"land":31016,"improvement":533184,"taxableLand":31016,"taxableImprovement":533184,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":564200,"taxable":564200,"land":31016,"improvement":533184,"taxableLand":31016,"taxableImprovement":533184,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":564200,"taxable":564200,"land":31016,"improvement":533184,"taxableLand":31016,"taxableImprovement":533184,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1497600,"taxable":564200,"land":434304,"improvement":1063296,"taxableLand":434304,"taxableImprovement":129896,"exemptLand":0,"exemptImprovement":933400},{"y":2022,"v":1497600,"taxable":564200,"land":434304,"improvement":1063296,"taxableLand":434304,"taxableImprovement":129896,"exemptLand":0,"exemptImprovement":933400},{"y":2023,"v":1497600,"taxable":445882,"land":299520,"improvement":1198080,"taxableLand":299520,"taxableImprovement":146362,"exemptLand":0,"exemptImprovement":1051718},{"y":2024,"v":1497600,"taxable":445882,"land":299520,"improvement":1198080,"taxableLand":299520,"taxableImprovement":146362,"exemptLand":0,"exemptImprovement":1051718},{"y":2025,"v":1497600,"taxable":445882,"land":299520,"improvement":1198080,"taxableLand":299520,"taxableImprovement":146362,"exemptLand":0,"exemptImprovement":1051718},{"y":2026,"v":1497600,"taxable":445882,"land":299520,"improvement":1198080,"taxableLand":299520,"taxableImprovement":146362,"exemptLand":0,"exemptImprovement":1051718},{"y":2027,"v":1374500,"taxable":409232,"land":274900,"improvement":1099600,"taxableLand":274900,"taxableImprovement":134332,"exemptLand":0,"exemptImprovement":965268}],"taxNow":6241,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"575035","date":"2014-11-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-01-21","scope":"REPLACE CURB TRAP(2FD) PA20143220209 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS & PLUMBING TRENCHES IN EXCESS OF 5' IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION"},{"number":"931767","date":"2018-12-03","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2019-01-28","scope":"REMOVE SELECTED PORTIONS OF EXT'G PARTITIONS AS PER PLAN TO COMPLIMENT BP 928459 OWNER RESPONSIBLE FOR ALL WORK AS PER INTERIOER EZ DEMOLITION STANDARD"},{"number":"929814","date":"2018-12-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-12-17","scope":"USE REDUCTION TO SINGLE FAMILY HOUSEHOLD LIVING IN AN EXISTING STRUCTURE"},{"number":"928459","date":"2018-12-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-07-05","scope":"INTERIOR ALTERATION TO REPLACE DRYWALL, NEW ROOF, KITCHEN RENOVATION AND REPLACE STAIRS ( DETAILS AS SHOWN ON THE PLAN AS APPROVED BY PHILADELPHIA HISTORICAL COMMISSION).NOTE: OWNER/ OCCUPANT TO ACT AS CONTRACTOR. SEPERATE PERMITS REQUIRED FOR ALL TRADE WORK. NO CHANGES TO EXISTING BUILDING FOOTPRINT."},{"number":"937598","date":"2018-12-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-10","scope":"WIRING THROUGH OUT A SINGLE FAMILY DWELLING."},{"number":"939984","date":"2019-01-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-07-05","scope":"LEVEL 2 RENOVATION FOR 3.5 BATHS KITCHEN/ LAUNDRY STACK & WATER HEATER"},{"number":"940477","date":"2019-01-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-07-05","scope":"INSTALL (2) 45,000 BTU 95% EFF (2) 2 TON CONDENSER AND 13 SEER,ONE SYSTEM ON 1ST FL AND ONE SYSTEM ON 3RD FL"},{"number":"1000963","date":"2019-08-09","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-09-10","scope":"EZ EXTERIOR WALL COVERINGS-CLEAN AND REPOINT BRICK OF AN HISTORICAL SINGLE FAMILY DEWELLING. ALL WORK TO BE PERFORMED BY HOMEOWNER/OCCUPANT. FOR THE APPLICATIONS OF EXTERIOR WALL COVERINGS AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."}],"storyTag":"Renovated & sold on","storyDelta":0.79,"timeline":[{"y":2013,"k":"sale","p":1360000},{"y":2013,"k":"insp","w":"Inspection passed ×2"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2018,"k":"sale","p":875000},{"y":2018,"k":"permit","w":"Demolition"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Alteration"},{"y":2021,"k":"sale","p":1500000}],"rented":true,"licenses":[{"number":"0985307","type":"Rental","status":"Active","businessName":"Brandon Yoshimura","legalName":"Brandon Yoshimura","address":"1710 RITTENHOUSE SQ","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2025-08-01","latestIssueDate":"2025-08-01","expirationDate":"2026-07-31","inactiveDate":null}],"licenseActivity":[{"number":"0985307","type":"Rental","businessName":"Brandon Yoshimura","legalName":"Brandon Yoshimura","issuedDate":"2025-08-01","latestIssueDate":"2025-08-01","closureDate":null,"expirationDate":"2026-07-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 165% in 2021, but no matching permit appears in the property timeline.","evidence":["assessment moved from $564,200 to $1,497,600","no permit shown in 2020-2022"],"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 #929814: 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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1750 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 10 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 5, 2013.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations 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/"}]}