{"asOf":"2026-07-27T17:26:41.525Z","block":"2000-2099 RITTENHOUSE SQ","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-rittenhouse-sq","address":"2012-14 RITTENHOUSE SQ","parcelNumber":"082116650","source":"https://property.phila.gov/?p=082116650","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"25","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"House","owner":"HOROWITZ FAITH A","coOwner":"SPEIZMAN RICHARD A","marketValue":1931900,"landAssessment":386380,"improvementAssessment":1545520,"livableArea":2997,"yearBuilt":2018,"lastSale":{"price":2500000,"date":"2019-06-27T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.948747455337454,"lng":-75.17479554893882,"geom":{"type":"Polygon","coordinates":[[[-75.174730839,39.948797528],[-75.174754521,39.948681642],[-75.17486205,39.948701482],[-75.174837674,39.948810275],[-75.174730839,39.948797528]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":3,"baths":2,"stories":3,"lotArea":1244,"zoning":"RM1","grade":"B","basement":"A","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"2012-14 RITTENHOUSE SQ, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LOT ADJUSTMENT TO CREATE ONE (1) LOT FROM TWO (2) EXISTING LOTS (2012 RITTENHOUSE SQ AND 2014 RITTENHOUSE SQ). FOR THE ERECTION OF A REAR ADDITION AT THE 1ST FLOOR, A DECK AT THE 1ST FLOOR REAR AND A ROOF DECK AT THE 2ND FLOO","status":"CLOSED","outcome":"Granted","date":"2016-09-27","number":"27861","relatedPermit":"715481"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":229100,"taxable":199100,"land":41769,"improvement":187331,"taxableLand":41769,"taxableImprovement":157331,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":229100,"taxable":229100,"land":68730,"improvement":160370,"taxableLand":68730,"taxableImprovement":160370,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1860100,"taxable":530128,"land":530128,"improvement":1329972,"taxableLand":530128,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1329972},{"y":2021,"v":1860100,"taxable":530128,"land":530128,"improvement":1329972,"taxableLand":530128,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1329972},{"y":2022,"v":1860100,"taxable":530128,"land":530128,"improvement":1329972,"taxableLand":530128,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1329972},{"y":2023,"v":1860100,"taxable":372020,"land":372020,"improvement":1488080,"taxableLand":372020,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1488080},{"y":2024,"v":1860100,"taxable":372020,"land":372020,"improvement":1488080,"taxableLand":372020,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1488080},{"y":2025,"v":1907100,"taxable":381420,"land":381420,"improvement":1525680,"taxableLand":381420,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1525680},{"y":2026,"v":1907100,"taxable":381420,"land":381420,"improvement":1525680,"taxableLand":381420,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1525680},{"y":2027,"v":1931900,"taxable":386380,"land":386380,"improvement":1545520,"taxableLand":386380,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1545520}],"taxNow":5339,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"125854","date":"2008-01-10","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-06-17","scope":"REPLACE LOOSE AND INCORRECTLY INSTALLED STAIR TREADS WITH STONE TREADS ON EXTERIOR FRONT STEPS WITH P.H.C. STAFF APPROVAL TO REVIEW SAMPLE OF STONE TREADS IN FIELD FOR FINAL APPROVAL."},{"number":"733265","date":"2016-11-01","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-11-01","scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE (1) LOT FROM TWO (2) EXISTING LOTS (2012 RITTENHOUSE SQ AND 2014 RITTENHOUSE SQ). SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. SEE A/P NO 715481."},{"number":"715481","date":"2016-11-01","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-11-01","scope":"FOR THE LOT ADJUSTMENT TO CREATE ONE (1) LOT FROM TWO (2) EXISTING LOTS (2012 RITTENHOUSE SQ AND 2014 RITTENHOUSE SQ). SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION."},{"number":"733266","date":"2016-11-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-11-08","scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING STRUCTURE AND FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH A REAR DECK AT THE 1ST FLOOR LEVEL, VEGETATED ROOF ABOVE A PORTION OF THE 1ST FLOOR ROOF AND A ROOF DECK ABOVE PORTION OF THE 2ND FLOOR ROOF. SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. FOR USE A SINGLE FAMILY HOUSEHOLD LIVING. SEE A/P NO 715481 AND 733265 FOR LOT ADJUSTMENT PERMITS."},{"number":"745980","date":"2016-12-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2017-11-06","scope":"SEALING 5\" LATERAL PA20163620721 REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"745948","date":"2016-12-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"SEALING 5\" LATERAL PA20163620721 REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004 - \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"746320","date":"2016-12-28","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-01-23","scope":"EZ INTERIOR DEMOLITION- INTERIOR DEMOLITION OF ALL PLASTER LATH AND PARTITION WALLS. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"746326","date":"2016-12-28","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-06-04","scope":"EZ INTERIOR DEMOLITION- INTERIOR DEMOLITIONOF ALL PLASTER LATH AND PARTITION WALLS. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"748986","date":"2017-01-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-01-18","scope":"COMPLETE DEMO OF SFD"},{"number":"748995","date":"2017-01-18","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-02-24","scope":"COMPLETE DEMOLITION OF EXISTING BUILDING BY HAND. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. FULL SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. SEE PERMIT 748990 FOR PLANS AND DOCUMENTATIONS."},{"number":"748993","date":"2017-01-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-01-18","scope":"COMPLETE DEMO OF 2 STORY DWELLING DOWN TO EXISTING FOUNDATION. EXISTING FOUNDATION TO REMAIN"},{"number":"748990","date":"2017-01-18","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-02-23","scope":"COMPLETE DEMOLITION OF EXISTING BUILDING BY HAND. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. FULL SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK."},{"number":"744352","date":"2017-02-21","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-07-31","scope":"NEW CONSTRUCTION OF A THREE (3) STORY SINGLE FAMILY DWELLING (IRC 2009 TOWNHOUSE CONSTRUCTION) ON EXISTING FOUNDATIONS (SEE A/P 748990 FOR DEMOLITION) WITH A REAR WALKOUT ROOF DECK AT THE THIRD FLOOR LEVEL AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"761700","date":"2017-06-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-06-28","scope":"INSTALLATION OF THREE WINDOWS AS PART OF A NEW CONSTRUCTION OF A SINGLE FAMILY DWELLING AND AS APPROVED BY PHILADELPHIA HISTORICAL COMMISSION. DETAILS AS SHOWN IN THE ATTACHED PLAN."},{"number":"793182","date":"2017-07-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-07-31","scope":"FOR THE INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM WITH A 1\" COMBINED FIRE & DOMESTIC SERVICE LINE FOR A THREE (3) STORY SINGLE FAMILY DWELLING. SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 13D."},{"number":"806510","date":"2017-08-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-28","scope":"4 WC,5 LAVS,2 BATH TUBS,1 SHOWER,1 KITCHEN,1 WASHER BOX PEX AND PVC THROUGHOUT 1\" RFSS,5\" LATERAL,CURB TRAP AND MAIN DRAIN (SFD) PA20172142687 THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"820865","date":"2017-10-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-09","scope":"INSTALL 200AMP SERVICE AND WIRE BUILDING WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES,DOORBELL,PHONE,CABLE AND CO DETECTORS AS PER 2008 NEC (CC DISTRICT)"},{"number":"827597","date":"2017-11-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-28","scope":"COMPLETE INSTALLATIN OF TWO NEW GAS FIRED FURNACES TWO CENETAL AIRCONDITIONING SYSTEMS WITH ALL REQUIRED SUPPLY AND RETURN DUCT WORK AND REGISTERS.AS PER 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."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Demolition"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Demolition"},{"y":2017,"k":"permit","w":"New construction"},{"y":2017,"k":"demo"},{"y":2017,"k":"demo"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2019,"k":"sale","p":2500000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 712% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $229,100 to $1,860,100","no permit shown in 2019-2021"],"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":"Appeal #27861: CLOSED · Granted; related permit 715481. Use permit #733266: 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":"2 permits not marked completed: 745980 (EXPIRED), 745948 (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":"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/"}],"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.","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"}]}