{"asOf":"2026-07-27T17:26:41.525Z","block":"2000-2099 RITTENHOUSE SQ","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-rittenhouse-sq","address":"2026 RITTENHOUSE SQ","parcelNumber":"082117300","source":"https://property.phila.gov/?p=082117300","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"P70","buildingCodeNew":"23","buildingClass":"ROW W/GAR 4 STY MASONRY","buildingClassNew":"ROW POST WAR","useLabel":"House","owner":"BROGAN JAMES M","coOwner":"BROGAN DORIS D T","marketValue":2783000,"landAssessment":556600,"improvementAssessment":2226400,"livableArea":3663,"yearBuilt":1800,"lastSale":{"price":2300000,"date":"2018-06-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"3259637","date":"2014-07-16","code":"PM-307.1/11","title":"WALL DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3259635","date":"2014-07-16","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3259636","date":"2014-07-16","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4613549","date":"2018-03-15","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"RESOLVE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"443323","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2014-07-18","completedDate":"2015-02-11","violations":[{"number":"3259637","date":"2014-07-16","code":"PM-307.1/11","title":"WALL DETERIORATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3259635","date":"2014-07-16","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3259636","date":"2014-07-16","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"743063","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4613549","date":"2018-03-15","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"RESOLVE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":3,"worst":null},{"y":2018,"n":1,"worst":null}],"investigations":[{"caseNumber":"443323","date":"2014-07-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"443323","date":"2015-02-11","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94874430271746,"lng":-75.17521065250105,"geom":{"type":"Polygon","coordinates":[[[-75.175208142,39.948632134],[-75.175258462,39.948637874],[-75.175214591,39.948855457],[-75.175162187,39.948848864],[-75.175208142,39.948632134]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":4,"baths":3,"stories":3,"lotArea":1310,"zoning":"RM1","grade":"B","basement":"A","heater":"B","centralAir":true,"extCond":"2","intCond":"2","garage":3,"homestead":false,"mail":"2026 RITTENHOUSE SQ, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ADDITION WITH A ROOF DECK AT THE THIRD FLOOR FRONT, AND A ROOF DECK AT THE FOURTH FLOOR FRONT, TO AN EXISTING ATTACHED STRUCTURE USED AS SINGLE-FAMILY HOUSEHOLD LIVING WITH ONE (1) ACCESSORY, INTERIOR PARKING S","status":"OPEN","outcome":"Granted","date":"2016-11-22","number":"28850","relatedPermit":"651031"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":714200,"taxable":714200,"land":87298,"improvement":626902,"taxableLand":87298,"taxableImprovement":626902,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":714200,"taxable":714200,"land":87298,"improvement":626902,"taxableLand":87298,"taxableImprovement":626902,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":714200,"taxable":714200,"land":87298,"improvement":626902,"taxableLand":87298,"taxableImprovement":626902,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":2198000,"taxable":714200,"land":659400,"improvement":1538600,"taxableLand":659400,"taxableImprovement":54800,"exemptLand":0,"exemptImprovement":1483800},{"y":2020,"v":2195500,"taxable":681617,"land":625706,"improvement":1569794,"taxableLand":625706,"taxableImprovement":55911,"exemptLand":0,"exemptImprovement":1513883},{"y":2021,"v":2195500,"taxable":681617,"land":625706,"improvement":1569794,"taxableLand":625706,"taxableImprovement":55911,"exemptLand":0,"exemptImprovement":1513883},{"y":2022,"v":2195500,"taxable":681617,"land":625706,"improvement":1569794,"taxableLand":625706,"taxableImprovement":55911,"exemptLand":0,"exemptImprovement":1513883},{"y":2023,"v":2542600,"taxable":589883,"land":508520,"improvement":2034080,"taxableLand":508520,"taxableImprovement":81363,"exemptLand":0,"exemptImprovement":1952717},{"y":2024,"v":2542600,"taxable":589883,"land":508520,"improvement":2034080,"taxableLand":508520,"taxableImprovement":81363,"exemptLand":0,"exemptImprovement":1952717},{"y":2025,"v":2898200,"taxable":672382,"land":579640,"improvement":2318560,"taxableLand":579640,"taxableImprovement":92742,"exemptLand":0,"exemptImprovement":2225818},{"y":2026,"v":2898200,"taxable":672382,"land":579640,"improvement":2318560,"taxableLand":579640,"taxableImprovement":92742,"exemptLand":0,"exemptImprovement":2225818},{"y":2027,"v":2783000,"taxable":645656,"land":556600,"improvement":2226400,"taxableLand":556600,"taxableImprovement":89056,"exemptLand":0,"exemptImprovement":2137344}],"taxNow":9412,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"323149","date":"2011-02-02","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-03-11","scope":"REMOVE AND REPLACE WATER DAMAGED DRYWALL WITHIN SINGLE FAMILY DWELLING."},{"number":"697245","date":"2016-06-03","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-12-20","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"732391","date":"2016-11-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-02-02","scope":"FILL SINKHOLE WITH CONCRETE TO ENSURE SETTLEMENT IN ADAJACENT STRUCTURE DOES NOT OCCUR AS PER ENGINEER'S REPORT"},{"number":"651031","date":"2017-01-04","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2017-01-04","scope":"FOR THE ERECTION OF AN ADDITION WITH A ROOF DECK AT THE THIRD FLOOR FRONT, AND A ROOF DECK AT THE FOURTH FLOOR FRONT, TO AN EXISTING ATTACHED STRUCTURE USED AS SINGLE-FAMILY HOUSEHOLD LIVING WITH ONE (1) ACCESSORY, INTERIOR PARKING SPACE, SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION."},{"number":"743063","date":"2017-05-23","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2018-08-16","scope":"FOR THE ERECTION OF A FOURTH STORY ADDITION AND INTERIOR ALTERATIONS TO AN EXISTING THREE (3) STORY ATTACHED BUILDING USED AS SINGLE FAMILY DWELLING AS PER APPROVED PLANS. FOR ISSUANCE OF CERTIFICATE OF OCCUPANCY. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. SEPARATE PERMITS REQUIRED FOR ANY M.E.P. AND FIRE SUPPRESSION WORK."},{"number":"823093","date":"2017-10-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-16","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.25000"},{"number":"835123","date":"2017-11-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-09","scope":"INSTALL NEW UNDERGROUND 200AMP SERVICE AND ALL NEW WIRING TO BUILDING TO INCLUDE RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES,CO DETECTORS,DOORBELL,PHONE AND CABLE AS PER 2008 NEC (CC DISTRICT)"},{"number":"822830","date":"2017-12-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-16","scope":"20 PLUMBING FIXTURES WITH PIPING THROUGHOUT.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"821647","date":"2018-01-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-08-16","scope":"INSTALLATION OF A FIRE SUPPRESSION SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 AND STANDPIPE RISER IN ACCORDANCE WITH NFPA 14 IN FOUR STORY ATTACHED BUILDING TO INCLUDE NEW BACKFLOW PREVENTION ASSEMBLY AND 2-INCH FIRE SERVICE LINE AS PER APROVED PLANS."},{"number":"846865","date":"2018-01-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-02-07","scope":"1\" WATER SERVICE, CURB TRAP, FAI & MAIN DRAIN & RAIN CONDUCTOR PA20180221100 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."},{"number":"849480","date":"2018-02-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-08-16","scope":"TO AMEND A/P NO. 743063 TO CORRECT THE CONSTRUCTION TYPE AND THE CERTIFICATE OF OCCUPANCY."},{"number":"849191","date":"2018-02-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-08-16","scope":"TO AMEND A/P NO. 821647 TO REMOVE STANDPIPES FROM THE FIRE SUPPRESSION DESIGN (NFPA 13) FOR A FOUR STORY SINGLE FAMILY DWELLING IN AN ATTACHED BUILDING."},{"number":"895427","date":"2018-08-02","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-08-16","scope":"TO AMEND PERMIT # 743063 TO INCLUDE A FIRE PUMP ROOM IN BASEMENT FOR A FOUR STORY SINGLE FAMILY DWELLING IN AN ATTACHED BUILDING AS PRE APPROVED PLANS."},{"number":"881218","date":"2018-08-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-16","scope":"INSTALL NEW METER SOCKET AND SERVICE CABLE TO FIRE PUMP SPRINKLER SYSTEM AS PER 2008 NEC (CC DISTRICT)"}],"storyTag":"Renovated & sold on","storyDelta":2.68,"timeline":[{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"sale","p":2300000},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2023,"k":"sale","p":2850000}],"rented":false,"licenses":[{"number":"234172","type":"Rental","status":"Inactive","businessName":"HARRY PASTCAN (DECD MARITAL TRUST)","legalName":"HARRY PASTCAN","address":"2026 RITTENHOUSE SQ","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-04-19","latestIssueDate":"2005-04-27","expirationDate":"2006-02-28","inactiveDate":"2012-12-22"},{"number":"286051","type":"Public Garage / Parking Lot","status":"Inactive","businessName":"CENTRAL PARKING SYSTEMS OF PA INC","legalName":"CENTRAL PARKING SYSTEMS OF PA INC","address":"2026 RITTENHOUSE SQ","revenueCode":"3371","rentalCategory":null,"units":null,"issuedDate":"2005-01-03","latestIssueDate":"2013-12-27","expirationDate":"2014-12-31","inactiveDate":"2015-03-01"}],"licenseActivity":[{"number":"286051","type":"Public Garage / Parking Lot","businessName":"CENTRAL PARKING SYSTEMS OF PA INC","legalName":"CENTRAL PARKING SYSTEMS OF PA INC","issuedDate":"2005-01-03","latestIssueDate":"2013-12-27","closureDate":"2015-03-01","expirationDate":"2014-12-31","inactiveDate":"2015-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"234172","type":"Rental","businessName":"HARRY PASTCAN (DECD MARITAL TRUST)","legalName":"HARRY PASTCAN","issuedDate":"2004-04-19","latestIssueDate":"2005-04-27","closureDate":"2012-12-22","expirationDate":"2006-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #28850: OPEN · Granted; related permit 651031.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 11, 2015.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Public Garage / Parking Lot #286051: Inactive since Mar 1, 2015","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":"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 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/"},{"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"}]}