{"asOf":"2026-07-27T17:26:41.525Z","block":"2000-2099 RITTENHOUSE SQ","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-rittenhouse-sq","address":"2048 RITTENHOUSE SQ","parcelNumber":"082118000","source":"https://property.phila.gov/?p=082118000","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"22","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"SANKOFF GILLIAN","coOwner":null,"marketValue":1722400,"landAssessment":344400,"improvementAssessment":1378000,"livableArea":3564,"yearBuilt":1800,"lastSale":{"price":10,"date":"1987-08-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"4289776","date":"2016-03-04","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4289775","date":"2016-03-04","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"656029","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4289776","date":"2016-03-04","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4289775","date":"2016-03-04","code":"A-301.1/46","title":"PERMB- INSTALL HVAC SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.948817106686555,"lng":-75.17578986105538,"geom":{"type":"Polygon","coordinates":[[[-75.175838371,39.948717803],[-75.175796057,39.948923122],[-75.175742273,39.94891645],[-75.175783316,39.948711553],[-75.175838371,39.948717803]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":3,"lotArea":1200,"zoning":"CMX1","grade":"B","basement":null,"heater":null,"centralAir":true,"extCond":"4","intCond":"3","garage":null,"homestead":true,"mail":"2048 RITTENHOUSE SQ, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit for a sit-down restaurant in an existing structure with other existing uses in the structure as previously approved.","status":"Completed","outcome":"Granted with conditions","date":"2025-09-24","number":"ZP-2025-002496","relatedPermit":"ZP-2025-002496"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for the creation of a Unity of Use to create one (1) lot for zoning purposes (to be known as 2048 Rittenhouse Sq.) with respective covenants, agreements and easements to be recorded by deed to bind current and future owners of the co","status":"Completed","outcome":"Granted with conditions","date":"2026-07-01","number":"ZP-2025-012702","relatedPermit":"ZP-2025-012702"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":661200,"taxable":632700,"land":78600,"improvement":582600,"taxableLand":78600,"taxableImprovement":554100,"exemptLand":0,"exemptImprovement":28500},{"y":2017,"v":661200,"taxable":632700,"land":198360,"improvement":462840,"taxableLand":198360,"taxableImprovement":434340,"exemptLand":0,"exemptImprovement":28500},{"y":2018,"v":661200,"taxable":632700,"land":198360,"improvement":462840,"taxableLand":198360,"taxableImprovement":434340,"exemptLand":0,"exemptImprovement":28500},{"y":2019,"v":1409700,"taxable":1371700,"land":422910,"improvement":986790,"taxableLand":422910,"taxableImprovement":948790,"exemptLand":0,"exemptImprovement":38000},{"y":2020,"v":1456700,"taxable":1418700,"land":437010,"improvement":1019690,"taxableLand":437010,"taxableImprovement":981690,"exemptLand":0,"exemptImprovement":38000},{"y":2021,"v":1456700,"taxable":1418700,"land":437010,"improvement":1019690,"taxableLand":437010,"taxableImprovement":981690,"exemptLand":0,"exemptImprovement":38000},{"y":2022,"v":1456700,"taxable":1418700,"land":437010,"improvement":1019690,"taxableLand":437010,"taxableImprovement":981690,"exemptLand":0,"exemptImprovement":38000},{"y":2023,"v":1722400,"taxable":1677618,"land":344480,"improvement":1377920,"taxableLand":344480,"taxableImprovement":1333138,"exemptLand":0,"exemptImprovement":44782},{"y":2024,"v":1722400,"taxable":1677617.6,"land":344480,"improvement":1377920,"taxableLand":344480,"taxableImprovement":1333137.6,"exemptLand":0,"exemptImprovement":44782.4},{"y":2025,"v":1722400,"taxable":1677617.6,"land":344400,"improvement":1378000,"taxableLand":344400,"taxableImprovement":1333217.6,"exemptLand":0,"exemptImprovement":44782.4},{"y":2026,"v":1722400,"taxable":1677617.6,"land":344400,"improvement":1378000,"taxableLand":344400,"taxableImprovement":1333217.6,"exemptLand":0,"exemptImprovement":44782.4},{"y":2027,"v":1722400,"taxable":1677617.6,"land":344400,"improvement":1378000,"taxableLand":344400,"taxableImprovement":1333217.6,"exemptLand":0,"exemptImprovement":44782.4}],"taxNow":23483,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"656029","date":"2015-12-04","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-04-23","scope":"RECONFIGURATING EXISTING BEDROOM AND BATHROOM, NEW PARTITIONS ARE NON- BEARING WALLS (NO STRCTURAL CHANGES). SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRIC AND HVAC. * ALL WORK SHALL TO BE DONE IN ACCORDANCE WITH PHILADELPHIA HISTORICAL COMMISSION'S GUIDELINES* OWNER OCCUPIED PROPERTY, OWNER WILL PERFORM THE WORK AND TO ASSUME RESPONSIBILITY OF ALL WORKS."},{"number":"663889","date":"2016-01-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REWIRING THE 1ST FLOOR BEDROOM,BATHROOM AND LAUNDRY ROOM AND CONNECTING IT TO EXISTING 200AMP SERVICE AS PER 2008 NEC (CC DISTRICT)"},{"number":"670609","date":"2016-02-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"THE ADDITION OF 100AMP 20 CIRCUIT SUBPANEL LOCATED IN THE 1ST FLOOR REAR LAUNDRY ROOM CONNECTING IT TO EXISTING 200AMP SERVICE PER 2008 NEC (SFD)CC DISTRICT"},{"number":"669507","date":"2016-02-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-29","scope":"INSTALL BATHTUB, BASIN, SHOWER, WASHING MACHINE AND WATER HEATER"},{"number":"679964","date":"2016-03-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-10-17","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."},{"number":"ZP-2025-002496","date":"2025-09-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"ZP-2025-012702","date":"2026-06-03","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Unity of Use; Eating and Drinking Establishments - Sit-Down Restaurant"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["2 permit events since 2023","2 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2025-002496: Completed · Granted with conditions; related permit ZP-2025-002496.","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":"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 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/"},{"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"}]}