{"asOf":"2026-07-25T21:20:25.031Z","block":"1400-1499 RITNER ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-ritner-st","address":"1417 RITNER ST","parcelNumber":"261023900","source":"https://property.phila.gov/?p=261023900","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"HUANG XU FANG","coOwner":null,"marketValue":416500,"landAssessment":83300,"improvementAssessment":333200,"livableArea":2368,"yearBuilt":1920,"lastSale":{"price":180000,"date":"2013-09-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-057202","date":"2021-08-19","code":"PM15-304.1(E)","title":"STRUCTURAL DETERIORATION","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-057201","date":"2021-08-19","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-057200","date":"2021-08-19","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2021-079296","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-08-19","completedDate":"2021-12-09","violations":[{"number":"VI-2021-057202","date":"2021-08-19","code":"PM15-304.1(E)","title":"STRUCTURAL DETERIORATION","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-057201","date":"2021-08-19","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-057200","date":"2021-08-19","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-12-08","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2021,"n":3,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"39883","date":"2005-06-05","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"CF-2021-079296","date":"2021-08-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-079296","date":"2021-10-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-079296","date":"2021-12-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92090605668209,"lng":-75.17127376896318,"geom":{"type":"Polygon","coordinates":[[[-75.171264724,39.920825352],[-75.171317806,39.9208284],[-75.171282906,39.920990135],[-75.171229081,39.920982929],[-75.171264724,39.920825352]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-013549","type":"Fire Alarm Certification","inspectionDate":"2023-06-26","result":"Certified","expirationDate":"2024-06-26","buildingId":"1510863"},{"number":"BC-2023-019983","type":"Fire Alarm Certification","inspectionDate":"2023-09-26","result":"Certified","expirationDate":"2024-09-26","buildingId":"1510863"},{"number":"BC-2024-027833","type":"Fire Alarm Certification","inspectionDate":"2024-08-01","result":"Certified","expirationDate":"2025-08-01","buildingId":"1510863"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":3,"lotArea":960,"zoning":"RSA5","grade":"C+","basement":"D","heater":"H","centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"5 LOCUST ST, WEST CHESTER PA, 19382","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":176400,"taxable":176400,"land":16427,"improvement":159973,"taxableLand":16427,"taxableImprovement":159973,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":176400,"taxable":176400,"land":30164,"improvement":146236,"taxableLand":30164,"taxableImprovement":146236,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":176400,"taxable":176400,"land":30164,"improvement":146236,"taxableLand":30164,"taxableImprovement":146236,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":291400,"taxable":291400,"land":49829,"improvement":241571,"taxableLand":49829,"taxableImprovement":241571,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":313500,"taxable":313500,"land":53608,"improvement":259892,"taxableLand":53608,"taxableImprovement":259892,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":313500,"taxable":313500,"land":53608,"improvement":259892,"taxableLand":53608,"taxableImprovement":259892,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":313500,"taxable":313500,"land":53608,"improvement":259892,"taxableLand":53608,"taxableImprovement":259892,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":403300,"taxable":403300,"land":80660,"improvement":322640,"taxableLand":80660,"taxableImprovement":322640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":403300,"taxable":403300,"land":80660,"improvement":322640,"taxableLand":80660,"taxableImprovement":322640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":431400,"taxable":431400,"land":86280,"improvement":345120,"taxableLand":86280,"taxableImprovement":345120,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":431400,"taxable":431400,"land":86280,"improvement":345120,"taxableLand":86280,"taxableImprovement":345120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":416500,"taxable":416500,"land":83300,"improvement":333200,"taxableLand":83300,"taxableImprovement":333200,"exemptLand":0,"exemptImprovement":0}],"taxNow":6039,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2021-015966","date":"2021-10-29","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-12-10","scope":"**MAKE SAFE PERMIT** FOR REPAIRS TO INCLUDE FRAMING SISTERING / REPLACEMENT AND REPLACEMENT OF A PORTION OF THE REAR EXTERIOR WALL TO COMPLY WITH VIOLATION CASE # CF-2021-079296. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. REPLACEMENT OF FRAMING NOT TO EXCEED 2/3 OF ALL STRUCTURAL FRAMING. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE # CF-2021-079296. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. MAKE SAFE PERMIT ONLY."},{"number":"CP-2022-003797","date":"2022-08-04","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-10-04","scope":"For Prescriptive Alterations (without a change of occupancy) to an existing Group R-2 (Three (3) Dwelling Units) occupancy throughout an existing three (3) story attached structure, as per plans; separate permits required for all MEP work; building is currently not sprinklered; if field conditions vary, contact design engineer prior to the start of any work; structural work limited to that proposed for reconfiguration of interior exit stairway; replacement windows for bedrooms to be operable as per ASTM F2090."},{"number":"EP-2022-010705","date":"2022-10-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-06-07","scope":"Replace main meter stack 4 meters. Replace 3 sub panel and breakers. Replace 100amp house panel and breakers and grounding. Replace fire alarm devices (one for one replacement with no wiring). Replace wall outlets, switches, light fixtures, door bells and hardwired smokes (fishing) as per 2017 nec"},{"number":"PP-2022-016624","date":"2023-01-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-10-02","scope":"Water drain lines to 1st, 2nd and 3rd floor bathroom & kitchen. Install tub, sink, toilet & kitchen sink. *** Installation shall comply with 2018 Philadelphia Plumbing Code section 919(Philadelphia Single Stack/venting System) ***"},{"number":"MP-2023-000555","date":"2023-03-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-10-02","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2023-007685","date":"2023-09-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-09-28","scope":"Install new five zone panel and pull station for egress area. Install horn strobe outside entry. Install hallway smokes 1st and 2nd floor areas. Install mini horns to bedrooms and smokes and heat in basement area. Install horn in basement area and wiring as per 2016 NFPA 72."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"sale","p":180000},{"y":2021,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"217049","type":"Rental","status":"Inactive","businessName":"MAGNARELLI DONATA","legalName":"MAGNARELLI DONATA","address":"1417 RITNER ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-04-17","latestIssueDate":"2013-03-16","expirationDate":"2014-02-28","inactiveDate":"2014-03-21"},{"number":"622462","type":"Rental","status":"Active","businessName":"XU FANG HUANG","legalName":"XU FANG HUANG","address":"1417 RITNER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2014-03-21","latestIssueDate":"2026-02-02","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"622462","type":"Rental","businessName":"XU FANG HUANG","legalName":"XU FANG HUANG","issuedDate":"2014-03-21","latestIssueDate":"2026-02-02","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"217049","type":"Rental","businessName":"MAGNARELLI DONATA","legalName":"MAGNARELLI DONATA","issuedDate":"2004-04-17","latestIssueDate":"2013-03-16","closureDate":"2014-03-21","expirationDate":"2014-02-28","inactiveDate":"2014-03-21","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":3,"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":["3 permit events 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":"The record identifies more than one dwelling/use.","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 3 historical violations across 1 case.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Aug 1, 2025","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (5 LOCUST ST, WEST CHESTER PA, 19382).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1920 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":"2 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Dec 9, 2021.","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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/"}],"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"}]}