{"asOf":"2026-07-25T05:25:29.563Z","block":"100-199 RITNER ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-ritner-st","address":"152 RITNER ST","parcelNumber":"391130900","source":"https://property.phila.gov/?p=391130900","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":"HAK SUNNY","coOwner":"SE SOPEAKRY","marketValue":458100,"landAssessment":91620,"improvementAssessment":366480,"livableArea":2304,"yearBuilt":2014,"lastSale":{"price":395000,"date":"2018-10-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"1877955","date":"2010-11-04","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1877956","date":"2010-11-04","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2510007","date":"2012-07-19","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2510008","date":"2012-07-19","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3300077","date":"2014-08-14","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3300078","date":"2014-08-14","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3439855","date":"2015-01-06","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3439854","date":"2015-01-06","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3439853","date":"2015-01-06","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3632148","date":"2015-07-11","code":"A-104.1/5","title":"DEBRIS REMOVE - 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CONSTR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":2,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2015,"n":4,"worst":null}],"investigations":[{"caseNumber":"465230","date":"2015-01-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"465230","date":"2015-02-25","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2015,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91792257640754,"lng":-75.15063744499763,"geom":{"type":"Polygon","coordinates":[[[-75.15059161,39.918001106],[-75.150626706,39.91783606],[-75.150683083,39.917844285],[-75.150648564,39.91800849],[-75.15059161,39.918001106]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":3,"baths":2,"stories":3,"lotArea":960,"zoning":"RSA5","grade":"C+","basement":"A","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":true,"mail":"152 RITNER ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":304000,"taxable":17600,"land":17600,"improvement":286400,"taxableLand":17600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":286400},{"y":2017,"v":304000,"taxable":58626,"land":58626,"improvement":245374,"taxableLand":58626,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":245374},{"y":2018,"v":304000,"taxable":58626,"land":58626,"improvement":245374,"taxableLand":58626,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":245374},{"y":2019,"v":374300,"taxable":72183,"land":72183,"improvement":302117,"taxableLand":72183,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":302117},{"y":2020,"v":405600,"taxable":78219,"land":78219,"improvement":327381,"taxableLand":78219,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":327381},{"y":2021,"v":405600,"taxable":78219,"land":78219,"improvement":327381,"taxableLand":78219,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":327381},{"y":2022,"v":405600,"taxable":78219,"land":78219,"improvement":327381,"taxableLand":78219,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":327381},{"y":2023,"v":475600,"taxable":95120,"land":95120,"improvement":380480,"taxableLand":95120,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":380480},{"y":2024,"v":400000,"taxable":266667,"land":80000,"improvement":320000,"taxableLand":80000,"taxableImprovement":186667,"exemptLand":0,"exemptImprovement":133333},{"y":2025,"v":443300,"taxable":343300,"land":88660,"improvement":354640,"taxableLand":88660,"taxableImprovement":254640,"exemptLand":0,"exemptImprovement":100000},{"y":2026,"v":443300,"taxable":343300,"land":88660,"improvement":354640,"taxableLand":88660,"taxableImprovement":254640,"exemptLand":0,"exemptImprovement":100000},{"y":2027,"v":458100,"taxable":358100,"land":91620,"improvement":366480,"taxableLand":91620,"taxableImprovement":266480,"exemptLand":0,"exemptImprovement":100000}],"taxNow":4806,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"545180","date":"2014-08-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-08-11","scope":"NEW CONSTRUCTION OF AN ATTACHED STRUCTURE WITH ROOF ACCESS STAIR ENCLOSURE AND ROOF DECK; SIZE AND LOCATION AS SHOWN IN THE PLAN/APPLICATION. FOR USE AS SINGLE FAMILY HOUSEHOLD LIVING."},{"number":"559891","date":"2014-11-05","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2015-09-09","scope":"NEW CONSTRUCTION OF AN ATTACHED STRUCTURE WITH ROOF ACCESS STAIR ENCLOSURE AND ROOF DECK AS PER THE SEALED SUBMITTED PLAN. ELECTRICAL, PLUMBING, MECHANICAL, AND FIRE SUPRESSION WORK REQUIRES ADDITIONAL INFORMATION. CALL THE INSPECTOR PRIOR TO STARTING WORK."},{"number":"591526","date":"2015-02-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-09-09","scope":"INSTALL 1 HVAC UNIT WITH DUCTWORK(SFD)"},{"number":"591664","date":"2015-02-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-10-27","scope":"INSTALL 200AMP 240V SINGLE PHASE SERVICE,47LIGHTS,32SWITCHES,58RECEPTS,8SMOKE DETECTORS,1AC OUTLET,1WASHER/DRYER OUTLET AND 1HWH OUTLET AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"592893","date":"2015-03-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-09-09","scope":"INSTALL 3- WATER CLOSETS, 3- LAVATORIES, 2- BATHTUBS, KITCHEN SINK AND LAUNDRY SINK"},{"number":"593880","date":"2015-03-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-04-08","scope":"LATERAL,CT,MD,1\"WATER SERVICE PA20150561893(SFD) \"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":"601504","date":"2015-05-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-09-09","scope":"INSTALLATION OF A NFPA 13D FIRE SUPPRESSION SPRINKLER SYSTEM WITH 1 INCH COMBINE SERVICE AS PER PLANS."},{"number":"ZP-2026-004186","date":"2026-05-22","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOT LINES TO CREATE ONE PARCEL (PARCEL A) FROM TWO EXISTING LOTS (150 RITNER ST AND 152 RITNER ST). SIZE AND LOCATION AS SHOWN IN PLANS."}],"storyTag":"New construction","storyDelta":0.03,"timeline":[{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"permit","w":"New construction"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"viol","w":"4 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"sale","p":382000},{"y":2018,"k":"sale","p":395000},{"y":2026,"k":"permit","w":"Lot Line Relocation"}],"rented":false,"licenses":[{"number":"630008","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JOSEPH FOGLIA","legalName":"JOSEPH FOGLIA","address":"152 RITNER ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-05-22","latestIssueDate":"2014-05-22","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"}],"licenseActivity":[{"number":"630008","type":"Vacant Residential Property / Lot","businessName":"JOSEPH FOGLIA","legalName":"JOSEPH FOGLIA","issuedDate":"2014-05-22","latestIssueDate":"2014-05-22","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #545180: 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":"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 25, 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":"Vacant Residential Property / Lot #630008: Inactive since Apr 29, 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":"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 10 historical violations across 5 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.","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"}]}