{"asOf":"2026-07-24T16:30:17.892Z","block":"200-299 RITNER ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-ritner-st","address":"212 RITNER ST","parcelNumber":"391131605","source":"https://property.phila.gov/?p=391131605","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"DOUGHERTY KATIE M","coOwner":null,"marketValue":266200,"landAssessment":53240,"improvementAssessment":212960,"livableArea":1208,"yearBuilt":1920,"lastSale":{"price":40000,"date":"1999-07-21T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91800640733346,"lng":-75.15121458026601,"geom":{"type":"Polygon","coordinates":[[[-75.151172919,39.918078392],[-75.151204072,39.917928829],[-75.151257172,39.917935738],[-75.151222966,39.9180857],[-75.151172919,39.918078392]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":2,"baths":2,"stories":2,"lotArea":828,"zoning":"RSA5","grade":"C","basement":"D","heater":"A","centralAir":true,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"212 RITNER ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE USE OF TWO FAMILY HOUSEHOLD LIVING IN AND EXISTING ATTACHED STRUCTURE.","status":"CLOSED","outcome":"Granted","date":"2015-10-28","number":"25936","relatedPermit":"632102"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":157500,"taxable":157500,"land":16600,"improvement":140900,"taxableLand":16600,"taxableImprovement":140900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":157500,"taxable":157500,"land":16600,"improvement":140900,"taxableLand":16600,"taxableImprovement":140900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":156100,"taxable":156100,"land":31688,"improvement":124412,"taxableLand":31688,"taxableImprovement":124412,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":193400,"taxable":193400,"land":39260,"improvement":154140,"taxableLand":39260,"taxableImprovement":154140,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":209600,"taxable":209600,"land":42549,"improvement":167051,"taxableLand":42549,"taxableImprovement":167051,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":209600,"taxable":209600,"land":42549,"improvement":167051,"taxableLand":42549,"taxableImprovement":167051,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":209600,"taxable":209600,"land":42549,"improvement":167051,"taxableLand":42549,"taxableImprovement":167051,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":325200,"taxable":325200,"land":65040,"improvement":260160,"taxableLand":65040,"taxableImprovement":260160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":325200,"taxable":325200,"land":65040,"improvement":260160,"taxableLand":65040,"taxableImprovement":260160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":300800,"taxable":300800,"land":60160,"improvement":240640,"taxableLand":60160,"taxableImprovement":240640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":300800,"taxable":300800,"land":60160,"improvement":240640,"taxableLand":60160,"taxableImprovement":240640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":266200,"taxable":266200,"land":53240,"improvement":212960,"taxableLand":53240,"taxableImprovement":212960,"exemptLand":0,"exemptImprovement":0}],"taxNow":4211,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"629514","date":"2015-08-04","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-05-02","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":"657564","date":"2015-12-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-04-17","scope":"FURNISH AND INSTALL 2 KITCHEN SINKS AND 2 BATHROOM GROUPS FOR TWO UNITS IN THE SAME BUILDING. THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"657899","date":"2015-12-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-04-17","scope":"F&I (2) HEAT PUMP SPLIT SYSTEM AND ASSOCIATED DUCTWORK (DUCTWORK AND UNIT TO BE CONTAINED WITHIN INDIVIDUAL TENANT SPACE)"},{"number":"653280","date":"2015-12-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-04-24","scope":"INT FIT OUT OF 2 DWELLING UNITS IN AN EXISTING 2 STORY STRUCTURE"},{"number":"632102","date":"2015-12-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-12-24","scope":"THE APPLICATION IS FOR THE USE OF TWO FAMILY HOUSEHOLD LIVING IN AN EXISTING ATTACHED STRUCTURE."},{"number":"660452","date":"2015-12-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"NEW 200 AMP SERVICE & BRANCH WIRING THROUGHOUT PER 2008 NEC. ALL PHONE & CATV WIRING. SOUTH DISTRICT"},{"number":"659083","date":"2016-01-05","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-04-24","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13D, WITH TWO (2) NEW ONE-INCH FIRE SERVICE LINES, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"672306","date":"2016-02-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-03-04","scope":"LATERAL, CURB TRAP, FAI & WATER SERVICE PA20160560151 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Demolition"},{"y":2015,"k":"appeal","w":"Appeal granted"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Plumbing"}],"rented":false,"licenses":[{"number":"707321","type":"Rental","status":"Inactive","businessName":"DONALD DOUGHERTY","legalName":"DONALD DOUGHERTY","address":"212 RITNER ST","revenueCode":"3202","rentalCategory":null,"units":2,"issuedDate":"2016-07-08","latestIssueDate":"2019-06-16","expirationDate":"2020-07-07","inactiveDate":"2020-09-05"}],"licenseActivity":[{"number":"707321","type":"Rental","businessName":"DONALD DOUGHERTY","legalName":"DONALD DOUGHERTY","issuedDate":"2016-07-08","latestIssueDate":"2019-06-16","closureDate":"2020-09-05","expirationDate":"2020-07-07","inactiveDate":"2020-09-05","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 55% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $209,600 to $325,200","no permit shown in 2022-2024"],"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 #25936: CLOSED · Granted; related permit 632102. Use permit #632102: 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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"}]}