{"asOf":"2026-07-24T21:03:28.413Z","block":"700-799 RITNER ST","blockUrl":"https://philadelphia.blockreport.homes/block/700-799-ritner-st","address":"729 RITNER ST","parcelNumber":"393000007","source":"https://property.phila.gov/?p=393000007","ownerType":"absentee","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":"LIU ANNY","coOwner":null,"marketValue":183100,"landAssessment":36620,"improvementAssessment":146480,"livableArea":1536,"yearBuilt":1925,"lastSale":{"price":1,"date":"2025-02-13T05:00:00Z"},"openViolations":0,"violations":[{"number":"211984381","date":"2019-12-30","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2021-03-02","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"721191","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-01-10","completedDate":"2021-03-17","violations":[{"number":"211984381","date":"2019-12-30","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2021-03-02","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"721191","date":"2021-03-17","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.919449725387864,"lng":-75.16004402435824,"geom":{"type":"Polygon","coordinates":[[[-75.160005579,39.919528802],[-75.160034733,39.919363619],[-75.160089281,39.919371542],[-75.160053709,39.919535387],[-75.160005579,39.919528802]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":2,"lotArea":960,"zoning":"RSA5","grade":"C","basement":"D","heater":"H","centralAir":null,"extCond":"4","intCond":"5","garage":null,"homestead":false,"mail":"10 JACKSON DR, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR TWO (2) FAMILY DWELLING IN AN EXISTING STRUCTURE\nAP 1041487","status":"In Process","outcome":"Complete","date":"2020-10-16","number":"39896","relatedPermit":"1041487"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":190000,"taxable":190000,"land":38000,"improvement":152000,"taxableLand":38000,"taxableImprovement":152000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":190000,"taxable":190000,"land":38000,"improvement":152000,"taxableLand":38000,"taxableImprovement":152000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":183100,"taxable":183100,"land":36620,"improvement":146480,"taxableLand":36620,"taxableImprovement":146480,"exemptLand":0,"exemptImprovement":0}],"taxNow":2660,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"1041487","date":"2020-09-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-07-13","scope":"Residential - Household Living - Two-Family"},{"number":"RP-2022-012172","date":"2022-12-24","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-01-26","scope":"FOR INTERIOR ALTERATION OF AN EXISTING STRUCTURE TO LEGALIZATION OF TWO-FAMILY DWELLING UNITS (ZBA PROVISO - MAXIMUM 2 BEDROOMS PER UNIT). THE EXISTING BASEMENT TO REMAIN NON-HABITABLE SPACE. SIZE AND LOCATION AS SHOWN ON THE PLANS. ** SEPARATE PERMIT REQUIRE FOR ELECTRICAL, PLUMBING AND MECHANICAL **"}],"storyTag":"Improved","storyDelta":-0.19,"timeline":[{"y":2007,"k":"sale","p":190000},{"y":2017,"k":"sale","p":153000},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"appeal","w":"Appeal complete"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"278482","type":"Dumpster License - Private Property","status":"Inactive","businessName":"YOUNG HO PARK (T/A BEST DELI MARKET)","legalName":"YOUNG HO PARK","address":"729 RITNER ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1998-06-29","latestIssueDate":"1998-06-29","expirationDate":"2010-07-31","inactiveDate":null},{"number":"280253","type":"Dumpster License - Private Property","status":"Inactive","businessName":"YOUNG DEUK KIM","legalName":"YOUNG DEUK KIM","address":"729 RITNER ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1998-12-09","latestIssueDate":"1998-12-09","expirationDate":"2010-07-31","inactiveDate":null},{"number":"204128","type":"Food Preparing and Serving","status":"Inactive","businessName":"YUDELKA HERRERA (T/A HERRERA GROCERY)","legalName":"YUDELKA HERRERA","address":"729 RITNER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-19","latestIssueDate":"2004-04-19","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"357408","type":"Rental","status":"Inactive","businessName":"GRANDELL GREGORY & UVA ALBERT JR (STEPHEN PATRIZIO AGENT)","legalName":"GRANDELL GREGORY & UVA ALBERT JR","address":"729 RITNER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2006-02-24","latestIssueDate":"2006-02-24","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"390075","type":"Food Preparing and Serving","status":"Inactive","businessName":"JUANITA ROSARIO (ROSARIO GROCERY)","legalName":"JUANITA ROSARIO","address":"729 RITNER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-11-02","latestIssueDate":"2013-05-11","expirationDate":"2014-04-30","inactiveDate":null},{"number":"481673","type":"Dumpster License - Private Property","status":"Active","businessName":"ROSARIO JUANITA (ROSARIO GROCERY)","legalName":"ROSARIO JUANITA","address":"729 RITNER ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2009-08-25","latestIssueDate":"2013-08-27","expirationDate":null,"inactiveDate":null},{"number":"502666","type":"Rental","status":"Inactive","businessName":"ROSARIO JUANITA","legalName":"ROSARIO JUANITA","address":"729 RITNER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2010-05-19","latestIssueDate":"2013-02-20","expirationDate":"2014-02-28","inactiveDate":null},{"number":"780894","type":"Rental","status":"Closed","businessName":"HANG LIU","legalName":"HANG LIU","address":"729 RITNER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-06-20","latestIssueDate":"2024-06-18","expirationDate":"2025-06-19","inactiveDate":"2025-08-18"},{"number":"0975209","type":"Rental","status":"Active","businessName":"Anny Liu","legalName":"Anny Liu","address":"729 RITNER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-04-02","latestIssueDate":"2026-03-28","expirationDate":"2027-04-01","inactiveDate":null}],"licenseActivity":[{"number":"0975209","type":"Rental","businessName":"Anny Liu","legalName":"Anny Liu","issuedDate":"2025-04-02","latestIssueDate":"2026-03-28","closureDate":null,"expirationDate":"2027-04-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"780894","type":"Rental","businessName":"HANG LIU","legalName":"HANG LIU","issuedDate":"2018-06-20","latestIssueDate":"2024-06-18","closureDate":"2025-08-18","expirationDate":"2025-06-19","inactiveDate":"2025-08-18","status":"Closed","statusLabel":"Inactive","active":false},{"number":"502666","type":"Rental","businessName":"ROSARIO JUANITA","legalName":"ROSARIO JUANITA","issuedDate":"2010-05-19","latestIssueDate":"2013-02-20","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"481673","type":"Dumpster License - Private Property","businessName":"ROSARIO JUANITA (ROSARIO GROCERY)","legalName":"ROSARIO JUANITA","issuedDate":"2009-08-25","latestIssueDate":"2013-08-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"390075","type":"Food Preparing and Serving","businessName":"JUANITA ROSARIO (ROSARIO GROCERY)","legalName":"JUANITA ROSARIO","issuedDate":"2006-11-02","latestIssueDate":"2013-05-11","closureDate":"2014-04-30","expirationDate":"2014-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"357408","type":"Rental","businessName":"GRANDELL GREGORY & UVA ALBERT JR (STEPHEN PATRIZIO AGENT)","legalName":"GRANDELL GREGORY & UVA ALBERT JR","issuedDate":"2006-02-24","latestIssueDate":"2006-02-24","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204128","type":"Food Preparing and Serving","businessName":"YUDELKA HERRERA (T/A HERRERA GROCERY)","legalName":"YUDELKA HERRERA","issuedDate":"2004-04-19","latestIssueDate":"2004-04-19","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280253","type":"Dumpster License - Private Property","businessName":"YOUNG DEUK KIM","legalName":"YOUNG DEUK KIM","issuedDate":"1998-12-09","latestIssueDate":"1998-12-09","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"278482","type":"Dumpster License - Private Property","businessName":"YOUNG HO PARK (T/A BEST DELI MARKET)","legalName":"YOUNG HO PARK","issuedDate":"1998-06-29","latestIssueDate":"1998-06-29","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #39896: In Process · Complete; related permit 1041487. The history also contains “PERM Z- NEW 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":"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 (10 JACKSON DR, HUNTINGDON VALLEY PA, 19006).","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 1925 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #278482: Inactive; Dumpster License - Private Property #280253: Inactive; Food Preparing and Serving #204128: Inactive since Dec 22, 2012; Food Preparing and Serving #390075: Inactive","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":"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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation 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"}]}