{"asOf":"2026-07-24T04:20:05.691Z","block":"1200-1299 RITNER ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-ritner-st","address":"1220 RITNER ST","parcelNumber":"394315100","source":"https://property.phila.gov/?p=394315100","ownerType":"owner-occupied","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"STOPFER KATRINA","coOwner":"STOPFER KAMERON","marketValue":428800,"landAssessment":85760,"improvementAssessment":343040,"livableArea":1406,"yearBuilt":1940,"lastSale":{"price":399000,"date":"2024-11-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"5105512","date":"2019-06-04","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"688616","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2019-06-04","completedDate":"2019-11-04","violations":[{"number":"5105512","date":"2019-06-04","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":1,"worst":null}],"investigations":[{"caseNumber":"688616","date":"2019-06-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"688616","date":"2019-07-11","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"688616","date":"2019-11-01","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2019,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92010498344074,"lng":-75.16767411524584,"geom":{"type":"Polygon","coordinates":[[[-75.167663768,39.920014985],[-75.16772284,39.92002236],[-75.167685,39.920194571],[-75.167625048,39.920187192],[-75.167663768,39.920014985]]]},"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":1042,"zoning":"RSA5","grade":"C","basement":"A","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"1220 RITNER ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":164200,"taxable":164200,"land":15629,"improvement":148571,"taxableLand":15629,"taxableImprovement":148571,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":164200,"taxable":134200,"land":35467,"improvement":128733,"taxableLand":35467,"taxableImprovement":98733,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":164200,"taxable":134200,"land":35467,"improvement":128733,"taxableLand":35467,"taxableImprovement":98733,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":220200,"taxable":180200,"land":47563,"improvement":172637,"taxableLand":47563,"taxableImprovement":132637,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":375000,"taxable":220209,"land":78750,"improvement":296250,"taxableLand":78750,"taxableImprovement":141459,"exemptLand":0,"exemptImprovement":154791},{"y":2021,"v":375000,"taxable":220209,"land":78750,"improvement":296250,"taxableLand":78750,"taxableImprovement":141459,"exemptLand":0,"exemptImprovement":154791},{"y":2022,"v":375000,"taxable":220209,"land":78750,"improvement":296250,"taxableLand":78750,"taxableImprovement":141459,"exemptLand":0,"exemptImprovement":154791},{"y":2023,"v":396300,"taxable":230647,"land":79260,"improvement":317040,"taxableLand":79260,"taxableImprovement":151387,"exemptLand":0,"exemptImprovement":165653},{"y":2024,"v":396300,"taxable":230647,"land":79260,"improvement":317040,"taxableLand":79260,"taxableImprovement":151387,"exemptLand":0,"exemptImprovement":165653},{"y":2025,"v":416800,"taxable":242578,"land":83360,"improvement":333440,"taxableLand":83360,"taxableImprovement":159218,"exemptLand":0,"exemptImprovement":174222},{"y":2026,"v":416800,"taxable":242578,"land":83360,"improvement":333440,"taxableLand":83360,"taxableImprovement":159218,"exemptLand":0,"exemptImprovement":174222},{"y":2027,"v":428800,"taxable":249562,"land":85760,"improvement":343040,"taxableLand":85760,"taxableImprovement":163802,"exemptLand":0,"exemptImprovement":179238}],"taxNow":3396,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"149758","date":"2008-05-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-06-11","scope":"REPLACE WATER HEATER"},{"number":"974900","date":"2019-05-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-11-01","scope":"INTERIOR ALTERATIONS THRU OUT , TO INCLUDE DRYWALL, SHEETROCK, FRAMING, NEW KITCHEN, NEW BATHROOM, NEW WINDOWS AND DOORS INTO EXISTING OPENINGS. APPLICANT AGREES TO LIMIT THE CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARDS FOR INTERIOR ALTERATIONS, REVISED 11/2018. NOTE: STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF, FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT.) (DEVIATION FROM THE STANDARD WILL RESULT IN REVOCATION OF THIS PERMIT AND IMPOSITION OF FURTHER PENALTIES.) NOTE: CONTRACTOR LISTED AS A \"SOLE PROPRIETOR\" AND HAS NO EMPLOYEES AND/OR WORKERS CONPENSATION INSURANCE-ALL SUBCONTRACTORS REQUIRE SEPARATE LICENSES AND INSURANCE. SEPARATE PERMITS REQUIRED FOR PLUMBING ELECTRICAL AND MECHANICAL WORK. NO OTHER WORK ALLOWED UNDER THIS PERMIT."},{"number":"983634","date":"2019-06-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-11-01","scope":"INSTALL 92% EFF UNIT AND 2 1/2 TON CONDENSER,70,000 BTU WITH NEW DUCT WORK IN BASEMENT"},{"number":"989178","date":"2019-06-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-31","scope":"INSTALL 100AMP SERVICE,30CIRCUIT PANEL AND REWIRE ENTIRE SFD WITH 35-RECEPTS,40-HI HATS,14-SWITCHES AND 5-SMOKES AS PER 2014 NEC (SOUTH DISTRICT)"},{"number":"991733","date":"2019-07-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-11-01","scope":"1ST FLR: 1 WC, 1 LAV, 1 KITCHEN SINK, 2ND FLR: 2 WC, 3 LAVS, 1 TUB, 1 SHOWER, 1 WASHER BOX, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"982925","date":"2019-07-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-08-28","scope":"REMOVE EXISTING BASEMENT SLAB, INSTALL NEW SLAB OVER THAT AREA.*NO DIRT WILL BE REMOVED* NO UNDERPINNING AND NO LOWERING OF BASEMENT FLOOR INCLUDED ON THIS APPLICATION."},{"number":"PP-2024-014689","date":"2024-10-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2026-05-01","scope":"REPLACE HOUSE DRAIN AND 3/4\" WATER SERVICE"}],"storyTag":"Improved","storyDelta":0.01,"timeline":[{"y":2008,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2020,"k":"sale","p":395000},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"sale","p":399000}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2024-014689 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 1, 2019.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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"}]}