{"asOf":"2026-07-25T21:20:35.857Z","block":"1300-1399 RITNER ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-ritner-st","address":"1326 RITNER ST","parcelNumber":"394317802","source":"https://property.phila.gov/?p=394317802","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"DD0","buildingCodeNew":"22","buildingClass":"OFF BLD N/PKG N/COM MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Multi-family","owner":"ZHENG ZONG ZHAN","coOwner":"ZHENG DING LIANG","marketValue":537700,"landAssessment":107540,"improvementAssessment":430160,"livableArea":2346,"yearBuilt":1915,"lastSale":null,"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9203452415548,"lng":-75.16947733764306,"geom":{"type":"Polygon","coordinates":[[[-75.169429299,39.920421718],[-75.169465034,39.920260695],[-75.169525092,39.920268607],[-75.169490098,39.920429357],[-75.169429299,39.920421718]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":3,"baths":null,"stories":3,"lotArea":1020,"zoning":"RM1","grade":null,"basement":"D","heater":"A","centralAir":true,"extCond":"4","intCond":"2","garage":null,"homestead":false,"mail":"1326 RITNER ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2022,"v":340000,"taxable":340000,"land":75000,"improvement":265000,"taxableLand":75000,"taxableImprovement":265000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":340000,"taxable":340000,"land":75000,"improvement":265000,"taxableLand":75000,"taxableImprovement":265000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":340000,"taxable":340000,"land":75000,"improvement":265000,"taxableLand":75000,"taxableImprovement":265000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":536200,"taxable":536200,"land":107240,"improvement":428960,"taxableLand":107240,"taxableImprovement":428960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":537700,"taxable":537700,"land":107540,"improvement":430160,"taxableLand":107540,"taxableImprovement":430160,"exemptLand":0,"exemptImprovement":0}],"taxNow":7506,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-004583","date":"2020-07-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"RP-2020-007815","date":"2020-09-11","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-08-19","scope":"INTERIOR RENOVATION FOR THE 2-FAMILY DWELLING AND CHANGE STAIR LOCATION."},{"number":"EP-2020-007326","date":"2020-09-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-07-06","scope":"TOTAL REWIRE TO INCLUDE RECEPTACLE OUTLETS, SWITCHES, APPLIANCES, DISCONNECTS, LIGHTNINGS AND GFCI CONNECTING TO (2) 100 AMP PANELS CONNECTING NEW 200 AMP INCOMING SERVICE AND ALL NECESSARY BONDING AND GROUNDING AS PER 2014 NEC"},{"number":"PP-2020-008541","date":"2020-09-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-08-19","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"MP-2020-006386","date":"2021-01-02","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-08-19","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - (1 - 2ton air handler ,5kw backup heat ,2ton heat pump . All duct work location basement for basement and 1st floor. 1 - 2ton air handler, 5kw back up heat ,2ton heat pump ,all ductwork 5diffusers on 1st floor . 6 diffusers on 2 and 3rd floor Location 2nd floor for 2nd and 3rd floor). For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. (Note: rooftop installations will require plans unless it has already been included on any approved alteration plans.)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"267153","type":"Rental","status":"Inactive","businessName":"SUTHBREIT PROPERTIES LTD","legalName":"SUTHBREIT PROPERTIES LTD","address":"1326 RITNER ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-05-28","latestIssueDate":"2004-05-28","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"905111","type":"Rental","status":"Active","businessName":"Ding Liang Zheng","legalName":"Ding Liang Zheng","address":"1326 RITNER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2022-09-06","latestIssueDate":"2025-08-28","expirationDate":"2026-09-05","inactiveDate":null}],"licenseActivity":[{"number":"905111","type":"Rental","businessName":"Ding Liang Zheng","legalName":"Ding Liang Zheng","issuedDate":"2022-09-06","latestIssueDate":"2025-08-28","closureDate":null,"expirationDate":"2026-09-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"267153","type":"Rental","businessName":"SUTHBREIT PROPERTIES LTD","legalName":"SUTHBREIT PROPERTIES LTD","issuedDate":"2004-05-28","latestIssueDate":"2004-05-28","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":2,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 58% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $340,000 to $536,200","no permit shown in 2024-2026"],"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":"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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 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":"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/"}]}