{"asOf":"2026-07-25T13:03:53.873Z","block":"1300-1399 E RITTENHOUSE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-e-rittenhouse-st","address":"1357 E RITTENHOUSE ST","parcelNumber":"591142200","source":"https://property.phila.gov/?p=591142200","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"24","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW PORCH FRONT","useLabel":"House","owner":"SMITHS CHOICE LLC","coOwner":null,"marketValue":151900,"landAssessment":30380,"improvementAssessment":121520,"livableArea":1265,"yearBuilt":1915,"lastSale":{"price":70000,"date":"2024-09-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"4011102","date":"2015-08-12","code":"A-301.6/1","title":"PERMB- TO COMPLY 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REPAIR/MAINTAIN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"630676","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-04-26","completedDate":"2018-05-25","violations":[{"number":"4653716","date":"2018-04-26","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4653715","date":"2018-04-26","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4653717","date":"2018-04-26","code":"CP-312A","title":"HIGH WEEDS-CUT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"667407","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-12-15","completedDate":"2019-03-02","violations":[{"number":"4901399","date":"2018-12-15","code":"PM15-304.2","title":"EXTERIOR STRUCT PROTECTIVE 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COURT","createdDate":"2025-11-07","completedDate":null,"violations":[{"number":"VI-2025-088188","date":"2025-11-07","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-088189","date":"2025-11-07","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-088190","date":"2025-11-07","code":"A-301.1/54","title":"NEW PLUMBING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-088191","date":"2025-11-07","code":"A-301.1/46","title":"HVAC SYSTEM","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-088192","date":"2025-11-07","code":"A-102.9/1","title":"CHANGE IN OCCUPANCY","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-122372","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-11-07","completedDate":"2026-01-09","violations":[{"number":"VI-2025-088199","date":"2025-11-07","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2025-11-07","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2015,"n":4,"worst":null},{"y":2018,"n":4,"worst":null},{"y":2020,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2025,"n":6,"worst":null}],"investigations":[{"caseNumber":"497096","date":"2015-08-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"497096","date":"2016-01-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"497096","date":"2016-07-16","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"667407","date":"2018-12-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"667407","date":"2019-03-02","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2020-054358","date":"2020-08-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-054358","date":"2020-10-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-054358","date":"2021-03-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-054358","date":"2021-06-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-054358","date":"2021-10-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-054358","date":"2021-12-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-054358","date":"2022-12-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-054358","date":"2023-06-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-054358","date":"2025-06-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-122361","date":"2025-11-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-122372","date":"2025-11-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-122361","date":"2025-12-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-122361","date":"2026-03-30","type":null,"status":"FAILED"}],"inspYears":[{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":0,"passes":1},{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":4,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":0},{"y":2025,"fails":3,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.05466778895153,"lng":-75.15848284192523,"geom":{"type":"Polygon","coordinates":[[[-75.15836699,40.054622844],[-75.158400711,40.054590156],[-75.158598547,40.054712518],[-75.158564839,40.054745449],[-75.15836699,40.054622844]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19138","beds":3,"baths":1,"stories":1,"lotArea":1065,"zoning":"RM1","grade":"C","basement":"D","heater":"A","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1357 E RITTENHOUSE ST, PHILADELPHIA PA, 19138","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"STOP WORK POSTED \n\nLATE APPEAL \n\nDISAGREES WITH THE VIOLATION AND/OR ACTION TAKEN BY THE CITY \n\nNEEDS MORE TIME","status":"Closed","outcome":"Complete","date":"2026-03-25","number":"HA-2026-000108","relatedPermit":null}],"taxYears":[{"year":2015,"total":1739.05,"principal":1190.64,"interest":125.02,"penalty":83.34}],"taxNet":1739.03,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":77800,"taxable":77800,"land":6496,"improvement":71304,"taxableLand":6496,"taxableImprovement":71304,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":77800,"taxable":77800,"land":11670,"improvement":66130,"taxableLand":11670,"taxableImprovement":66130,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":77800,"taxable":77800,"land":11670,"improvement":66130,"taxableLand":11670,"taxableImprovement":66130,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":73900,"taxable":73900,"land":11085,"improvement":62815,"taxableLand":11085,"taxableImprovement":62815,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":70800,"taxable":70800,"land":10620,"improvement":60180,"taxableLand":10620,"taxableImprovement":60180,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":70800,"taxable":70800,"land":10620,"improvement":60180,"taxableLand":10620,"taxableImprovement":60180,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":70800,"taxable":70800,"land":10620,"improvement":60180,"taxableLand":10620,"taxableImprovement":60180,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":106100,"taxable":106100,"land":21220,"improvement":84880,"taxableLand":21220,"taxableImprovement":84880,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":106100,"taxable":106100,"land":21220,"improvement":84880,"taxableLand":21220,"taxableImprovement":84880,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":142400,"taxable":142400,"land":28480,"improvement":113920,"taxableLand":28480,"taxableImprovement":113920,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":142400,"taxable":142400,"land":28480,"improvement":113920,"taxableLand":28480,"taxableImprovement":113920,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":151900,"taxable":151900,"land":30380,"improvement":121520,"taxableLand":30380,"taxableImprovement":121520,"exemptLand":0,"exemptImprovement":0}],"taxNow":1993,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2025-002815","date":"2025-03-27","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-06-10","scope":"MAKE SAFE PERMIT- For (Repair Porch column to comply with make safe violation.) to resolve case #CF-2020-054358. Abutting sidewalk must be closed with fencing a minimum of 6’ in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case #CF-2020-054358. “In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.” MAKE SAFE OF PORCH COLUMN AS PER PA ENGINEER REPORT TO BE REPLACED LIKE IN KIND- WHO WILL MAKE TWO SITE VISITS FOR INSPECTION AS PER REPORT. CALL FOR AND SCHEDULE AN INTIAL INSPECTION PRIOR TO THE START OF WORK"},{"number":"ZP-2025-008895","date":"2025-09-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"PP-2025-014401","date":"2025-11-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-12","scope":"REPAIR/REPLACE 3/4\" WDP."},{"number":"ZP-2026-002673","date":"2026-05-11","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the creation of a roof deck at the rear of an existing attached structure. Size and location as shown in plan."},{"number":"RP-2026-000512","date":"2026-06-15","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"FOR ALTERATIONS THROUGHOUT AN EXISTING ATTACHED STRUCTURE USED AS A TWO-FAMILY DWELLING (ZP-2025-008895) WITH A REAR ROOF DECK (ZP-2026-002673) AS PER BUILDING APPLICATION/PLAN. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, AND PLUMBING ALTERATIONS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"sale","p":70000},{"y":2025,"k":"permit","w":"Make Safe Permit For RP"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2022, 2023, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 5 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2025, 2026"],"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: RP-2026-000512 (Issued).","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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 17 historical violations across 6 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Mar 30, 2026.","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/"}],"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"}]}