{"asOf":"2026-07-25T22:56:11.550Z","block":"0-99 W RITTENHOUSE ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-w-rittenhouse-st","address":"15 W RITTENHOUSE ST","parcelNumber":"881001080","source":"https://property.phila.gov/?p=881001080","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"RB","buildingCodeNew":null,"buildingClass":"NON PD PKG LOT COMMERCIAL","buildingClassNew":null,"useLabel":"Vacant lot","owner":"15 W RITTENHOUSE ST LLC","coOwner":null,"marketValue":133100,"landAssessment":133100,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":10,"date":"2021-03-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2026-053057","date":"2026-07-14","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2026-07-14","resolution":"SVN ISSUED"},{"number":"VI-2026-053058","date":"2026-07-14","code":"B-3306.9","title":"NO BARRIER FOR EXCAVATION\n","status":"SVN ISSUED","resolutionDate":"2026-07-14","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2026-086866","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-07-14","completedDate":null,"violations":[{"number":"VI-2026-053057","date":"2026-07-14","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2026-07-14","resolution":"SVN ISSUED"}]},{"number":"CF-2026-086869","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-07-14","completedDate":null,"violations":[{"number":"VI-2026-053058","date":"2026-07-14","code":"B-3306.9","title":"NO BARRIER FOR EXCAVATION\n","status":"SVN ISSUED","resolutionDate":"2026-07-14","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2026-086866","date":"2026-07-14","type":null,"status":null},{"caseNumber":"CF-2026-086869","date":"2026-07-14","type":null,"status":null}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03767935666718,"lng":-75.17704647868165,"geom":{"type":"Polygon","coordinates":[[[-75.17705749,40.037825368],[-75.176792854,40.037504444],[-75.176851683,40.037446812],[-75.177291904,40.03774533],[-75.177126367,40.037908718],[-75.17705749,40.037825368]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":null,"lotArea":5859,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"417 CHERRY HILL BLVD, CHERRY HILL NJ, 08002","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND AN ACCESSORY ROOF DECK (FOR\nRESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE\nAPPLICATION / PLANS.\nUSES: FOR MULTI-FAMILY HOUSEHOLD LIVING TH","status":"Completed","outcome":"Granted with conditions","date":"2021-04-21","number":"ZP-2021-000114","relatedPermit":"ZP-2021-000114"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":143900,"taxable":143900,"land":143900,"improvement":0,"taxableLand":143900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":143900,"taxable":143900,"land":143900,"improvement":0,"taxableLand":143900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":133100,"taxable":133100,"land":133100,"improvement":0,"taxableLand":133100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":2014,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-000114","date":"2021-04-07","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND AN ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."},{"number":"CP-2021-006173","date":"2021-11-22","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"**AMENDMENT 6/13/2025 TO AMEND THE INTTERIOR LAYOUT AND STRUCTURAL FRAMING FOR UNITS 206, 207, 208 AND MECHANICAL ROOM IN CELLAR.** **AMENDMENT 3/4/2025 TO INCREASE THE NUMBER OF DWELLING UNITS (35 UNITS PROPOISED) AND EXTENSION OF THE GREEN ROOF AREA.** FOR THE ERECTION OF AN ATTACHED FIVE STORY ATTACHED STRUCTURE WITH ROOF DECKS ACCESSED TWO ROOF DECK ACCESS STRUCTURES (FOR RESIDENTIAL USE ONLY). STRUCTURE FOR USE MULTI-FAMILY HOUSEHOLD LIVING TWENTY-SIX (26) DWELLING UNITS AND ELEVEN (11) ACCESSORY INTERIOR PARKING SPACES (INCLUDING 1 ADA / VAN ACCESSIBLE SPACE) AND TEN (10) ACCESSORY CLASS 1A BICYCLE PARKING SPACES ON ACCESSIBLE ROUTES. ALL UNITS ARE TYPE B UNITS WITH THE EXCEPTION OF ONE (1) REQUIRED TYPE A UNIT. BUILDING IS FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 AND STANDPIPES TO BE PROVIDED IN THE EXIT STAIRWAYS PER NFPA 14. BUILDING IS COMPOSED OF TYPE IIIB CONSTRUCTION (FIRE-RETARDANTS TREAT WOOD). ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 14 FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.*** FIRE WATCH IS REQUIRED ONCE COMBUSTIBLE CONSTRUCTION IS OVER 40 FEET IN HEIGHT, A SITE SAFETY PLAN SHALL BE SUBMITED TO BUILDING INSPECTOR PRIOR TO THE START OF ANY CONSTRUCTION.*** SEPARATE PERMIITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"ZP-2023-013394","date":"2024-01-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"ZP-2024-001329","date":"2024-03-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR AND AN ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."},{"number":"EP-2026-001287","date":"2026-02-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install 200 amp service for temporary power during construction- stringer lights, GFCI protected outlets."},{"number":"EP-2026-000755","date":"2026-05-07","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install 1600 amp 3 phase service. Wiring for 1 elevator, fire pump, power & lighting for 35 dwelling units and common space s per 2017 NEC. Install low voltage fire alarm system as per 2016 NFPA 72."},{"number":"FP-2026-000143","date":"2026-05-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING, TO INCLUDE 4\" MAIN FIRE SERVICE LINE WITH A 4\" AMES COLT200 BACKFLOW PREVENTION ASSEMBLY, TWO (2) STANDPIPE RISERS COMPLYING WITH NFPA 14, AND A FIRE PUMP COMPLYING WITH NFPA 20 AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2026-007475","date":"2026-06-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INSTALL SANITARY AND STORM CTs, FAIs, MDs, 2\" BACKFLOW DEVICE & 2\" WATER LINE."},{"number":"MP-2026-001390","date":"2026-06-25","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, GRDs, BATHROOM AND CLOTHES DRYER EXHAUSTS, AND ASSOCIATED DUCTWORK AND PIPING THROUGHOUT A MULTI-FAMILY (THIRTY FIVE (35) UNITS) BUILDING. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. SEE CP-2021-006173 FOR ASSOCIATED BUILDING PERMIT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"viol","w":"2 L&I violations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["7 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-000114: Completed · Granted with conditions; related permit ZP-2021-000114.","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: CP-2021-006173 (Issued), EP-2026-001287 (Issued), EP-2026-000755 (Issued), FP-2026-000143 (Issued), PP-2026-007475 (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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits 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.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 2 cases.","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/"}]}