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DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"703126","date":"2016-07-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACING WIRING THROUGHOUT UNIT AND REPLACE 100A PANEL PER 2008 NEC (MULTI FAMILY)CC DISTRICT"},{"number":"712932","date":"2016-08-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-09-20","scope":"INSTALL OF A 2 TON HEAT PUMP SYSTEM WITH DUCTWORK. CONDENSER INSTALLED SEPARATE FROM FIVE LANDING INSIDE CLOSEST PER PHC. UNITS NO TO BE SEEN FROM A PUBLIC RIGHT OF WAY.EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"716277","date":"2016-08-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2018-06-26","scope":"INTERIOR RENOVATION OF ENTIRE APARTMENT INCLUDING: NEW PARTITIONS, DRYWALL, NEW KITCHEN AND BATH, AND NEW FLOORING THROUGHOUT."},{"number":"720594","date":"2016-09-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-10-24","scope":"WATER & DRAIN LINE FOR 2-TOILET, 2-SINK, 1-TUB, 1-SHOWER, 1-KITCHEN SINK, 1-DISPOSA L& 1-DISWASHER THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"725529","date":"2016-09-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":"2018-06-26","scope":"INSTALL (1) HEAT PUMP WITH DUCTWORK. (MULTI-FAMILY) APPROVED BY THE PHC. UNIT NOT TO BE VISIBLE FROM RIGHT OF WAY"},{"number":"722814","date":"2016-11-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-02-09","scope":"INSTALL WIRING FOR NEW FLOOR PLAN. INSTALL NEW FIXTURES, DEVICES AND 100AMP PANEL.(CC DISTRICT)"},{"number":"911329","date":"2018-09-27","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-10-25","scope":"EZ INTERIOR DEMOLITION-INTERIOR DEMO OF NONLOAD BEARING WALLS IN THE BASEMENT - FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS. NO OTHER WORK ON THIS PERMIT."},{"number":"GM-2021-001965","date":"2021-03-09","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2021-06-24","scope":"EZ INTERIOR DEMOLITION- **Existing Philadelphia Historic Property**For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. 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. (No Demo Work to Fire-Rated Assemblies or plans will be required) Separate permit required for Building and MEP. **No work to exterior windows and/or doors as part of this permit. No exterior work permitted as part of this permit. For the interior demolition of non-bearing partition walls and ceiling in accordance with the attached EZ Permit Interior Demolition Standard. Failure to comply with the attached EZ Permit Interior Demolition Standard shall result in revocation of this permit. as per PHC**"},{"number":"CP-2021-003390","date":"2021-06-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-11-12","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) TO EXISTING DWELLING UNIT 1A WITHIN AN EXISTING MULTI-FAMILY DWELLING AS PER APPROVED PLANS. ALL WORK WITHIN DWELLING UNIT. EXISTING BUILDING, NO CHANGE OF OCCUPANCY, NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"PP-2021-010500","date":"2021-06-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-08","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) TO EXISTING DWELLING UNIT 1A WITHIN AN EXISTING MULTI-FAMILY DWELLING AS PER APPROVED PLANS. ALL WORK WITHIN DWELLING UNIT. EXISTING BUILDING, NO CHANGE OF OCCUPANCY, NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"MP-2021-003756","date":"2021-06-16","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-10-08","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) TO EXISTING DWELLING UNIT 1A WITHIN AN EXISTING MULTI-FAMILY DWELLING AS PER APPROVED PLANS. ALL WORK WITHIN DWELLING UNIT. EXISTING BUILDING, NO CHANGE OF OCCUPANCY, NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"EP-2021-006221","date":"2021-06-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-10-06","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) TO EXISTING DWELLING UNIT 1A WITHIN AN EXISTING MULTI-FAMILY DWELLING AS PER APPROVED PLANS. ALL WORK WITHIN DWELLING UNIT. EXISTING BUILDING, NO CHANGE OF OCCUPANCY, NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"CP-2021-006448","date":"2021-10-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-12-07","scope":"For exterior alterations to repair fa?ade including lintel rehabilitation, parapet rebuild and brick rebuild as per plans."},{"number":"ZP-2021-015408","date":"2021-12-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2022-001162","date":"2022-04-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-04-06","scope":"For level II alteration with partial change of occupancy classification as per approved plans. No change to the existing total number of dwelling units. Asbestos to be removed prior to start of other work. Separate permits required for MEPS work. Amendment to confirm the building currently has the basement and part of the 1st floor sprinklered with standpipes in the stair towers. Additional sprinklers for the 1st floor spaces, augmenting the existing basement sprinklers. Existing standpipes are to remain."},{"number":"EP-2022-004237","date":"2022-04-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-29","scope":"Electrical Permit for combo CP-2022-001162"},{"number":"MP-2022-002411","date":"2022-04-28","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-04-05","scope":"Mechanical / Fuel Gas Permit for combo CP-2022-001162"},{"number":"PP-2022-006602","date":"2022-04-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-06","scope":"Plumbing Permit (Interior) for combo CP-2022-001162"},{"number":"EP-2022-007149","date":"2022-07-15","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-19","scope":"Rough-In Permit for EP-2022-007145 Part of the first floor is being renovated. The only work being done is in the first floor apartment and in the first floor fitness center. In the apartment, we are adding the required low frequency horn notification in the bedrooms and in the living room, with the provisions for strobes to be added in the future. In the fitness center, will will add a horn/strobe for notification. In the fitness center, we will add a smoke detector to the existing first floor zone. A NAC panel will be installed in the basement next to the existing fire alarm control panel. The existing fire alarm control panel will activate the new NAC panel. One circuit from the NAC panel will power the new notification devices on the first floor. The existing notification on the first floor will remain as-is and will not be modified or changed as per nfpa 72"},{"number":"EP-2022-007145","date":"2022-07-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-18","scope":"Part of the first floor is being renovated. The only work being done is in the first floor apartment and in the first floor fitness center. In the apartment, we are adding the required low frequency horn notification in the bedrooms and in the living room, with the provisions for strobes to be added in the future. In the fitness center, will will add a horn/strobe for notification. In the fitness center, we will add a smoke detector to the existing first floor zone. A NAC panel will be installed in the basement next to the existing fire alarm control panel. The existing fire alarm control panel will activate the new NAC panel. One circuit from the NAC panel will power the new notification devices on the first floor. The existing notification on the first floor will remain as-is and will not be modified or changed as per 2016 NFPA 72."},{"number":"FP-2022-001945","date":"2022-07-25","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-04-05","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate (35) sprinkler heads"},{"number":"CP-2022-007103","date":"2023-02-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-03-06","scope":"LEVEL I ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR REPAIRS TO EXISTING FIRE ESCAPE BALCONIES AS PER APPROVED PLANS. *2018 IEBC REVIEW*"},{"number":"AP-2023-003987","date":"2023-08-29","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2024-04-04","scope":"CO only for existing 26 dwelling units. See CP-2022-001162 for the completed level II alteration with partial change of occupancy classification without change to the existing total number of dwelling units."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2023,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"353420","type":"Rental","status":"Active","businessName":"RITTENHOUSE REALTY ASSOCIATES","legalName":"RITTENHOUSE REALTY ASSOCIATES","address":"324-28 S 19TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":27,"issuedDate":"2006-09-14","latestIssueDate":"2026-03-10","expirationDate":"2027-02-28","inactiveDate":null},{"number":"517314","type":"Dumpster License - Private Property","status":"Active","businessName":"RITTENHOUSE INVESTMENT PARTNER","legalName":"RITTENHOUSE INVESTMENT PARTNER","address":"324-28 S 19TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-10-19","latestIssueDate":"2013-07-18","expirationDate":null,"inactiveDate":null},{"number":"602626","type":"High Rise","status":"Active","businessName":"RITTENHOUSE REALTY ASSOCIATES","legalName":"RITTENHOUSE REALTY ASSOCIATES","address":"324-28 S 19TH ST","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2013-08-16","latestIssueDate":"2026-05-07","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"602626","type":"High Rise","businessName":"RITTENHOUSE REALTY ASSOCIATES","legalName":"RITTENHOUSE REALTY ASSOCIATES","issuedDate":"2013-08-16","latestIssueDate":"2026-05-07","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"517314","type":"Dumpster License - Private Property","businessName":"RITTENHOUSE INVESTMENT PARTNER","legalName":"RITTENHOUSE INVESTMENT PARTNER","issuedDate":"2010-10-19","latestIssueDate":"2013-07-18","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"353420","type":"Rental","businessName":"RITTENHOUSE REALTY ASSOCIATES","legalName":"RITTENHOUSE REALTY ASSOCIATES","issuedDate":"2006-09-14","latestIssueDate":"2026-03-10","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-29","units":27,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “PERMB- FINAL PRE-CO INSP.”","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: 663593 (EXPIRED), 716277 (EXPIRED), 725529 (EXPIRED), CP-2021-006448 (Expired), CP-2022-007103 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Facade Report: Safe with Repair through Apr 28, 2031; Fire Escape Report: Safe through May 25, 2028; Sprinkler Certification: Certified through Mar 4, 2026; Fire Alarm Certification: Certified through Feb 20, 2027; Emergency and Standby Power Systems Certification: Certified through Feb 20, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 1920 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"16 failed, 12 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 6, 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/"},{"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 26 historical violations across 13 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/"}]}