{"asOf":"2026-07-23T23:20:19.768Z","block":"1000-1099 RITNER ST","blockUrl":"https://philadelphia.blockreport.homes/block/1000-1099-ritner-st","address":"1000 RITNER ST","parcelNumber":"882060740","source":"https://property.phila.gov/?p=882060740","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BB0","buildingCodeNew":"254","buildingClass":"STR/OFF 2 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Commercial","owner":"TAN KACEY K","coOwner":null,"marketValue":310000,"landAssessment":62000,"improvementAssessment":248000,"livableArea":2100,"yearBuilt":1940,"lastSale":{"price":200000,"date":"2015-12-22T05:00:00Z"},"openViolations":0,"violations":[{"number":"1088137","date":"2008-08-26","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1680917","date":"2010-03-16","code":"09-1403.1/1","title":"SCALE 1 TO 50 LBS LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1680902","date":"2010-03-16","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-066526","date":"2021-09-10","code":"PM15-302.7","title":"EXTERIOR AREA ACCESSORY STRUCTURES","status":"COMPLIED","resolutionDate":"2023-04-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-066525","date":"2021-09-10","code":"PM15-308.2.2","title":"RUBBISH REFRIGERATORS","status":"COMPLIED","resolutionDate":"2022-10-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-066524","date":"2021-09-10","code":"PM15-303.1","title":"SWIMMING POOLS, SPAS, HOT TUBS","status":"COMPLIED","resolutionDate":"2021-12-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-066523","date":"2021-09-10","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2023-06-21","resolution":"SVN ISSUED"}],"violationCases":[{"number":"177699","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-09-09","completedDate":"2008-11-26","violations":[{"number":"1088137","date":"2008-08-26","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"228825","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-03-16","completedDate":"2010-06-24","violations":[{"number":"1680917","date":"2010-03-16","code":"09-1403.1/1","title":"SCALE 1 TO 50 LBS LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1680902","date":"2010-03-16","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-092368","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-09-22","completedDate":"2023-06-22","violations":[{"number":"VI-2021-066526","date":"2021-09-10","code":"PM15-302.7","title":"EXTERIOR AREA ACCESSORY STRUCTURES","status":"COMPLIED","resolutionDate":"2023-04-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-066525","date":"2021-09-10","code":"PM15-308.2.2","title":"RUBBISH REFRIGERATORS","status":"COMPLIED","resolutionDate":"2022-10-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-066524","date":"2021-09-10","code":"PM15-303.1","title":"SWIMMING POOLS, SPAS, HOT TUBS","status":"COMPLIED","resolutionDate":"2021-12-01","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-066523","date":"2021-09-10","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2023-06-21","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2021,"n":4,"worst":null}],"investigations":[{"caseNumber":"177699","date":"2008-08-26","type":"BC INSP","status":"FAILED"},{"caseNumber":"177699","date":"2008-10-28","type":"BC INSP","status":"FAILED"},{"caseNumber":"177699","date":"2008-11-26","type":"BC INSP","status":"PASSED"},{"caseNumber":"228825","date":"2010-03-16","type":"BC INSP","status":"FAILED"},{"caseNumber":"228825","date":"2010-05-10","type":"BC INSP","status":"FAILED"},{"caseNumber":"228825","date":"2010-06-23","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2021-092368","date":"2021-09-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-092368","date":"2021-12-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-092368","date":"2022-10-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-092368","date":"2023-04-19","type":null,"status":"FAILED"}],"inspYears":[{"y":2008,"fails":2,"passes":1},{"y":2010,"fails":2,"passes":1},{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9197309599399,"lng":-75.16431691021798,"geom":{"type":"Polygon","coordinates":[[[-75.164412236,39.919778234],[-75.164104305,39.91973926],[-75.16443419,39.919675385],[-75.164412236,39.919778234]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":2,"lotArea":1015,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1317 CHELTENHAM DR, BENSALEM PA, 19020","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE PARTIAL DEMOLITION AND NEW CONSTRUCTION OF A TWO-STORY STRUCTURE FOR USE AS ANIMAL SERVICES; SIZE AND LOCATION AS SHOWN ON THE PLAN.","status":"Prepare Meeting","outcome":null,"date":"2026-10-21","number":"ZP-2026-006657","relatedPermit":"ZP-2026-006657"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":152300,"taxable":152300,"land":20300,"improvement":132000,"taxableLand":20300,"taxableImprovement":132000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":152300,"taxable":152300,"land":20300,"improvement":132000,"taxableLand":20300,"taxableImprovement":132000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":247400,"taxable":247400,"land":49439,"improvement":197961,"taxableLand":49439,"taxableImprovement":197961,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":246700,"taxable":246700,"land":49340,"improvement":197360,"taxableLand":49340,"taxableImprovement":197360,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":248500,"taxable":248500,"land":49700,"improvement":198800,"taxableLand":49700,"taxableImprovement":198800,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":248500,"taxable":248500,"land":49700,"improvement":198800,"taxableLand":49700,"taxableImprovement":198800,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":248500,"taxable":248500,"land":49700,"improvement":198800,"taxableLand":49700,"taxableImprovement":198800,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":271500,"taxable":271500,"land":54309,"improvement":217191,"taxableLand":54309,"taxableImprovement":217191,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":271500,"taxable":271500,"land":54309,"improvement":217191,"taxableLand":54309,"taxableImprovement":217191,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":290000,"taxable":290000,"land":58000,"improvement":232000,"taxableLand":58000,"taxableImprovement":232000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":290000,"taxable":290000,"land":58000,"improvement":232000,"taxableLand":58000,"taxableImprovement":232000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":310000,"taxable":310000,"land":62000,"improvement":248000,"taxableLand":62000,"taxableImprovement":248000,"exemptLand":0,"exemptImprovement":0}],"taxNow":4059,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"193892","date":"2008-12-22","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-07-30","scope":"REPLACE WATER DAMAGED SHEETROCK AND VINYL FLOORING AT UPPER LEVEL STORAGE AREA."},{"number":"ZP-2021-012984","date":"2021-10-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Vacant; Residential - Household Living - Single-Family"},{"number":"GM-2026-001902","date":"2026-03-19","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2026-05-19","scope":"EZ INTERIOR DEMOLITION- 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. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations, including underpinning, excavation and removal of foundation slab. Separate Streets Department permit required for sidewalk and street closures. Removal of interior nonloadbearing walls on first and 2nd floor."},{"number":"ZP-2026-006657","date":null,"work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2008,"k":"viol","w":"L&I violation"},{"y":2008,"k":"permit","w":"Alteration"},{"y":2010,"k":"viol","w":"2 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2015,"k":"sale","p":200000},{"y":2021,"k":"viol","w":"4 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"278676","type":"Dumpster License - Private Property","status":"Inactive","businessName":"THE MINI MART","legalName":"THE MINI MART","address":"1000 RITNER ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1996-03-08","latestIssueDate":"1996-03-08","expirationDate":"2010-07-31","inactiveDate":null},{"number":"280863","type":"Dumpster License - Private Property","status":"Inactive","businessName":"TERESA VITULLO (MICHAEL FORTE)","legalName":"TERESA VITULLO","address":"1000 RITNER ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2002-03-07","latestIssueDate":"2002-03-07","expirationDate":"2010-07-31","inactiveDate":null},{"number":"206905","type":"Food Preparing and Serving","status":"Inactive","businessName":"TERESA VITULLO (MICHAEL FORTE)","legalName":"TERESA VITULLO","address":"1000 RITNER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-19","latestIssueDate":"2006-04-24","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"206905","type":"Food Preparing and Serving","businessName":"TERESA VITULLO (MICHAEL FORTE)","legalName":"TERESA VITULLO","issuedDate":"2004-04-19","latestIssueDate":"2006-04-24","closureDate":"2012-12-22","expirationDate":"2007-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280863","type":"Dumpster License - Private Property","businessName":"TERESA VITULLO (MICHAEL FORTE)","legalName":"TERESA VITULLO","issuedDate":"2002-03-07","latestIssueDate":"2002-03-07","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"278676","type":"Dumpster License - Private Property","businessName":"THE MINI MART","legalName":"THE MINI MART","issuedDate":"1996-03-08","latestIssueDate":"1996-03-08","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["1 permit event since 2023","1 zoning/board appeal 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-2026-006657: Prepare Meeting; related permit ZP-2026-006657.","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":"1 permit not marked completed: ZP-2026-006657 (Denied).","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":"8 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 19, 2023.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #278676: Inactive; Dumpster License - Private Property #280863: Inactive; Food Preparing and Serving #206905: Inactive since Dec 22, 2012","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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 7 historical violations across 3 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/"}]}