{"asOf":"2026-07-26T12:09:21.019Z","block":"2400-2499 RITNER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-ritner-st","address":"2444R RITNER ST","parcelNumber":"884350535","source":"https://property.phila.gov/?p=884350535","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC1","buildingCodeNew":"271","buildingClass":"IND WAREHOUSE MASONRY+OTH","buildingClassNew":"MINI WAREHOUSE","useLabel":"Industrial building","owner":"FAMILIA REAL ESTATE INVES","coOwner":null,"marketValue":420200,"landAssessment":84000,"improvementAssessment":336200,"livableArea":4578,"yearBuilt":1930,"lastSale":{"price":3,"date":"2011-08-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"2597837","date":"2012-10-02","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2602883","date":"2012-10-05","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2602881","date":"2012-10-05","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2602882","date":"2012-10-05","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2602913","date":"2012-10-05","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3296619","date":"2014-08-12","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3296620","date":"2014-08-12","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4274199","date":"2017-03-07","code":"A-302.8/30","title":"PERM - 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MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4274198","date":"2017-03-07","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":5,"worst":null},{"y":2014,"n":2,"worst":null},{"y":2017,"n":2,"worst":null}],"investigations":[{"caseNumber":"353686","date":"2012-10-02","type":"CI INSP","status":"PASSED"},{"caseNumber":"354567","date":"2012-10-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"354565","date":"2012-10-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"354567","date":"2012-11-08","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"354565","date":"2012-12-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"448479","date":"2014-08-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"448479","date":"2014-09-22","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":3},{"y":2014,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.922567784078495,"lng":-75.18813867705475,"geom":{"type":"Polygon","coordinates":[[[-75.188343364,39.922446414],[-75.188446294,39.922685657],[-75.187626374,39.92257128],[-75.188343364,39.922446414]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":9490,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1818 HULSEMAN ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF THIRTEEN (13) - ONE (1) STORY ATTACHED STRUCTURES MAX HEIGHT NOT TO EXCEED 35 FT FOR USE AS CONSTRUCTION STORAGE UNITS, ON THE SAME LOT WITH 3 CONSTRUCTION STORAGE UNITS AND AN ACCESSORY CONSTRUCTION OFFICE.","status":"CLOSED","outcome":"Denied","date":"2010-06-01","number":"11062","relatedPermit":"258268"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":92200,"taxable":92200,"land":4600,"improvement":87600,"taxableLand":4600,"taxableImprovement":87600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":92200,"taxable":92200,"land":4600,"improvement":87600,"taxableLand":4600,"taxableImprovement":87600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":209200,"taxable":209200,"land":100416,"improvement":108784,"taxableLand":100416,"taxableImprovement":108784,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":239900,"taxable":239900,"land":94860,"improvement":145040,"taxableLand":94860,"taxableImprovement":145040,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":241400,"taxable":241400,"land":95453,"improvement":145947,"taxableLand":95453,"taxableImprovement":145947,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":457400,"taxable":241400,"land":95453,"improvement":361947,"taxableLand":95453,"taxableImprovement":145947,"exemptLand":0,"exemptImprovement":216000},{"y":2022,"v":457400,"taxable":241400,"land":95453,"improvement":361947,"taxableLand":95453,"taxableImprovement":145947,"exemptLand":0,"exemptImprovement":216000},{"y":2023,"v":253500,"taxable":131820,"land":50700,"improvement":202800,"taxableLand":50700,"taxableImprovement":81120,"exemptLand":0,"exemptImprovement":121680},{"y":2024,"v":253500,"taxable":131820,"land":50700,"improvement":202800,"taxableLand":50700,"taxableImprovement":81120,"exemptLand":0,"exemptImprovement":121680},{"y":2025,"v":412000,"taxable":214240,"land":82400,"improvement":329600,"taxableLand":82400,"taxableImprovement":131840,"exemptLand":0,"exemptImprovement":197760},{"y":2026,"v":412000,"taxable":214240,"land":82400,"improvement":329600,"taxableLand":82400,"taxableImprovement":131840,"exemptLand":0,"exemptImprovement":197760},{"y":2027,"v":420200,"taxable":218480,"land":84000,"improvement":336200,"taxableLand":84000,"taxableImprovement":134480,"exemptLand":0,"exemptImprovement":201720}],"taxNow":2999,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"243219","date":"2009-10-19","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-07-14","scope":"ADDING A GARGE DOOR (10FT X 10FT) TO SIDE WALL OD AN EXISTING GARAGE. TWO 4\" X 12\" CMU LINTELS"},{"number":"260401","date":"2010-02-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-03-15","scope":"INSTALL 100 AMP SERVICE AND INSTALL GFCI RECEPTACLE. WIRE (4)LIGHT FIXTURES INSIDE GARAGE...... IN ACCORDANCE WITH 2005 NEC"},{"number":"258268","date":"2010-06-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-06-24","scope":"CONSTRUCTION OF STORAGE UNITS."},{"number":"341656","date":"2012-06-21","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2012-06-21","scope":"REQUESTING AN EXTENSION OF TIME PERMIT FOR PERMIT#258266 IN ACCORDANCE WITH PA ACT 46."},{"number":"703811","date":"2016-07-20","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2017-07-19","scope":"NEW CONSTRUCTION OF A ONE (1) STORY, EIGHT (8) UNIT STORAGE BUILDING AS PER APPROVED PLANS. BUILDING NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY ELECTRICAL WORK**"},{"number":"757144","date":"2017-02-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-07-10","scope":"NEW CONSTRUCTION OF A ONE (1) STORY, EIGHT (8) UNIT STORAGE BUILDING; INTERIOR & EXTERIOR PLUMBING; 9 AREA DRAINS,3 CLEAN OUTS,3 ROOF DRAINS; TIE INTO EXISTING WATER SERVICE -THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004"}],"storyTag":"New construction","storyDelta":4.25,"timeline":[{"y":2010,"k":"permit","w":"Electrical"},{"y":2010,"k":"appeal","w":"Appeal denied"},{"y":2010,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"Zoning admin review"},{"y":2012,"k":"viol","w":"5 L&I violations"},{"y":2012,"k":"insp","w":"L&I: 2 failed, 3 passed"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2016,"k":"sale","p":210000},{"y":2016,"k":"permit","w":"New construction"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"viol","w":"2 L&I violations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 63% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $253,500 to $412,000","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":"Appeal #11062: CLOSED · Denied; related permit 258268. Use permit #258268: COMPLETED.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 22, 2014.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 5 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/"}]}