Is a “rowhouse” different from a “townhouse” in Philadelphia, or is it just marketing? If you are shopping in Fitler Square, you will see both terms used in listings and on tours. It can be confusing when you just want the right home and a smooth path to closing. In this guide, you will learn how these terms actually work in Philly, what to expect from Fitler Square homes, what to look for on a showing, and how maintenance and ownership differ. Let’s dive in.
Rowhouse in Philadelphia
A rowhouse is an attached home that shares party walls with neighbors in a continuous run. In Philadelphia, most attached single-family homes built in the 19th and early 20th centuries fit this definition. They tend to have brick façades, repeating cornices, modest stoops, and small rear yards or courtyards.
Inside, you often get a front parlor or living room, a dining area, and a rear kitchen with bedrooms above. Many include a basement for utilities and storage. The structure and rooflines usually align across the block, which helps define the streetscape you see in Fitler Square.
Townhouse in listings
In Philly, “townhouse” is often a marketing term, not a strict architectural label. Agents and sellers use it to describe renovated rowhouses, wider footprints, or fee-simple attached homes with a higher-end position. It can also refer to attached units that function like houses but may be within a condo association.
The key point for you is ownership, not the label. Confirm whether the property is fee simple or part of a condominium or HOA. That determines who maintains exterior elements, what rules apply, and how flexible you are with changes.
Why labels matter
- Maintenance responsibility, especially for exterior elements and party walls.
- Renovation permits and potential historic review.
- Typical floor plans, light, and parking expectations.
- Financing, insurance, and inspection needs for older masonry homes.
Fitler Square housing overview
Fitler Square offers a dense, central Philadelphia setting with late 19th and early 20th century rowhouses alongside many renovated properties. You will see continuous terraces and small clusters of attached homes, plus the occasional combined lot that creates a wider home.
Common features include brick façades, stoops or low steps, and 2 to 4 stories above a basement or garden level. Many homes now have open kitchens, updated mechanicals, and restored historic details. Off-street parking is uncommon unless a home was altered to create a garage or driveway.
Local constraints are worth knowing. Some properties fall under historic review, which can affect changes to façades, cornices, windows, and roofs. Curb cuts and new parking require zoning review and may be limited by block patterns. Since Fitler Square sits near the Schuylkill River corridor, review flood-hazard maps for any specific address you are considering.
Layouts you will see
Side-hall plan
A narrow entry with stairs along one side leads to a front parlor, dining, and a rear kitchen. Bedrooms stack above. This is common and efficient on narrow lots.
Center-hall or double-pile
Wider homes place a central hall with rooms on both sides. You get more formal separation, better cross-ventilation, and often more daylight.
English basement or garden level
A lower level partially below grade may have a separate entrance. It is often used as a den, family room, or potential rental space where permitted.
Combined or expanded footprints
Some owners have merged two rowhouses or reworked interiors. The result can be a larger townhouse with wider rooms, altered circulation, and light wells.
What to photograph and measure
- Exterior: full façade, roofline, cornice, close-up mortar joints, and stoop condition.
- Party walls: any signs of past openings or patch repairs.
- Roof: visible covering, flashing at chimneys and vent stacks, roof deck or scuttle access.
- Windows: original or replacement sashes, single or double glazing, rot or paint build-up.
- Basement: wall material, moisture or staining, sump pump, ceiling height, exposed utilities.
- Mechanical areas: HVAC type and location, water heater, electrical panel size and type, visible plumbing updates.
- Structure: stair width and steepness, ceiling heights, any sagging floors or creaks.
- Rear yard or alley: access, drainage path, fence or rear wall condition, any garage or outbuilding.
Ownership and maintenance
Fee-simple attached house
You own the interior, exterior, and the land to the property lines. You carry direct responsibility for roofs, façades, and your share of party walls unless a separate agreement says otherwise. There is no HOA, which means more flexibility and more responsibility.
Condominium or HOA townhouse
You own your interior space while the association maintains some or all exterior and common elements. Rules can govern changes and shared areas. Review documents, reserves, and recent capital projects before you buy.
Party-wall basics
Attached homes rely on shared walls. Responsibilities can be set by historic practice, recorded deeds, or explicit party-wall agreements. Ask for any recorded party-wall or maintenance easements so you know who repairs what.
Typical maintenance in Fitler Square
- Brick repointing: mortar joints eventually need repointing to keep moisture out. Using the right mortar type is important for historic brick.
- Roof, flashing, and chimneys: plan for roof covering replacement, flashing repairs, and chimney cap or flue work.
- Windows: original sash may need reglazing or weatherstripping, or full replacement with historically sensitive units.
- Cornices and trim: wooden elements can rot, metal cornices can rust, and both need periodic painting or repair.
- Basement waterproofing: sump pumps, interior drains, and grading adjustments are common for moisture control.
- Mechanical systems: HVAC replacement, plumbing updates away from lead or galvanized lines, and electrical panel upgrades are typical in older homes.
Significant repairs to anticipate include roof replacement, chimney repair, major tuckpointing, full window projects, basement waterproofing, sewer lateral work, and structural assessment or repairs if floors sag or walls crack.
For inspections, plan on a full home inspection and add specialists where the home suggests it. A sewer scope for the lateral, a chimney and flue review if fireplaces exist, a structural engineer if you see notable cracking or sagging, and a wood-destroying insect inspection are prudent.
Budget-wise, set aside an annual maintenance fund for cyclical items like roof work, tuckpointing, and painting. If there is an HOA, review monthly fees, reserves, and recent capital work so you understand how future costs may be handled.
Touring checklist
At the showing
- Façade and roofline condition, close-up mortar photos, and cornice condition.
- Water signs, including ceiling stains, wall efflorescence, and basement odor or staining.
- Settlement clues such as wide or diagonal cracks, tilted floors, or gaps around windows and doors.
- Stair condition, headroom, and ceiling heights across levels.
- Basement height, sump pump presence, floor drains, and whether mechanicals look updated or freshly painted.
- Electrical panel capacity and breaker type, ask about any knob-and-tube wiring.
- Plumbing materials, visible leaks, and water heater age.
- Window operability, single or double panes, and sash condition.
Ask the agent or seller
- Recent repair receipts for roofs, HVAC, waterproofing, and tuckpointing.
- Any known historic-district rules or past permit history.
- Copies of party-wall agreements or HOA documents if applicable.
- Records of sewer lateral work or a recent sewer-scope report.
- A survey or plot plan if lots were combined or property lines are unusual.
Choosing between rowhouse and townhouse
If you want historic character with a classic layout, a rowhouse will likely fit your expectations in Fitler Square. If you prefer a more modern aesthetic or wider rooms, a listing marketed as a townhouse may indicate a renovated or combined footprint. Your decision should center on ownership type, your comfort with exterior maintenance, the presence of any HOA, and your budget for typical rowhouse repairs. Walk through with a careful eye, use the checklist above, and plan inspections that match the home’s age and condition.
Ready to compare real homes in Fitler Square and make a confident offer? Reach out to Connor Gorman for local guidance tailored to your goals.
FAQs
What is the difference between a rowhouse and a townhouse in Philadelphia?
- In Philly, most attached single-family homes are rowhouses, while “townhouse” is often used in marketing for renovated or fee-simple attached homes, so confirm ownership type and maintenance rules.
Are Fitler Square homes hard to maintain?
- Maintenance is manageable if you budget for periodic roof, masonry, window, and mechanical work, with overall costs depending on condition, age of systems, and any historic or HOA requirements.
Does townhouse mean HOA fees in Philadelphia?
- Not necessarily, townhouse does not guarantee an HOA, so verify whether the property is fee simple or part of a condominium or association and review the governing documents.
What inspections should I order for a Fitler Square rowhouse?
- Schedule a full home inspection plus a sewer scope, chimney and flue review if applicable, a structural engineer for major cracks or sagging, and a wood-destroying insect inspection.
Can I add a roof deck or parking to a Fitler Square rowhouse?
- It can be possible with zoning review and permits, and historic review may apply for exterior changes, while new curb cuts and garages are limited by lot and block patterns.
How does flood risk affect Fitler Square homes near the river?
- Proximity to the Schuylkill River means you should check flood-hazard maps for a specific address, review insurance implications, and confirm waterproofing and drainage measures in the home.
