William Penn had big dreams of homes with green yards smack dab in the middle of the city, but early 19th-century developers had different ideas. Influenced by Dutch and British construction methods, they shaped Philadelphia into a city of classic row homes. These iconic structures embody a rich history and cultural significance that dates back to the city’s early days. Let’s explore the fascinating world of Philly rowhomes, from their origins to their unique architectural features.
How Philly Became the “City of Homes”
We’ve all heard the beloved nicknames “The City of Brotherly Love and “Quaker City”, but have you heard of Philly being referred to as “the City of Homes”? From the early days, the city was designed as a grid, with Penn’s famous green spaces and squares marked on the map along with building lots. The secret to Philadelphia becoming a homeownership city lies in those building lots.
According to a fascinating read “The City of Philadelphia as it Appears in the Year 1894”, prospective homeowners could rent-to-own the land they were building on. “The former owner simply reserving himself a rent out of the property. The buyer became in fact the owner of the lot, but, in consideration of not paying for it in cash, agreed to pay so much rent per annum, and this rent was almost invariably 6 percent interest on the assumed value of the lot” (sounds like an early version of a mortgage, doesn’t it?). This meant even families that with modest means could rent a plot of land and build a home, “even of humble structure”. As long as they paid that rent they could stay in their home.
Because residents could provide a home for their single family, there wasn’t a need for large tenement buildings and rental properties, so developers didn’t build them! As the majority of those first homes were built for one family, no matter the societal status, it discouraged large tenement buildings, fostering a cityscape dominated by single-family row homes. Interestingly, much of this activity was about 100 years before loans, mortgages, and banks!
Homes for all
As years went by, the various rowhome styles proved to be very flexible floor plans. They allowed the home to grow with the family and their financial success. Additions were easily added, and the city works provided plumbing to many homes early on by US standards, all while keeping an affordable price tag. From 1886-1891, Philadelphia built 24,173 more new buildings than New York. In fact, the city added more buildings than New York, Boston, and Baltimore combined. At the time, the average cost of one in New York was $17, 508.58; Boston $6,548.67 and Philadelphia $3,338.88. It’s no wonder that classic rowhouses were rapidly taking over neighborhoods and creating the city we know today.
The distinction between a townhome and a rowhome is often debated. The ruling here at PHG HQ is potato, po-ta-toe. Technically a townhome differs in facade and the layout is often different than its direct neighbors. Your typical rowhome is more uniform from the facade all the way down to the interior, but essentialy it’s the same concept. No matter how you refer to the residences, Philadelphia proudly maintains the largest inventory of rowhouses in America.
Where it all began
The “Philadelphia Row” has influenced architecture across America since the early 1800s. In the neighborhoods where factories and industry dominated, you would find the workman’s version, a simple, two story row. Taller, wider, and more ornate rowhomes were found in the wealthier areas, such as Rittenhouse Square. Today, new construction across all of Philly's neighborhoods still adheres to the basic row home footprint.
A row home typically shares a wall with its neighbor (known as a "party wall"). Ranging from 2 -5 stories, they are typically topped off with a flat roof. Originally constructed primarily of red brick and brownstone, and granite in the later 19th century, modern variations now include materials like hardy board, stucco, and siding. The width of these compact homes range from 10ft (although very few exist anymore) to over 20ft. You can find cozy 700 sq ft homes to expansive floorplans over 3,000 sq ft, with the average clocking in around 1,200 sq ft.
The first rowhomes in America were erected right here in Philadelphia. In 1691, Budd’s Long Row was constructed using “medieval half-timber construction” which was a style later banned thanks to fire safety considerations. These tiny, two-floor, two-room deep residences were demolished years later. Widely credited for “the first rowhome construction” is Scottish carpenter, Thomas Carstairs. He was commissioned in 1800 to build the first planned block of rowhomes. Some of the original 21 structures still stand today! Next time you are in the neighborhood of Sansom between 7th and 8th, take a look at 700 Sansom Street. The corner property is still as recognizable as it was back in the day. It also happens to be an incredible coffee shop called Thank You Twice which is owned and operated by a Philly Home Girls client! If you head down the block to 730 and 732 Samson you can also see some original design elements if you peer past the modern updates of today.
The Quirky Charm of Row Home Architecture
Forty one percent of homes in Philadelphia were built before 1940. With a number of them over 100 years old, there are some key maintenance practices that many Philadelphians know to look for in their homes.
Row homes have a unique structural design. Party walls are built two bricks in width providing very sturdy and structural support on two sides. Joists ran parallel to the facade and back walls. The keyword is parallel. This means that the facade and back walls were attached only to the face of the party walls. Over time limestone mortar (used before 1920) can degrade causing the heavy brick facades to buckle. Fortunately, there is an effective technique to solve the issue.
If rowhomes are Philly’s first true love, star bolts are an old home's best friend. A star bolt is a long industrial rod that often has a star shape on the end of it. The rod is drilled into the facade and through the strong joists, the star configuration disperses the pressure, and voila! Once the mortar is repointed, the facade of your home is now stabilized. Next time you take a stroll in the neighborhood, see if you can spot star bolts. You’ll be surprised at how many homes in Philadelphia have them. Newer constructed homes have adopted modern building practices for rowhomes, and although they can look similar to their historic neighbors from the outside, they have a more robust structural build so buckling is not an issue.
Just like the days of yesteryear, Philly rows still lend themselves to additions and modifications. Due to structural issues, our clients were presented with a choice: move to a new home or repair what is needed and add a third floor! “ Although many of our friends suggested moving, we love our home, love our neighborhood and decided to take the leap to renovate. We expanded our home so we can remain here long term. This is our forever home and now it can grow with us!”. In addition to expanding upward, Philadelphians enhance their century-old homes with extended kitchens featuring French doors opening to enchanting backyards, roof decks equipped with outdoor kitchens, and finished basements, all to amplify their living space and cherished residences.
Finding your Rowhome
As of 2022, Philadelphia boasts a homeownership rate of 52.2%, which outperforms other rowhome-loving cities like Washington DC (40.2%) and Boston (35%). We continue to attract residents seeking affordable housing amidst a backdrop of historic charm and architectural innovation. As we embark on your house hunt with Philly Home Girls, you’ll discover firsthand why these rowhomes make the perfect spot to put down roots and become a part of the Philadelphia community.
