Robert M. Careless



(215) 665-4798

(215) 665-2013

Bob concentrates his practice in the area of land use and zoning law, primarily in the city of Philadelphia and in the suburbs of Southeastern Pennsylvania. He represents developers, builders, property owners, investors, educational institutions, and financial institutions in a wide range of development and construction projects. Bob regularly appears before zoning hearing boards, planning commissions, and governing bodies as part of the zoning and land use approval process. He was named to the list of Pennsylvania Rising Stars for Land Use & Zoning in 2019, 2020, and 2021 by Super Lawyers, which recognizes only 2.5 percent of Pennsylvania attorneys.

In addition, Bob concentrates a portion of his practice on state and location taxation law, with an emphasis on real estate tax assessment appeals. He has extensive experience representing clients in tax appeal proceedings before administrative appeal boards and in the courts. Bob also has extensive experience representing clients facing the collection of delinquent property taxes.   

Prior to joining Cozen O’Connor, Bob represented townships, boroughs, and other local government entities in municipal, land use, zoning, local taxation, eminent domain, code enforcement, and litigation matters. 

Bob received his B.A., magna cum laude, from Temple University. Upon graduating from Temple, Bob worked as a full-time paralegal for a Montgomery County based law firm while he attended law school at night. He earned his J.D. from Temple University School of Law in 2011. 

Bob is a member of the Zoning, Land Use, and Code Enforcement Committee of the Real Property Section of the Philadelphia Bar Association; the Real Estate Committee of the Montgomery County Bar Association; and the Home Builders Association of Bucks & Montgomery Counties. 




47 Cozen O'Connor Attorneys Named Pennsylvania Super Lawyers and Rising Stars

May 28, 2021

Super Lawyers has selected 47 Cozen O'Connor attorneys to the 2021 Pennsylvania Super Lawyers and Rising Stars lists.

Fifty-Eight Cozen O'Connor Attorneys Named Pennsylvania Super Lawyers and Rising Stars

June 05, 2020

Super Lawyers has selected 58 Cozen O'Connor attorneys to the 2020 Pennsylvania Super Lawyers and Rising Stars lists.

Cozen O’Connor Promotes 20 to Membership

April 08, 2020

Cozen O'Connor is pleased to recognize 20 attorneys with the promotion to member.

64 Cozen O'Connor Attorneys Named Pennsylvania Super Lawyers and Rising Stars

May 21, 2019

Super Lawyers has selected 64 Cozen O'Connor attorneys to the 2019 Pennsylvania Super Lawyers and Rising Stars lists.


Automatic Carryforward of Prior Residential Appeals Is Not Evidence of Uniform Assessments in Pennsylvania

August 11, 2020

Joseph Bright and Bob Careless co-authored an article, published by Bloomberg Tax, analyzing a recent decision by the Commonwealth Court of Pennsylvania that is favorable to commercial taxpayers facing selective reverse assessment appeals. Bright and Careless note that decision in the case, Colonial School District v. Metroplex West Associates, L.P., undercuts a common argument by localities in relying on the automatic carryforward of residential appeals when defending against claims of uniformity clause violations.

INSIGHT: Event Tickets Not Taxable to Pennsylvania Casinos [Bloomberg Tax]

November 12, 2019

Heidi Schwartz and Bob Careless explain how a court found that tickets are an intangible property deductible under the state’s gaming tax in a Bloomberg Tax article.

Freight Broker Is Not Entitled to Deduct Freight Delivery Charges [Bloomberg BNA]

November 16, 2017

Joe Bright and Bob Careless, members of Cozen O’Connor’s Tax Practice Group, discuss the Pennsylvania Commonwealth Court’s decision that a freight broker, who was taxed on delivery charges although it did not provide delivery services, does not fall within the freight delivery exception of the Local Tax Enabling Act (LTEA) in Bloomberg BNA.

Zoning Hurdles for Budding Pennsylvania Cannabis Businesses [The Temple 10-Q]

October 27, 2017

Bob Careless, a member of Cozen O’Connor’s Zoning, Land Use, & Development and Tax Practice Groups, discusses zoning obstacles for medical marijuana operators after the passage of the Pennsylvania Medical Marijuana Act (Act 16) in The Temple 10-Q.

Zoning Hurdles for Budding Pennsylvania Cannabis Businesses [Cannabis Alert]

August 09, 2017

Bob Careless discusses how Pennsylvania municipalities are handling zoning cannabis related businesses.

Appeal Dismissed for Failure to File Post Trial Motions

June 13, 2017

Joseph Bright and Robert Careless, of Cozen O'Connor's Tax Practice Group, discuss a Pennsylvania Commonwealth Court case where an appellate issue was lost by the failure to file a post-trial motion.


  • Temple University—James E. Beasley School of Law, J.D., 2011
  • Temple University, B.A., magna cum laude, 2006

Awards & Honors

Selected to Rising Stars, Pennsylvania Super Lawyers 2019-2021. This award is conferred by Super Lawyers. A description of the selection methodology can be found here. No aspect of this advertisement has been approved by the Supreme Court of New Jersey.

  • New Jersey
  • Pennsylvania

Philadelphia Bar Association

Montgomery County Bar Association