{"asOf":"2026-07-26T02:18:35.139Z","block":"600-699 WASHINGTON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/600-699-washington-ave","address":"621 WASHINGTON AVE","parcelNumber":"021144700","source":"https://property.phila.gov/?p=021144700","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":"26","buildingClass":"ROW 3 STY MASONRY","buildingClassNew":"ROW RIVER ROW","useLabel":"House","owner":"YAN ICHEW","coOwner":"YAN SULING","marketValue":320000,"landAssessment":64000,"improvementAssessment":256000,"livableArea":1368,"yearBuilt":1915,"lastSale":{"price":239000,"date":"2013-10-21T04:00:00Z"},"openViolations":0,"violations":[{"number":"916792","date":"2008-04-08","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"916789","date":"2008-04-08","code":"A-503.1/1","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"916790","date":"2008-04-08","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"916791","date":"2008-04-08","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"916793","date":"2008-04-08","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"916794","date":"2008-04-08","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"916795","date":"2008-04-08","code":"PM-404.6/1","title":"INT-BASEMENT UNLAWFUL USE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2007268","date":"2011-01-13","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3850970","date":"2016-02-23","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"154956","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2008-04-09","completedDate":"2011-01-13","violations":[{"number":"916792","date":"2008-04-08","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"916789","date":"2008-04-08","code":"A-503.1/1","title":"PROSECUTION INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"916790","date":"2008-04-08","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"916791","date":"2008-04-08","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"916793","date":"2008-04-08","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"916794","date":"2008-04-08","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"916795","date":"2008-04-08","code":"PM-404.6/1","title":"INT-BASEMENT UNLAWFUL USE-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"263865","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-01-13","completedDate":"2016-07-20","violations":[{"number":"2007268","date":"2011-01-13","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"290041","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-08-04","completedDate":"2016-03-30","violations":[{"number":"3850970","date":"2016-02-23","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":7,"worst":null},{"y":2011,"n":1,"worst":null},{"y":2016,"n":1,"worst":null}],"investigations":[{"caseNumber":"154956","date":"2008-04-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"154956","date":"2008-04-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"154956","date":"2011-01-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"263865","date":"2011-01-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"263865","date":"2011-02-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"263865","date":"2011-03-14","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"263865","date":"2011-08-04","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"290041","date":"2016-02-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"290041","date":"2016-03-29","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2008,"fails":2,"passes":0},{"y":2011,"fails":2,"passes":0},{"y":2016,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93549790178808,"lng":-75.15447137648012,"geom":{"type":"Polygon","coordinates":[[[-75.154418148,39.935547733],[-75.154471411,39.935430618],[-75.154525802,39.935445745],[-75.154469818,39.935566633],[-75.154418148,39.935547733]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":3,"lotArea":733,"zoning":"CMX2","grade":"C","basement":null,"heater":"H","centralAir":false,"extCond":"5","intCond":"4","garage":null,"homestead":false,"mail":"2601 LLOYD LN, NORRISTOWN PA, 19403","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":207300,"taxable":207300,"land":13847,"improvement":193453,"taxableLand":13847,"taxableImprovement":193453,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":207300,"taxable":207300,"land":58251,"improvement":149049,"taxableLand":58251,"taxableImprovement":149049,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":207300,"taxable":207300,"land":58251,"improvement":149049,"taxableLand":58251,"taxableImprovement":149049,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":245000,"taxable":245000,"land":68800,"improvement":176200,"taxableLand":68800,"taxableImprovement":176200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":265500,"taxable":265500,"land":74557,"improvement":190943,"taxableLand":74557,"taxableImprovement":190943,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":265500,"taxable":265500,"land":74557,"improvement":190943,"taxableLand":74557,"taxableImprovement":190943,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":265500,"taxable":265500,"land":74557,"improvement":190943,"taxableLand":74557,"taxableImprovement":190943,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":289100,"taxable":289100,"land":57820,"improvement":231280,"taxableLand":57820,"taxableImprovement":231280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":289100,"taxable":289100,"land":57820,"improvement":231280,"taxableLand":57820,"taxableImprovement":231280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":320800,"taxable":320800,"land":64160,"improvement":256640,"taxableLand":64160,"taxableImprovement":256640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":320800,"taxable":320800,"land":64160,"improvement":256640,"taxableLand":64160,"taxableImprovement":256640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":320000,"taxable":320000,"land":64000,"improvement":256000,"taxableLand":64000,"taxableImprovement":256000,"exemptLand":0,"exemptImprovement":0}],"taxNow":4491,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"692370","date":"2016-05-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-05-16","scope":"1ST FLOOR USE TO HAIR SALON. 2ND AND 3RD FLOOR 1FD"},{"number":"GM-2025-004613","date":"2025-05-27","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2025-12-01","scope":"EZ INTERIOR NON-LOAD-BEARING WALL DEMOLITION - For the interior demolition on NON-Load-Bearing partition walls 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 non load-bearing wall, remove kitchen and bathroom cabinets"},{"number":"ZP-2025-008791","date":"2025-09-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services; Residential - Household Living - Single-Family"},{"number":"CP-2025-002997","date":"2025-10-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE PARTIAL DEMOLITION AND THE ERECTION OF PARTITION WALLS, REPAIR/REPLACEMENT OF STAIRS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS PERSONAL SERVICES ON FIRST FLOOR AND SINGLE-FAMILY HOUSEHOLD LIVING ABOVE. ALL WORK TO BE DONE PER APPROVED PLANS. ***************** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ******************************************"},{"number":"PP-2025-016004","date":"2026-01-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Running a new plumbing for two full bathroom , one ADA restroom, one kitchen sink, one washing machine, two hot water heaters. Hot and cold water to fixtures."},{"number":"MP-2026-001873","date":"2026-05-13","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF APPLIANCES CONNECTED VIA DUCTWORK; APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2026-002818","date":"2026-06-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install 400 amp service with grounding. Install lighting, receptacles, smoke/CO alarms, and provide power to equipment as per 2017 NEC. Install fire alarm as per 2016 NFPA 72."}],"storyTag":"Improved","storyDelta":0.05,"timeline":[{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"Inspection failed ×2"},{"y":2013,"k":"sale","p":239000},{"y":2016,"k":"permit","w":"Use"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"270806","type":"Rental","status":"Inactive","businessName":"LEE QUACH (MR LEES BUILDER & CONSTRUCTION)","legalName":"LEE QUACH","address":"621 WASHINGTON AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2004-10-19","latestIssueDate":"2011-08-09","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"},{"number":"694921","type":"Rental","status":"Active","businessName":"ICHEW & SULING YAN","legalName":"ICHEW & SULING YAN","address":"621 WASHINGTON AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2016-03-15","latestIssueDate":"2026-02-20","expirationDate":"2027-02-01","inactiveDate":null}],"licenseActivity":[{"number":"694921","type":"Rental","businessName":"ICHEW & SULING YAN","legalName":"ICHEW & SULING YAN","issuedDate":"2016-03-15","latestIssueDate":"2026-02-20","closureDate":null,"expirationDate":"2027-02-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"270806","type":"Rental","businessName":"LEE QUACH (MR LEES BUILDER & CONSTRUCTION)","legalName":"LEE QUACH","issuedDate":"2004-10-19","latestIssueDate":"2011-08-09","closureDate":"2012-12-22","expirationDate":"2012-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["6 permit events 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":"Use permit #692370: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: CP-2025-002997 (Issued), PP-2025-016004 (Issued), MP-2026-001873 (Issued), EP-2026-002818 (Issued).","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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (2601 LLOYD LN, NORRISTOWN PA, 19403).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 1 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 29, 2016.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}