{"asOf":"2026-07-28T16:49:16.070Z","block":"900-999 WASHINGTON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-washington-ave","address":"923 WASHINGTON AVE","parcelNumber":"021148700","source":"https://property.phila.gov/?p=021148700","ownerType":"owner-occupied","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":"LUO YU JUAN","coOwner":null,"marketValue":352500,"landAssessment":70500,"improvementAssessment":282000,"livableArea":1536,"yearBuilt":1915,"lastSale":{"price":300000,"date":"2019-12-02T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.936732972653445,"lng":-75.15903313676826,"geom":{"type":"Polygon","coordinates":[[[-75.158976099,39.936792956],[-75.159036254,39.936658037],[-75.159089851,39.936673144],[-75.159029721,39.93680745],[-75.158976099,39.936792956]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-008983","type":"Fire Alarm Certification","inspectionDate":"2024-04-03","result":"Certified","expirationDate":"2025-04-03","buildingId":"1403083"},{"number":"BC-2025-009870","type":"Fire Alarm Certification","inspectionDate":"2025-04-03","result":"Certified","expirationDate":"2026-04-03","buildingId":"1403083"},{"number":"BC-2026-010831","type":"Fire Alarm Certification","inspectionDate":"2026-04-03","result":"Certified","expirationDate":"2027-04-03","buildingId":"1403083"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":3,"lotArea":825,"zoning":"CMX2","grade":"C","basement":null,"heater":"H","centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"923 WASHINGTON AVE, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":214800,"taxable":154800,"land":15845,"improvement":198955,"taxableLand":15845,"taxableImprovement":138955,"exemptLand":0,"exemptImprovement":60000},{"y":2017,"v":214800,"taxable":154800,"land":60359,"improvement":154441,"taxableLand":60359,"taxableImprovement":94441,"exemptLand":0,"exemptImprovement":60000},{"y":2018,"v":214800,"taxable":154800,"land":60359,"improvement":154441,"taxableLand":60359,"taxableImprovement":94441,"exemptLand":0,"exemptImprovement":60000},{"y":2019,"v":256600,"taxable":154800,"land":72100,"improvement":184500,"taxableLand":72100,"taxableImprovement":82700,"exemptLand":0,"exemptImprovement":101800},{"y":2020,"v":278100,"taxable":154800,"land":78141,"improvement":199959,"taxableLand":78141,"taxableImprovement":76659,"exemptLand":0,"exemptImprovement":123300},{"y":2021,"v":278100,"taxable":154800,"land":78141,"improvement":199959,"taxableLand":78141,"taxableImprovement":76659,"exemptLand":0,"exemptImprovement":123300},{"y":2022,"v":278100,"taxable":278100,"land":78141,"improvement":199959,"taxableLand":78141,"taxableImprovement":199959,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":309500,"taxable":309500,"land":61900,"improvement":247600,"taxableLand":61900,"taxableImprovement":247600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":309500,"taxable":309500,"land":61900,"improvement":247600,"taxableLand":61900,"taxableImprovement":247600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":317000,"taxable":317000,"land":63400,"improvement":253600,"taxableLand":63400,"taxableImprovement":253600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":317000,"taxable":317000,"land":63400,"improvement":253600,"taxableLand":63400,"taxableImprovement":253600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":352500,"taxable":352500,"land":70500,"improvement":282000,"taxableLand":70500,"taxableImprovement":282000,"exemptLand":0,"exemptImprovement":0}],"taxNow":4437,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1045898","date":"2020-02-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2020-02-04","scope":"FOR USE AS TWO(2) FAMILY HOUSEHOLD LIVING UNITS AND VACANT COMMERCIAL SPACE. VACANT COMMERCIAL SPACE ON FIRST FLOOR (SEPARATE USE/OCCUPANCY PERMIT REQUIRED FOR COMMERCIAL SPACE), FIRST RESIDENTIAL UNIT ON 2ND FLOOR, AND SECOND RESIDENTIAL UNIT ON 3RD FLOOR.*NO SIGN ON THIS PERMIT*"},{"number":"MP-2020-004431","date":"2020-10-19","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-06-11","scope":"(1) new install 1 (4 ton) 16 seer Goodman 93% heat,(2) new install 2( 1.5 ton) 16 seer Goodman 93% heat,INSTALL ADDITIONAL FEED AND RETURN AIR DUCT BRANCH LINES AS PER HVAC EZ STANDARDS. NO BREAKING FIRE RATED ASSEMBILIES."},{"number":"CP-2020-003880","date":"2020-10-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-06-16","scope":"INTERIOR ALTERATION FOR FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR (SEPARATE PERMIT REQUIRED PRIOR TO USE AND OCCUPANCY) IN THE SAME BUILDING WITH TWO(2) FAMILY HOUSEHOLD LIVING UNITS. SIZE AND LOCATION AS SHOWN ON PLANS. NO OTHER WORK THIS PERMIT. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. AMENDED AS OF 5.13.2021: FOR THE ENLARGEMENT OF THE FIRST FLOOR FRONT WINDOW."},{"number":"PP-2020-009971","date":"2020-10-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-06-11","scope":"3-TOILETS 3-TUB 3-LAVATORY SINK 2-KITCHEN SINK 2 -WASHING MACHINE 3-WATER HEATER"},{"number":"EP-2020-008280","date":"2021-01-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-06-14","scope":"NEW INSTALLATION OF 400 A ELECTRICAL SERVICE, METER BOX, ELECTRICAL BOX, GROUND WIRE TO REWIRE LlGHT FIXTURES, OUTLETS, SWITCHES, EMERGENCY /EXIT LIGHTS ,110v INTERCONNECTED SMOKE ALARMS, AND COMPLETE FIRE ALARM SYSTEM WITH LOW FREQENCY SOUND DEVICES IN ALL SLEEPING AREAS(LIVING RMS AND BEDROOMS)AS PER APPROVED DRAWINGS -2017 NEC AND 2016 NFPA72."},{"number":"ZP-2023-001014","date":"2023-02-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Wearing Apparel and Accessories"}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2019,"k":"sale","p":300000},{"y":2019,"k":"sale","p":300000},{"y":2020,"k":"permit","w":"Use"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"879168","type":"Rental","status":"Active","businessName":"YU JUAN LUO","legalName":"YU JUAN LUO","address":"923 WASHINGTON AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2021-10-08","latestIssueDate":"2025-09-02","expirationDate":"2026-10-07","inactiveDate":null}],"licenseActivity":[{"number":"879168","type":"Rental","businessName":"YU JUAN LUO","legalName":"YU JUAN LUO","issuedDate":"2021-10-08","latestIssueDate":"2025-09-02","closureDate":null,"expirationDate":"2026-10-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #1045898: 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":"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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Apr 3, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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"}]}