{"asOf":"2026-07-28T22:27:49.359Z","block":"900-999 N WATTS ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-n-watts-st","address":"937 N WATTS ST","parcelNumber":"141219200","source":"https://property.phila.gov/?p=141219200","ownerType":"absentee","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"P50","buildingCodeNew":"22","buildingClass":"ROW W/GAR 3 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"WU MENG ZI","coOwner":"HE RUI","marketValue":320700,"landAssessment":64100,"improvementAssessment":256600,"livableArea":1488,"yearBuilt":1915,"lastSale":{"price":1,"date":"2018-10-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"4898707","date":"2018-10-31","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM 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PLUMB","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4898705","date":"2018-10-31","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4898706","date":"2018-10-31","code":"A-501.1/1","title":"BLDG PERMIT REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4898701","date":"2018-10-31","code":"14-231/1","title":"FENCE-RESID DIST-FRONT HEIGHT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4898703","date":"2018-10-31","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-064967","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-07-15","completedDate":"2021-11-03","violations":[{"number":"VI-2021-046668","date":"2021-07-15","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-11-03","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2018,"n":7,"worst":null},{"y":2021,"n":1,"worst":null}],"investigations":[{"caseNumber":"661777","date":"2018-10-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"661777","date":"2018-12-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"661777","date":"2019-01-24","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2021-064967","date":"2021-07-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-064967","date":"2021-11-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":0,"passes":1},{"y":2021,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.970956602129895,"lng":-75.15850962329513,"geom":{"type":"Polygon","coordinates":[[[-75.158452786,39.970968682],[-75.158395322,39.97096142],[-75.158403547,39.970923773],[-75.158624341,39.97095202],[-75.158615963,39.970989293],[-75.158452786,39.970968682]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-010567","type":"Fire Alarm Certification","inspectionDate":"2024-04-16","result":"Certified","expirationDate":"2025-04-16","buildingId":"1056493"},{"number":"BC-2025-009244","type":"Fire Alarm Certification","inspectionDate":"2025-04-09","result":"Certified","expirationDate":"2026-04-09","buildingId":"1056493"},{"number":"BC-2026-009122","type":"Fire Alarm Certification","inspectionDate":"2026-04-01","result":"Certified","expirationDate":"2027-04-01","buildingId":"1056493"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":3,"baths":1,"stories":3,"lotArea":992,"zoning":"CMX4","grade":"C+","basement":"1","heater":"C","centralAir":false,"extCond":"4","intCond":"4","garage":1,"homestead":false,"mail":"1336 W GIRARD AVE, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":106700,"taxable":106700,"land":7242,"improvement":99458,"taxableLand":7242,"taxableImprovement":99458,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":106700,"taxable":106700,"land":32010,"improvement":74690,"taxableLand":32010,"taxableImprovement":74690,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":106700,"taxable":106700,"land":32010,"improvement":74690,"taxableLand":32010,"taxableImprovement":74690,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":141700,"taxable":141700,"land":42510,"improvement":99190,"taxableLand":42510,"taxableImprovement":99190,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":140700,"taxable":140700,"land":42210,"improvement":98490,"taxableLand":42210,"taxableImprovement":98490,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":140700,"taxable":140700,"land":42210,"improvement":98490,"taxableLand":42210,"taxableImprovement":98490,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":140700,"taxable":140700,"land":42210,"improvement":98490,"taxableLand":42210,"taxableImprovement":98490,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":283700,"taxable":283700,"land":56740,"improvement":226960,"taxableLand":56740,"taxableImprovement":226960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":283700,"taxable":283700,"land":56740,"improvement":226960,"taxableLand":56740,"taxableImprovement":226960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":337000,"taxable":337000,"land":67400,"improvement":269600,"taxableLand":67400,"taxableImprovement":269600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":337000,"taxable":337000,"land":67400,"improvement":269600,"taxableLand":67400,"taxableImprovement":269600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":320700,"taxable":320700,"land":64100,"improvement":256600,"taxableLand":64100,"taxableImprovement":256600,"exemptLand":0,"exemptImprovement":0}],"taxNow":4717,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"981130","date":"2019-06-11","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-06-11","scope":"FOR THE PARTIAL DEMOLITION OF AN EXISTING STRUCTURE AND FOR THE ERECTION OF A NEW THREE (3) STORY ADDITION TO AN EXISTING ATTACHED STRUCTURE, AND FOR THE USE CHANGE TO MULTI-FAMILY HOUSEHOLD LIVING (3 UNITS)."},{"number":"1041212","date":"2020-02-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-09-15","scope":"For the erection of an addition to an existing three (3) story attached structure, and for Level III Alterations throughout, with a complete change of occupancy classification from Group R-3 (SFD) to Group R-2 (three (3) dwelling units w/accessory storage), as per plans; separate permits required for all MEP/FSP work; sprinklers to be installed throughout as per NFPA 13R minimum or better; see AP#981130 for zoning/use approval; no underpinning on this permit; pedestrian protection to be provided as per Section 3306 in the 2018 IBC and L&I Code Bulletin No. B-0503-R2 at all times."},{"number":"PP-2020-005476","date":"2020-07-31","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-09","scope":"Install curb traps, storm and sanitary. Drains, water & fixtures for 5 lav sinks, 5 water closets, 5 bathtub/showers, & 4 kitchen sinks"},{"number":"MP-2020-004731","date":"2020-10-15","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-09-09","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. *ROOFTOP UNITS PERMITTED IF INCLUDED IN APPROVED BUILDING PLANS*"},{"number":"EP-2020-006365","date":"2020-11-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-08-16","scope":"INSTALL 300 AMP SINGLE PHASE 4- GANG METER PACK AND SUB PANELS AND GROUNDING SYSTEM. REWIRE 3- DWELLING UNITS OUTLETS SWITCHES AND LIGHTING FIXTURES AND 120 VOLT SMOKE CO ALARMS AS PER APPROVED DRAWINGS-2017 NEC . INSTALL NEW FIRE ALARM SYSTEM THROUGH- OUT BUILDING w/ LOW FREQUENCY SOUND TO BE INSTALLED IN ALL SLEEPING AREAS(LIVING RMS AND BEDROOMS)AS PER APPROVED DRAWINGS- 2016 NFPA 72."},{"number":"FP-2021-000757","date":"2021-03-23","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-09-09","scope":"FOR THE INSTALLATION OF A NFPA 13R SYSTEM FOR A MULTI-FAMILY ( 3 UNITS) DWELLING SERVICED BY A ONE (1) INCH FIRE SERVICE LINE WITH A 1 1/2 -INCH AMES 2000b BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"ZP-2023-008514","date":"2024-02-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"viol","w":"7 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed ×2"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"878832","type":"Rental","status":"Active","businessName":"Meng Z Wu","legalName":"Meng Z Wu","address":"937 N WATTS ST","revenueCode":"3202","rentalCategory":"Hotel|Residential Dwellings","units":3,"issuedDate":"2021-10-05","latestIssueDate":"2025-09-12","expirationDate":"2026-10-04","inactiveDate":null}],"licenseActivity":[{"number":"878832","type":"Rental","businessName":"Meng Z Wu","legalName":"Meng Z Wu","issuedDate":"2021-10-05","latestIssueDate":"2025-09-12","closureDate":null,"expirationDate":"2026-10-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #981130: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 3, 2021.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 8 historical violations across 2 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Apr 1, 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"}]}