{"asOf":"2026-07-25T23:03:41.775Z","block":"800-899 N 23RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/800-899-n-23rd-st","address":"869 N 23RD ST","parcelNumber":"151166510","source":"https://property.phila.gov/?p=151166510","ownerType":"investor","kind":"multi-family","isHouse":false,"home":true,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"U50","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 3 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"PHILADELPHIA HOUSING AUTH","coOwner":null,"marketValue":556000,"landAssessment":111200,"improvementAssessment":444800,"livableArea":2349,"yearBuilt":1920,"lastSale":{"price":1,"date":"1967-10-09T04:00:00Z"},"openViolations":4,"violations":[{"number":"VI-2022-000565","date":"2022-01-05","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-09-28","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2022-000566","date":"2022-01-05","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-09-28","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2022-000567","date":"2022-01-05","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-09-28","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2022-000568","date":"2022-01-05","code":"PM15-304.1(I)","title":"EXTERIOR FLOORING","status":"COMPLIED","resolutionDate":"2022-09-28","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2024-009415","date":"2024-02-13","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-009416","date":"2024-02-13","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-009417","date":"2024-02-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-009418","date":"2024-02-13","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-050923","date":"2024-06-20","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2024-08-20","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"CF-2022-000908","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-01-05","completedDate":"2022-09-28","violations":[{"number":"VI-2022-000565","date":"2022-01-05","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-09-28","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2022-000566","date":"2022-01-05","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-09-28","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2022-000567","date":"2022-01-05","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-09-28","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2022-000568","date":"2022-01-05","code":"PM15-304.1(I)","title":"EXTERIOR FLOORING","status":"COMPLIED","resolutionDate":"2022-09-28","resolution":"COMPLIED - OWNER DEMOLITION"}]},{"number":"CF-2024-011365","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION","createdDate":"2024-02-13","completedDate":null,"violations":[{"number":"VI-2024-009415","date":"2024-02-13","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-009416","date":"2024-02-13","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-009417","date":"2024-02-13","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2024-009418","date":"2024-02-13","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-064589","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL CLEAN & GREEN INVESTIGATOR","status":"CLOSED","createdDate":"2024-06-20","completedDate":"2024-08-22","violations":[{"number":"VI-2024-050923","date":"2024-06-20","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2024-08-20","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2022,"n":4,"worst":"UNSAFE STRUCTURE"},{"y":2024,"n":5,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"CF-2022-000908","date":"2022-01-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-000908","date":"2022-03-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-000908","date":"2022-05-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-000908","date":"2022-07-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-000908","date":"2022-09-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-011365","date":"2024-02-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-011365","date":"2024-03-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-064589","date":"2024-06-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-064589","date":"2024-07-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-011365","date":"2024-07-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-064589","date":"2024-08-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-011365","date":"2024-09-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-011365","date":"2024-10-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-011365","date":"2024-12-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-011365","date":"2025-05-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-011365","date":"2025-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-011365","date":"2026-01-09","type":null,"status":"FAILED"}],"inspYears":[{"y":2022,"fails":4,"passes":1},{"y":2024,"fails":8,"passes":1},{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97146150620369,"lng":-75.17426620746244,"geom":{"type":"Polygon","coordinates":[[[-75.174143145,39.971424421],[-75.174398261,39.971457305],[-75.174389271,39.971498591],[-75.174134154,39.971465707],[-75.174143145,39.971424421]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":1,"lotArea":1106,"zoning":"RM1","grade":"B-","basement":"D","heater":"H","centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2013 RIDGE AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":402000,"taxable":0,"land":65036,"improvement":336964,"taxableLand":0,"taxableImprovement":0,"exemptLand":65036,"exemptImprovement":336964},{"y":2017,"v":402000,"taxable":0,"land":120600,"improvement":281400,"taxableLand":0,"taxableImprovement":0,"exemptLand":120600,"exemptImprovement":281400},{"y":2018,"v":402000,"taxable":0,"land":120600,"improvement":281400,"taxableLand":0,"taxableImprovement":0,"exemptLand":120600,"exemptImprovement":281400},{"y":2019,"v":387800,"taxable":0,"land":116340,"improvement":271460,"taxableLand":0,"taxableImprovement":0,"exemptLand":116340,"exemptImprovement":271460},{"y":2020,"v":400700,"taxable":0,"land":120210,"improvement":280490,"taxableLand":0,"taxableImprovement":0,"exemptLand":120210,"exemptImprovement":280490},{"y":2021,"v":400700,"taxable":0,"land":120210,"improvement":280490,"taxableLand":0,"taxableImprovement":0,"exemptLand":120210,"exemptImprovement":280490},{"y":2022,"v":400700,"taxable":0,"land":120210,"improvement":280490,"taxableLand":0,"taxableImprovement":0,"exemptLand":120210,"exemptImprovement":280490},{"y":2023,"v":541900,"taxable":0,"land":108380,"improvement":433520,"taxableLand":0,"taxableImprovement":0,"exemptLand":108380,"exemptImprovement":433520},{"y":2024,"v":541900,"taxable":0,"land":108380,"improvement":433520,"taxableLand":0,"taxableImprovement":0,"exemptLand":108380,"exemptImprovement":433520},{"y":2025,"v":546500,"taxable":0,"land":109300,"improvement":437200,"taxableLand":0,"taxableImprovement":0,"exemptLand":109300,"exemptImprovement":437200},{"y":2026,"v":546500,"taxable":0,"land":109300,"improvement":437200,"taxableLand":0,"taxableImprovement":0,"exemptLand":109300,"exemptImprovement":437200},{"y":2027,"v":556000,"taxable":0,"land":111200,"improvement":444800,"taxableLand":0,"taxableImprovement":0,"exemptLand":111200,"exemptImprovement":444800}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2026-003157","date":"2026-04-23","work":"Make Safe Permit For RP","type":"Residential Building","description":"Residential Building Permit","status":"Issued","completedDate":null,"scope":"MAKE SAFE PERMIT TO COMPLY WITH UNSAFE VIOLATION CF-2024-011365 TO INCLUDE REPAIRS TO FRONT EXTERIOR MASONRY WALL PER APPROVED PLANS AND IN ACCORDANCE WITH CODE BULLETIN PM-1801. LICENSED PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2024,"k":"viol","w":"5 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"L&I: 8 failed, 1 passed"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"permit","w":"Make Safe Permit For RP"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["4 open L&I violations","failed L&I inspection activity in 2022, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"violations","level":"urgent","title":"4 open L&I violations","finding":"9 violation rows are retained in the City ledger. 1 unresolved unsafe/imminently-dangerous row belong to an open case.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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":"1 permit not marked completed: RP-2026-003157 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"15 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jan 9, 2026.","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"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/"}]}