{"asOf":"2026-07-27T16:03:20.159Z","block":"900-999 S 19TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-s-19th-st","address":"922 S 19TH ST","parcelNumber":"871540090","source":"https://property.phila.gov/?p=871540090","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"NIGRO PHILLIP","coOwner":"NIGRO MARIA","marketValue":749200,"landAssessment":149800,"improvementAssessment":599400,"livableArea":2676,"yearBuilt":1915,"lastSale":{"price":430000,"date":"2016-12-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"1066009","date":"2008-08-07","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"174870","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-08-18","completedDate":null,"violations":[{"number":"1066009","date":"2008-08-07","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null}],"investigations":[{"caseNumber":"174870","date":"2008-08-07","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2008,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.940175794429734,"lng":-75.17465972948945,"geom":{"type":"Polygon","coordinates":[[[-75.17453922,39.94018445],[-75.174548589,39.940137833],[-75.174779442,39.940166712],[-75.174770718,39.940214005],[-75.17453922,39.94018445]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-022790","type":"Fire Alarm Certification","inspectionDate":"2023-11-07","result":"Certified","expirationDate":"2024-11-07","buildingId":"1448556"},{"number":"BC-2024-028179","type":"Fire Alarm Certification","inspectionDate":"2024-10-15","result":"Certified","expirationDate":"2025-10-15","buildingId":"1448556"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":1122,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7T WELSH RD, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR DOG DAYCARE, GROOMING (ANIMAL SERVICES) AND OVERNIGHT BOARDING\n(BOARDING AND OTHER SERVICES) ON 1ST FLOOR WITH EXISTING THREE (3) FAMILY DWELLING ABOVE IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Dismissed","date":"2016-07-12","number":"27034","relatedPermit":"666607"}],"taxYears":[{"year":2016,"total":159.05,"principal":37.85,"interest":25.12,"penalty":0.38}],"taxNet":159.05,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":573900,"taxable":573900,"land":25273,"improvement":548627,"taxableLand":25273,"taxableImprovement":548627,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":573900,"taxable":573900,"land":25273,"improvement":548627,"taxableLand":25273,"taxableImprovement":548627,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":636600,"taxable":636600,"land":127320,"improvement":509280,"taxableLand":127320,"taxableImprovement":509280,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":655600,"taxable":655600,"land":131120,"improvement":524480,"taxableLand":131120,"taxableImprovement":524480,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":662100,"taxable":662100,"land":132420,"improvement":529680,"taxableLand":132420,"taxableImprovement":529680,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":662100,"taxable":662100,"land":132420,"improvement":529680,"taxableLand":132420,"taxableImprovement":529680,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":662100,"taxable":662100,"land":132420,"improvement":529680,"taxableLand":132420,"taxableImprovement":529680,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":768400,"taxable":768400,"land":153680,"improvement":614720,"taxableLand":153680,"taxableImprovement":614720,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":768400,"taxable":768400,"land":153680,"improvement":614720,"taxableLand":153680,"taxableImprovement":614720,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":774000,"taxable":774000,"land":154800,"improvement":619200,"taxableLand":154800,"taxableImprovement":619200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":774000,"taxable":774000,"land":154800,"improvement":619200,"taxableLand":154800,"taxableImprovement":619200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":749200,"taxable":749200,"land":149800,"improvement":599400,"taxableLand":149800,"taxableImprovement":599400,"exemptLand":0,"exemptImprovement":0}],"taxNow":10834,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"841459","date":"2017-12-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"ABANDONED","completedDate":"2017-12-22","scope":"USE AS A DAY CARE CENTER ON FIRST FLOOR. NO CHANGE IN HEIGHT OR SQUARE FOOTAGE. NO SIGN WWITH THIS PERMIT.*ABANDONED"},{"number":"900196","date":"2018-09-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-03-29","scope":"FOR THE REPLACEMENT OF FACADE WITH 4 INCH CONCRETE MASONRY UNITS ON THE EXISTING FOUNDATION AS PER PLANS."},{"number":"1009129","date":"2020-07-23","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A REAR ADDITION TO AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS."},{"number":"CP-2021-000784","date":"2021-10-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ADDITION AT THE 3RD STORY REAR. NO CHANGE TO EXISTING USE & OCCUPANCY CLASSIFICATIONS (BEAUTY SHOP (B) AND ACCESSORY GARAGE AT 1ST FLOOR WITH THREE (3) FAMILY DWELLING (R-2) AT 2ND THROUGH 3RD FLOORS). BUILDING IS NOT SPRINKLERED. ALL WORK TO BE DONE PER PLANS AND IN ACCORDANCE WITH 2018 IBC. SEPARATE PERMITS REQUIRED FOR ANY M.E.P. WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK."},{"number":"EP-2022-003312","date":"2022-04-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-21","scope":"3 floor Addition. Electrical wire Receptacles, Switches, Lighting & Smoke Detectors as per 2017 nec"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2008,"k":"viol","w":"L&I violation"},{"y":2008,"k":"insp","w":"Inspection passed"},{"y":2016,"k":"appeal","w":"Appeal dismissed"},{"y":2016,"k":"sale","p":430000},{"y":2017,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2020,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"219563","type":"Rental","status":"Closed","businessName":"FREDERICK WOODARD","legalName":"FREDERICK WOODARD","address":"922 S 19TH ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-02-20","latestIssueDate":"2016-02-18","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"743230","type":"Rental","status":"Expired","businessName":"PHILIP & MARIA NIGRO","legalName":"PHILIP & MARIA NIGRO ","address":"922 S 19TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2017-06-23","latestIssueDate":"2026-01-22","expirationDate":"2026-06-22","inactiveDate":null}],"licenseActivity":[{"number":"743230","type":"Rental","businessName":"PHILIP & MARIA NIGRO","legalName":"PHILIP & MARIA NIGRO ","issuedDate":"2017-06-23","latestIssueDate":"2026-01-22","closureDate":"2026-06-22","expirationDate":"2026-06-22","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"219563","type":"Rental","businessName":"FREDERICK WOODARD","legalName":"FREDERICK WOODARD","issuedDate":"2004-02-20","latestIssueDate":"2016-02-18","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #27034: CLOSED · Dismissed; related permit 666607. Use permit #841459: ABANDONED.","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":"2 permits not marked completed: 841459 (ABANDONED), CP-2021-000784 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Oct 15, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 1 historical violation across 1 case.","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/"}]}