{"asOf":"2026-07-28T16:49:16.070Z","block":"900-999 WASHINGTON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-washington-ave","address":"943-49 WASHINGTON AVE","parcelNumber":"881000819","source":"https://property.phila.gov/?p=881000819","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC1","buildingCodeNew":"830","buildingClass":"IND WAREHOUSE MASONRY+OTH","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Industrial building","owner":"943 WASHINGTON LLC","coOwner":null,"marketValue":5233700,"landAssessment":523300,"improvementAssessment":4710400,"livableArea":25420,"yearBuilt":2024,"lastSale":{"price":1500000,"date":"2018-10-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-056328","date":"2023-08-02","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-08-02","resolution":"WARNING ISSUED"},{"number":"VI-2026-023286","date":"2026-04-21","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-05-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2023-075688","type":"WARNING","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2023-08-02","completedDate":"2023-08-03","violations":[{"number":"VI-2023-056328","date":"2023-08-02","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"WARNING ISSUED","resolutionDate":"2023-08-02","resolution":"WARNING ISSUED"}]},{"number":"CF-2026-038180","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"CLOSED","createdDate":"2026-04-21","completedDate":"2026-05-13","violations":[{"number":"VI-2026-023286","date":"2026-04-21","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-05-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2023,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2023-075688","date":"2023-08-02","type":null,"status":null},{"caseNumber":"CF-2026-038180","date":"2026-04-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-038180","date":"2026-05-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93695421777628,"lng":-75.1596608833263,"geom":{"type":"Polygon","coordinates":[[[-75.159475023,39.937021152],[-75.159573243,39.93680501],[-75.159824072,39.936873608],[-75.159775496,39.937103653],[-75.159475023,39.937021152]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2026-010760","type":"Fire Alarm Certification","inspectionDate":"2026-04-01","result":"Certified","expirationDate":"2027-04-01","buildingId":"1413151"},{"number":"BC-2026-013566","type":"Sprinkler Certification","inspectionDate":"2026-04-20","result":"Certified","expirationDate":"2027-04-20","buildingId":"1413151"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":5,"lotArea":6848,"zoning":"CMX2","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"15 ST ASAPHS RD, BALA CYNWYD PA, 19004","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":5319200,"taxable":802100,"land":531920,"improvement":4787280,"taxableLand":531920,"taxableImprovement":270180,"exemptLand":0,"exemptImprovement":4517100},{"y":2026,"v":5319200,"taxable":802100,"land":531920,"improvement":4787280,"taxableLand":531920,"taxableImprovement":270180,"exemptLand":0,"exemptImprovement":4517100},{"y":2027,"v":5233700,"taxable":789141,"land":523300,"improvement":4710400,"taxableLand":523300,"taxableImprovement":265841,"exemptLand":0,"exemptImprovement":4444559}],"taxNow":11228,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"CP-2020-005652","date":"2021-04-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-05-08","scope":"**ASBESTOS ABATEMENT TO BE COMPLETED PRIOR TO COMMENCEMENT OF PERMIT WORKSCOPE..** FOR ALTERATION OF AN EXISTING STRUCTURE AND THE CONSTRUCTION OF AN ADDITION TO INCLUDE A 3-HOUR HORIZONTAL SEPARATION AT GROUND FLOOR CEILING/FLOOR ASSEMBLY, RATED UTILITY ENCLOSURES, RATED SHAFT ENCLOSURES, ACCESSIBLE TYPE A & B UNITS, RATED FIRE PARTITION TENANT SEPARATIONS WALLS, AND INSULATION INSTALLATION. (IEBC 2018, ADDITION; ADDITIONAL ENERGY EFFICIENCY PACKAGE--HIGH PERFORMANCE SERVICE WATER HEATING) **SEPARATE PERMITS TO BE REQUIRED FOR ELECTRICAL, PLUMBING, MECHANICAL, AND FIRE SUPPRESSION SYSTEM INSTALLATIONS. SEPARATE DEPT OF LABOR & INDUSTRY PERMIT TO BE REQUIRED FOR THE HOISTWAY INSTALLATION. SEPARATE PERMITS TO BE REQUIRED FOR THE FIT-OUT OF THE GROUND FLOOR FRESH FOOD MARKET APPROVED UNDER ZONING PERMIT #993694.**AMENDED AS OF 8/16/2022 FOR A STRUCTURAL UPGRADE AS PER APPROVED PLANS.**"},{"number":"EP-2021-011099","date":"2021-10-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-07","scope":"Install 200amp service for temporary power during construction, stringer lights and GFCI protected lights. All work as per 2014 NEC"},{"number":"GP-2021-012156","date":"2021-11-23","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-12-13","scope":"REMOVE (1) ONE UNDERGORUND TANK. The removal must comply with the regulations of the Pennsylvania Department of Environmental Protection (PADEP). NO DIGGING ANT CLOSER (15FEET) TO AND NOT BELOW ADJACENT PROPERTY FOOTINGS"},{"number":"FP-2022-001304","date":"2022-05-18","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-07-12","scope":"Rough-In Permit for FP-2022-001295 INSTALLATION OF A FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13. ROUGH IN ONLY-MUST COME MATCH THE APPRVOED SET WHEN APPRVOED."},{"number":"PP-2022-012157","date":"2022-09-27","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-08","scope":"1st floor is a retail space. Installation of rough plumbing and finish work per plans provided for (38) 3 piece bathrooms, 24 water heaters, 24 kitchen sinks, 12 stacks, 4 area drains, 4 rain conductors. Installation of new curb traps, main drains, fresh air inlets, new 3\" domestic water service"},{"number":"EP-2022-002858","date":"2022-09-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-07","scope":"INSTALL 2000AMP 3 PHASE SERVICE. WIRING FOR 2 ELEVATORS, POWER AND LIGHTING FOR 24 APARTMENTS, COMMON AREAS, 1 RETAIL SPACE AND FIRE PUMP. INSTALL LOW VOLTAGE FIRE ALARM SYSTEM. ALL WORK AS PER DRAWINGS. ALL WORK AS PER 2017 NEC, NFPA 72 AND 2018 CITY OF PHILADELPHIA FIRE CODE. -Wp HEAT DETECTOR AT ROOFDECK PROTECTING ELEVATOR ,PANIC HARWARE FOR EL.RM.DR.-"},{"number":"FP-2022-001295","date":"2022-10-04","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-05-08","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM THROUGHOUT A FIVE (5) STORY MIXED-USE BUILDING IN ACCORDANCE WITH NFPA 13 TO INCLUDE A NEW FOUR (4) INCH FIRE SERVICE LINE AND A NEW FOUR (4) INCH BACKFLOW PREVENTION DEVICE. CLASS I MANUAL WET STANDPIPES TO BE INSTALLED IN INTERIOR EXIT STAIRWAY ENCLOSURES IN ACCORDANCE WITH NFPA 14. UL LISTED FIRE PUMP TO BE INSTALLED IN FIRE PUMP ROOM IN ACCORDANCE WITH NFPA 20. ALL WORK TO BE DONE PER APPROVED PLANS BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2020-005652 FOR ASSOCIATED BUILDING PERMIT. [12/13/2023 AMENDMENT TO CHANGE THE FIRE PUMP FROM A 500 GPM @ 45 PSI MODEL TO A 500 GPM @ 55 PSI MODEL.]"},{"number":"MP-2022-004021","date":"2022-10-23","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-05-08","scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, REGISTERS/DIFFUSERS/GRILLES, AND ASSOCIATED DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2020-005652 FOR ASSOCIATED BUILDING PERMIT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"land","p":1500000},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Tank Install/Removal"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"0982231","type":"Rental","status":"Active","businessName":"943 Washington, LLC (10th & Wash)","legalName":"943 Washington, LLC","address":"943-49 WASHINGTON AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":24,"issuedDate":"2025-06-24","latestIssueDate":"2026-05-14","expirationDate":"2027-06-23","inactiveDate":null}],"licenseActivity":[{"number":"0982231","type":"Rental","businessName":"943 Washington, LLC (10th & Wash)","legalName":"943 Washington, LLC","issuedDate":"2025-06-24","latestIssueDate":"2026-05-14","closureDate":null,"expirationDate":"2027-06-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","units":24,"signals":[],"legalChecks":[{"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":"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 (15 ST ASAPHS RD, BALA CYNWYD PA, 19004).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 13, 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":"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.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. 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 2 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; Sprinkler Certification: Certified through Apr 20, 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/"}]}