{"asOf":"2026-07-25T00:16:25.212Z","block":"6000-6099 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6000-6099-germantown-ave","address":"6001-25 GERMANTOWN AVE","parcelNumber":"775154000","source":"https://property.phila.gov/?p=775154000","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"WC0","buildingCodeNew":"620","buildingClass":"HSE WORSHIP ALL 3 STY MAS","buildingClassNew":"RELIGIOUS","useLabel":"Place of worship","owner":"FIRST ME CHURCH OF GTN","coOwner":null,"marketValue":1296900,"landAssessment":168597,"improvementAssessment":1128303,"livableArea":21813,"yearBuilt":1898,"lastSale":{"price":1,"date":"2012-04-12T04:00:00Z"},"openViolations":3,"violations":[{"number":"1165568","date":"2008-05-14","code":"A-000.0/10","title":"VIOL C&I 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MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-065822","date":"2025-08-26","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"162705","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2008-05-30","completedDate":null,"violations":[{"number":"1165568","date":"2008-05-14","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1165575","date":"2008-05-14","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1165574","date":"2008-05-14","code":"FC-805.1/3","title":"FIRE-CURTAINS/DRAPES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1165573","date":"2008-05-14","code":"FC-404.2/1","title":"FIRE/EVAC PLN-REQ'D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1165572","date":"2008-05-14","code":"FC-409.1/1","title":"SHELTER PLN-REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1165571","date":"2008-05-14","code":"FC-404.2/3","title":"FIRE/EVAC PLN-GRP I4-REQ'D","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1165570","date":"2008-05-14","code":"FC-404.5/2","title":"FIRE/EVAC PLN-AVAIL CODE OFC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1165569","date":"2008-05-14","code":"FC-405.2/4","title":"EVAC DRILL-GRP I-1/4LY","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1165576","date":"2008-05-30","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-112580","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2022-11-04","completedDate":"2023-02-23","violations":[{"number":"VI-2022-083808","date":"2022-11-04","code":"PM15-315.2","title":"FACADES","status":"COMPLIED","resolutionDate":"2023-02-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2023-108240","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2023-10-17","completedDate":null,"violations":[{"number":"VI-2023-080895","date":"2023-10-17","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2024-11-30","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2025-092094","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2025-08-26","completedDate":null,"violations":[{"number":"VI-2025-065821","date":"2025-08-26","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-065822","date":"2025-08-26","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":9,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"68455","date":"2006-06-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"68826","date":"2006-06-26","type":"CI INSP","status":"FAILED"},{"caseNumber":"78310","date":"2006-09-05","type":"CI INSP","status":"FAILED"},{"caseNumber":"162705","date":"2008-05-14","type":"CI INSP","status":"FAILED"},{"caseNumber":"162705","date":"2008-11-19","type":"CI INSP","status":"FAILED"},{"caseNumber":"68826","date":"2008-12-03","type":"CI INSP","status":"PASSED"},{"caseNumber":"162705","date":"2009-01-06","type":"CI INSP","status":"PASSED"},{"caseNumber":"68455","date":"2009-05-04","type":"CI INSP","status":"PASSED"},{"caseNumber":"78310","date":"2009-07-22","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2022-112580","date":"2022-11-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-112580","date":"2023-02-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-108240","date":"2023-10-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-108240","date":"2023-11-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-108240","date":"2023-12-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-092094","date":"2025-08-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-092094","date":"2025-10-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-092094","date":"2025-12-05","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":3,"passes":0},{"y":2008,"fails":2,"passes":1},{"y":2009,"fails":0,"passes":3},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":3,"passes":1},{"y":2025,"fails":3,"passes":0}],"taxOwed":19304.96,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":19304.96,"principalDue":14835.44,"penaltyDue":988.38,"interestDue":2114.05,"otherChargesDue":1367.09,"yearsOwed":3,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":1296900,"taxableAssessment":311256,"exemptAbatementAssessment":985644,"homesteadValue":0,"netTaxAfterHomestead":4356.96,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04020750739326,"lng":-75.1776651439017,"geom":{"type":"Polygon","coordinates":[[[-75.177377723,40.040696533],[-75.17730227,40.040768833],[-75.177096826,40.040643188],[-75.177587252,40.040172821],[-75.177263153,40.039973431],[-75.177728111,40.039525238],[-75.178238256,40.040122968],[-75.178082274,40.040198527],[-75.177727921,40.04054716],[-75.177819592,40.040604714],[-75.177562131,40.040797285],[-75.177897554,40.041054345],[-75.17787196,40.04107223],[-75.177663569,40.040911976],[-75.177546456,40.040852304],[-75.177377723,40.040696533]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":null,"lotArea":57617,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6001-25 GERMANTOWN AVE, PHILADELPHIA PA, 19144","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE EXTENSION TO THE SECOND FLOOR OF A NON-ACCESSORY DAYCARE ON THE FIRST FLOOR AND FOR THE ERECTION OF FOUR (4) SINGLEFACED FREESTANDING SIGNS ACCESSORY TO THE DAYCARE ON THE SAME LOT WITH AN EXISTING CHURCH AND NON-ACCESSORY OF","status":"CLOSED","outcome":"Granted","date":"2012-09-19","number":"18714","relatedPermit":"414978"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1216600,"taxable":0,"land":864300,"improvement":352300,"taxableLand":0,"taxableImprovement":0,"exemptLand":864300,"exemptImprovement":352300},{"y":2017,"v":1216600,"taxable":0,"land":864300,"improvement":352300,"taxableLand":0,"taxableImprovement":0,"exemptLand":864300,"exemptImprovement":352300},{"y":2018,"v":1296900,"taxable":0,"land":168597,"improvement":1128303,"taxableLand":0,"taxableImprovement":0,"exemptLand":168597,"exemptImprovement":1128303},{"y":2019,"v":1296900,"taxable":0,"land":168597,"improvement":1128303,"taxableLand":0,"taxableImprovement":0,"exemptLand":168597,"exemptImprovement":1128303},{"y":2020,"v":1296900,"taxable":0,"land":168597,"improvement":1128303,"taxableLand":0,"taxableImprovement":0,"exemptLand":168597,"exemptImprovement":1128303},{"y":2021,"v":1296900,"taxable":0,"land":168597,"improvement":1128303,"taxableLand":0,"taxableImprovement":0,"exemptLand":168597,"exemptImprovement":1128303},{"y":2022,"v":1296900,"taxable":0,"land":168597,"improvement":1128303,"taxableLand":0,"taxableImprovement":0,"exemptLand":168597,"exemptImprovement":1128303},{"y":2023,"v":1296900,"taxable":0,"land":168597,"improvement":1128303,"taxableLand":0,"taxableImprovement":0,"exemptLand":168597,"exemptImprovement":1128303},{"y":2024,"v":1296900,"taxable":0,"land":168597,"improvement":1128303,"taxableLand":0,"taxableImprovement":0,"exemptLand":168597,"exemptImprovement":1128303},{"y":2025,"v":1296900,"taxable":0,"land":168597,"improvement":1128303,"taxableLand":0,"taxableImprovement":0,"exemptLand":168597,"exemptImprovement":1128303},{"y":2026,"v":1296900,"taxable":0,"land":168597,"improvement":1128303,"taxableLand":0,"taxableImprovement":0,"exemptLand":168597,"exemptImprovement":1128303},{"y":2027,"v":1296900,"taxable":0,"land":168597,"improvement":1128303,"taxableLand":0,"taxableImprovement":0,"exemptLand":168597,"exemptImprovement":1128303}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"50245","date":"2008-01-08","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2008-01-08","scope":"PRELIMINARY PLAN REVIEW/RENOVATION TO EDUCATION BLDG."},{"number":"125276","date":"2008-03-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-10-22","scope":"INTERIOR ALTERATION AS PER PLANS. IMPROVEMENTS TO ROOMS 100 AND 106."},{"number":"183269","date":"2008-10-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-01-21","scope":"INSTALLING SEPARATE 200 AMP SERVICE TO FRONT BUILDING, 200 AMP OUTDOOR DISCONNECT WITH A 200 AMP MAIN FEEDING AN EXISTING 40 CIRCUIT PANEL, WIRE AS PER 2005 NEC (THIS IS A SEPARATE BUILDING, (NORTH DIST)"},{"number":"195236","date":"2009-02-09","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2009-10-01","scope":"CERTIFICATE OF OCCUPANCY MEMO FOR DAYCARE CENTER THAT COMPLIES WITH THE EXIT REQUIREMENTS AS NOTED ON THE MEMO."},{"number":"335452","date":"2011-04-13","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-04-03","scope":"REMOVAL AND REPLACEMENT OF MORTOR JOINTS AT BELL TOWER OF HISTORICALLY REGISTERED CHURCH."},{"number":"426349","date":"2012-09-10","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-10-12","scope":"ROOF REPLACEMENT FOR PORCH ROOFS. REMOVE OLD RUBBER ROOF. INSTALL NEW FIRE PROOF BASE SHEATHING. INSTALL NEW SBS GLUE DOWN RUBBER. INSTALL NEW FLASHING. NO WORK TO GREEN TREE TAVERN BUILDING. WORK TO BE DONE ACCORDING TO HISTORICAL APPROVAL."},{"number":"502517","date":"2014-01-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-02-12","scope":"FOR THE INSTALLATION OF AN ACCESSIBLE LIFT SYSTEM TO PROVIDE AN ACCESSIBLE ROUTE FROM THE FIRST TO SECOND FLOOR. ALTERATIONS INCLUDE CREATING FLOOR OPENINGS, PROVIDING BLOCKING AND FLOOR SLAB ALTERATIONS. SEPARATE PERMIT REQUIRED FOR THE ELECTRICAL SYSTEM."},{"number":"518291","date":"2014-02-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE 100AMP FEEDER FROM MAIN DISCONNECT IN BOILER ROOM TO SUB PANEL IN GYM, RUNNING NEW CIRCUITS FROM PANEL IN GYM TO NEW ELEVATOR LOCATION ON FIRST FLOOR FOR ELEVATOR POWER AND LIGHTING AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"849987","date":"2018-03-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-03-16","scope":"FOR THE ERECTION OF TWELVE(12) PANEL ANTENNAS ( ANTENNAS TO BE PAINTED TO MATCH EXTERIOR OF THE BUILDING)( NTE 15' HIGH IN ANY DIRECTION) AND 6'X10' STEEL PLATFORM ON GROUND."},{"number":"958115","date":"2019-11-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-11-01","scope":"FOR THE ERECTION OF FOUR (4) FREESTANDING SIGNS AND ONE (1) DIRECTIONAL SIGN. SIGNS TO BE NON-ILLUMINATED. SIGNS ACCESSORY TO AN EXISTING RELGIOUS ASSEMBLY AND DAY CARE CENTER. SIZE AND LOCATION AS SHOWN IN PLANS/ APPLICATION. FOR THE EXPANSION OF A DAY CARE CENTER TO THE SECOND FLOOR AND FOR USE AS NONACCESSORY BUSINESS AND PROFESSIONAL OFFICES ON THE SAME LOT WITH PREVIOUSLY APPROVED USES OF RELIGIOUS ASSEMBLY, ACCESSORY OFFICES, AND NON-ACCESSORY DAY CARE CENTER FOR FORTY (40) CHILDREN INCLUDING TWENTY (20) UNDER THE AGE OF 2 1/2 YEARS OF AGE FOR PERIODS OF LESS THAN 24 CONSECUTIVE HOURS WITH ACCESSORY PREPARING AND SERVING OF FOOD ON THE SAME LOT."},{"number":"FP-2020-000762","date":"2020-06-25","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-08-05","scope":"Rough-In Permit for FP-2020-000755 We will be modifying (182) sprinklers at the First United Methodist Church of Germantown, 1st and 2nd floor, per submitted plans and calcs"},{"number":"FP-2020-000755","date":"2020-08-05","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-06-29","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13, WITH A 6-INCH FIRE SERVICE LINE; FOR THE INSTALLATION OF A BACKFLOW PREVENTION ASSEMBLY, FOR AN EXISTING CHURCH AT FIRST AND SECOND FLOORS, AS PER APPROVED PLANS."},{"number":"ZP-2022-003668","date":"2022-04-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center; Public, Civic, and Institutional - Religious Assembly; Office - Business and Professional"},{"number":"AP-2022-006702","date":"2022-08-21","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-10-19","scope":"FOR A CERTFICATE OFO OCCUPANCY FOR AN EXISTING STRUCTURE OF TYPE IIIB CONSTRUCTION USE FOR RELIGIOUS ASSEMBLE, DAYCARE AND BUISNESS OFFICES WITH LAYOUT AS PER PLANS. NO ALTERAYIONS TO EXISTING STRUCTURE."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"710389","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"MISS MARTYS PRE-SCHOOL","legalName":"MISS MARTYS PRE-SCHOOL","address":"6001-25 GERMANTOWN AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2016-08-09","latestIssueDate":"2026-06-24","expirationDate":"2027-08-08","inactiveDate":null}],"licenseActivity":[{"number":"710389","type":"Food Preparing and Serving (30+ SEATS)","businessName":"MISS MARTYS PRE-SCHOOL","legalName":"MISS MARTYS PRE-SCHOOL","issuedDate":"2016-08-09","latestIssueDate":"2026-06-24","closureDate":null,"expirationDate":"2027-08-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","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":["3 open L&I violations","$19,305 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2022, 2023, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #849987: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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":"violations","level":"attention","title":"3 open L&I violations","finding":"13 violation rows are retained in the City ledger.","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$19,304.96 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"12 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Dec 5, 2025.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 commercial. 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/"}]}