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THREE SETS OF PLANS DRAWN TO PROFESSIONAL QUALITY ARE TO BE SUBMITTED FOR REVIEW AND APPROVAL BY THE DEPARTMENT BEFORE WORK ON RENOVATION STARTS."},{"number":"413118","date":"2012-07-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-07-16","scope":"DEMOLITION OF INTERIOR PARTITIONS TO PROVIDE VACANT SPACE TO BE USED FOR FUTURE TENANT SPACE IN C-5 DISTRICT."},{"number":"405946","date":"2012-07-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-09-24","scope":"INTERIOR DEMO AND ALTERATIONS TO SUBDIVIDE/CREATE A PROPOSED RETAIL TENANT SPACE ON THE 1ST FLOOR, ADDITIONAL FIT OUT AND CERTIFICATE OF OCCUPANCY PERMIT REQUIRED WHEN TENANT IS SELECTED.ADD'L PERMITS REQ: ELECTRICAL, PLUMBING, HVAC, CERTIFICATE OF OCCUPANCY & FIT OUT, USE REGISTRATION PERMIT."},{"number":"425117","date":"2012-08-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REMOVE 4 EXISTING WALL PACKS AND OLD EMT & WIRING, REPLACE 4 NEW WALL PACK LIGHTS WITH NEW RIGID CONDUIT CONNECTING NEW CIRCUITS TO EXISTING FEED AS PER 2008 NEC (GARAGE)"},{"number":"428472","date":"2012-09-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-09-27","scope":"RETAIL SALE OF FOOD, BEVERAGES AND GROCERIES. INSTALLATION OF 1 ILLUM WALL SIGN. REPLACE 2 EXISTING ILLUM SIGN BANDS WITH 2 NEW UL APPROVED SIGN CABINETS."},{"number":"428483","date":"2012-10-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-12-18","scope":"INT REMODEL OF AN EXISTING TENANT SPACE WITH INFILL OF CONVIENCE STORE. SEPARATE MECHANICAL, ELECTRICAL, AND PLUMBING PERMITS REQUIRED."},{"number":"435591","date":"2012-11-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-12-18","scope":"RELOCATING 31 SPRINKLERS IN THE TENANT SPACE OF PHILADELPHIA PARKING AUTHORITY"},{"number":"431576","date":"2012-11-07","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2012-12-10","scope":"REMOVE TWO (2) EXISTING SIGN CABINETS AND INSTALL TWO (2) NEW SIGN CABINETS ON THE FILBERT STREET FACADE AND ONE (1) NEW CABINET ON THE 10TH STREET FACADE. SEPARATE ELECTRICAL PERMIT REQUIRED FOR ANY ELECTRICAL WORK."},{"number":"436142","date":"2012-11-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-12-18","scope":"PROVIDE ALL PLUMBING WORK INCLUDING SANITARY,VENT AND DOM WATER TO COMPLETE INSTALLATION OF NEW FIX TO INCL WC, LAVS,FD W/ PRIMER,MS,FS,3 COMP SINK W/ GT, HS,GG,WH AND CONN TO EXISTING SANITARY,VENT AND DOM(COMMERCIAL-RETAIL)"},{"number":"437471","date":"2012-11-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-02-07","scope":"INSTALL 5\" SANITARY LATERAL, CURB TRAP, MAIN HOUSE DRAIN, FLOOR DRAIN & WASTE LINES TO WATER CLOSET & LAVATORY PA20123142054 (COMMM"},{"number":"435221","date":"2012-12-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"7-11 INTERIOR RENOVATION - NEW LIGHTING, RECEPT & NEW 2-100AMP PANEL & 2-225 PANEL AS PER NEC 2008. INSTALLATION SHALL COMPLY WITH ARTICLE 210.8(B)(2) OF THE 2008 NEC."},{"number":"444119","date":"2012-12-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-01-28","scope":"INSTALLATION OF 2-SMOKE DETECTORS, 4-HORN STROBES DETECTORS & 5-STROBE DETECTORS TO AN EXISTING FIRE ALARM SYSTEM AS PER NEC 2008 & NFPA 72"},{"number":"460444","date":"2013-03-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-04-26","scope":"INSTALL ONE WATER CLOSET AND ONE LAV(PARKING GARAGE)"},{"number":"460455","date":"2013-03-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-04-26","scope":"INSTALLATION OF SUPPLY AIR DIFFUSER AND EXHAUST FAN IN BATHROOM PER PLANS. SEPARATE PERMITS REQUIRED FOR ELECTRICAL AND PLUMBING WORK."},{"number":"451329","date":"2013-03-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-05-06","scope":"CONSTRUCTION OF A UNISEX ACCESSIBLE TOILET ROOM, INCLUSIVE OF NEW PARTITIONS, FLOOR AND CEILING FINISHES. SEPARATE PERMITS REQUIRED FOR ELECTRICAL AND PLUMBING WORK. SEE PERMIT # 460455 FOR MECHANICAL WORK."},{"number":"463594","date":"2013-04-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-08-03","scope":"INSTALL DEDICATE 208V CURCUIT TO FEED HOT WATER IN BATHROOM, 120/208V TO FEED HAND DRYER IN BATHROOM, INSTALL & REROUTE EXISTING LIGHTING CIRCUIT INDEPENDENT OPERATE BY MOTION SENSOR SWITCH CONTROL AS PER NEC 2008"},{"number":"489672","date":"2013-08-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-20","scope":"INSTALL 3 DATA LINES AND INSTALL (1)100V OUTLET PER 2008 NEC (OFFICE SPACE)"},{"number":"502246","date":"2013-12-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-12-05","scope":"INSTALL NEW PANEL,LIGHTS AND RECEPTACLES PER 2008 NEC (PARKING GARAGE)"},{"number":"679742","date":"2016-05-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"LEVEL II STRUCTURAL ALTERATIONS (NO CHANGE OF OCCUPANCY) TO EXISTING OPEN PARKING GARAGE TO INCLUDE CONCRETE & STRUCTURAL REPAIR OF DAMAGED/DELAMINATED CONCRETE, EXPANSION JOINT REPLACEMENT AND NEW GUARD RAIL INSTALLATION AS PER APPROVED PLANS."},{"number":"685627","date":"2016-05-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE EXISTING CANOPY FIXTURES AND INSTALL NEW LED CANOPY FIXTURES.INSTALL NEW RECESSED TROFFER,RECESSED DOWNLIGHT AND POLE MOUNTED FIXTURES (PARKING GARAGE)"},{"number":"902919","date":"2018-08-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-03-29","scope":"FOR LEVEL II ALTERATIONS (WITHOUT A CHANGE OF OCCUPANCY), TO REMOVE EXISTING DOORS AND REPLACE WITH EXPANSION JOINT COVER AT THE 4TH FLR BRIDGE, OF AN EXISTING SEVEN (7) STORY OPEN PARKING GARAGE STRUCTURE, CONNECTING WITH 3RD FLR OF 907-37 MARKET ST, WITH BRIDGE NO LONGER TO BE A REQUIRED MEANS OF EGRESS FOR GARAGE (SUFFICIENT EGRESS CAPACITY AS PER CODE REVIEW SHEET), AND RECONFIGURATION OF EXIT SIGNS TO MAKE BRIDGE PART OF EGRESS FOR 907-37 MARKET ST, AS PER PLANS; NO OTHER WORK ON THIS PERMIT."},{"number":"994254","date":"2019-07-17","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-10-20","scope":"- For the Installation of New Roof Coverings on Exiting Roofs as per attached standard. Deviations from these standards require submission of construction and site plans. INSTALLATION OF NEW EPDM ROOF SYSTEM OVER HIGH DENSITY COMPOSITE POLY TAPERED INSULATION BOARD WITH METAL FLASHING,COPING AND TRIM, REPLACE 6 ROOF DRAINS."},{"number":"CP-2021-003881","date":"2021-10-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-11-04","scope":"FOR REPAIRS/REHABILITATION TO PARKING GARAGE PER APPROVED PLANS."},{"number":"CP-2024-000439","date":"2024-03-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2026-03-30","scope":"FOR LEVEL 2 ALTERATIONS INCLUDING CONCRETE AND STEEL REPAIRS AS PER PLANS."},{"number":"EP-2024-011842","date":"2025-01-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-27","scope":"INSTALLATION OF 600KW GENERATOR AND REPLACING EXISTING ELECTRICAL PANELS IN KIND. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2019,"k":"viol","w":"3 L&I violations"},{"y":2019,"k":"permit","w":"Roof Covering Replacement"},{"y":2019,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"552472","type":"Public Garage / Parking Lot","status":"Active","businessName":"PHILADELPHIA PARKING AUTHORITY (ROCCO MORROTTO)","legalName":"PHILADELPHIA PARKING AUTHORITY","address":"901-37 FILBERT ST","revenueCode":"3371","rentalCategory":null,"units":null,"issuedDate":"2012-02-10","latestIssueDate":"2025-12-09","expirationDate":"2026-12-31","inactiveDate":null},{"number":"580604","type":"Food Preparing and Serving","status":"Inactive","businessName":"7-ELEVEN INC","legalName":"7-ELEVEN INC","address":"901-37 FILBERT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-12-26","latestIssueDate":"2023-07-05","expirationDate":"2024-04-30","inactiveDate":"2024-06-29"},{"number":"580648","type":"Dumpster License - Private Property","status":"Active","businessName":"7-ELEVEN INC","legalName":"7-ELEVEN INC","address":"901-37 FILBERT ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-12-26","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null},{"number":"678024","type":"Dumpster License - Private Property","status":"Active","businessName":"ANJALI 2015 INC. (7-ELEVEN STORE 2408-36493A)","legalName":"ANJALI 2015 INC.","address":"901-37 FILBERT ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2015-09-18","latestIssueDate":"2015-09-18","expirationDate":null,"inactiveDate":null},{"number":"683101","type":"Food Preparing and Serving","status":"Inactive","businessName":"ANJALI 2015 INC. (7-ELEVEN STORE 2408-36493A)","legalName":"ANJALI 2015 INC.","address":"901-37 FILBERT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-11-06","latestIssueDate":"2023-02-16","expirationDate":"2023-04-30","inactiveDate":"2023-06-29"},{"number":"928436","type":"Food Preparing and Serving","status":"Inactive","businessName":"7-Eleven Inc, (7-Eleven Store #36493J)","legalName":"7-Eleven Inc,","address":"901-37 FILBERT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-07-13","latestIssueDate":"2024-06-06","expirationDate":"2025-07-12","inactiveDate":"2025-09-10"},{"number":"933138","type":"Dumpster License - Private Property","status":"Active","businessName":"7-Eleven Inc. (7-Eleven Store #36493J)","legalName":"7-Eleven Inc.","address":"901-37 FILBERT ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2023-09-14","latestIssueDate":"2023-09-14","expirationDate":null,"inactiveDate":null},{"number":"0965603","type":"Dumpster License - Private Property","status":"Active","businessName":"JAHAN FOOD STORE LLC (7-ELEVEN STORE #36493B)","legalName":"JAHAN FOOD STORE LLC","address":"901-37 FILBERT ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2024-11-14","latestIssueDate":"2024-11-14","expirationDate":null,"inactiveDate":null},{"number":"0965808","type":"Food Preparing and Serving","status":"Active","businessName":"JAHAN FOOD STORE LLC (7-ELEVEN STORE #36493B)","legalName":"JAHAN FOOD STORE LLC","address":"901-37 FILBERT ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-11-18","latestIssueDate":"2025-11-19","expirationDate":"2026-11-17","inactiveDate":null}],"licenseActivity":[{"number":"0965808","type":"Food Preparing and Serving","businessName":"JAHAN FOOD STORE LLC (7-ELEVEN STORE #36493B)","legalName":"JAHAN FOOD STORE LLC","issuedDate":"2024-11-18","latestIssueDate":"2025-11-19","closureDate":null,"expirationDate":"2026-11-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0965603","type":"Dumpster License - Private Property","businessName":"JAHAN FOOD STORE LLC (7-ELEVEN STORE #36493B)","legalName":"JAHAN FOOD STORE LLC","issuedDate":"2024-11-14","latestIssueDate":"2024-11-14","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"933138","type":"Dumpster License - Private Property","businessName":"7-Eleven Inc. (7-Eleven Store #36493J)","legalName":"7-Eleven Inc.","issuedDate":"2023-09-14","latestIssueDate":"2023-09-14","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"928436","type":"Food Preparing and Serving","businessName":"7-Eleven Inc, (7-Eleven Store #36493J)","legalName":"7-Eleven Inc,","issuedDate":"2023-07-13","latestIssueDate":"2024-06-06","closureDate":"2025-09-10","expirationDate":"2025-07-12","inactiveDate":"2025-09-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"683101","type":"Food Preparing and Serving","businessName":"ANJALI 2015 INC. (7-ELEVEN STORE 2408-36493A)","legalName":"ANJALI 2015 INC.","issuedDate":"2015-11-06","latestIssueDate":"2023-02-16","closureDate":"2023-06-29","expirationDate":"2023-04-30","inactiveDate":"2023-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"678024","type":"Dumpster License - Private Property","businessName":"ANJALI 2015 INC. (7-ELEVEN STORE 2408-36493A)","legalName":"ANJALI 2015 INC.","issuedDate":"2015-09-18","latestIssueDate":"2015-09-18","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"580648","type":"Dumpster License - Private Property","businessName":"7-ELEVEN INC","legalName":"7-ELEVEN INC","issuedDate":"2012-12-26","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"580604","type":"Food Preparing and Serving","businessName":"7-ELEVEN INC","legalName":"7-ELEVEN INC","issuedDate":"2012-12-26","latestIssueDate":"2023-07-05","closureDate":"2024-06-29","expirationDate":"2024-04-30","inactiveDate":"2024-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"552472","type":"Public Garage / Parking Lot","businessName":"PHILADELPHIA PARKING AUTHORITY (ROCCO MORROTTO)","legalName":"PHILADELPHIA PARKING AUTHORITY","issuedDate":"2012-02-10","latestIssueDate":"2025-12-09","closureDate":null,"expirationDate":"2026-12-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","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 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Facade Report: Safe with Repair through Dec 19, 2027; Sprinkler Certification: Deficient; Special Hazards Certification: Certified through Jun 3, 2027; Fire Alarm Certification: Certified through Jan 2, 2027; Emergency and Standby Power Systems Certification: Certified through Jan 17, 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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #413118: COMPLETED. The history also contains “PERM Z- NEW 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":"4 permits not marked completed: 679742 (EXPIRED), 994254 (Expired), CP-2021-003881 (Expired), CP-2024-000439 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"violations","level":"attention","title":"4 open L&I violations","finding":"17 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 3 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 18, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #580604: Inactive since Jun 29, 2024; Food Preparing and Serving #683101: Inactive since Jun 29, 2023; Food Preparing and Serving #928436: Inactive since Sep 10, 2025","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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 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/"}]}