{"asOf":"2026-07-24T03:36:30.473Z","block":"600-699 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/600-699-south-st","address":"615 SOUTH ST","parcelNumber":"871016900","source":"https://property.phila.gov/?p=871016900","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y60","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3.5 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"TULIP RW LLC","coOwner":null,"marketValue":522600,"landAssessment":104500,"improvementAssessment":418100,"livableArea":2365,"yearBuilt":1900,"lastSale":{"price":750000,"date":"2020-11-06T05:00:00Z"},"openViolations":0,"violations":[{"number":"2482308","date":"2012-06-16","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2482309","date":"2012-06-16","code":"FC-505.1/1","title":"EXT ADDRESS NUMBERS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-011953","date":"2023-02-27","code":"A-301.1/48","title":"SECURITY GATE","status":"COMPLIED","resolutionDate":"2023-03-27","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-026159","date":"2024-04-17","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-06-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-026160","date":"2024-04-17","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2024-06-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-026161","date":"2024-04-17","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-06-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-026162","date":"2024-04-17","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2024-06-17","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"334904","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2012-06-23","completedDate":"2012-08-22","violations":[{"number":"2482308","date":"2012-06-16","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2482309","date":"2012-06-16","code":"FC-505.1/1","title":"EXT ADDRESS NUMBERS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-015436","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"CLOSED","createdDate":"2023-02-27","completedDate":"2023-03-27","violations":[{"number":"VI-2023-011953","date":"2023-02-27","code":"A-301.1/48","title":"SECURITY GATE","status":"COMPLIED","resolutionDate":"2023-03-27","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-031891","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2024-04-17","completedDate":"2024-06-17","violations":[{"number":"VI-2024-026159","date":"2024-04-17","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-06-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-026160","date":"2024-04-17","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2024-06-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-026161","date":"2024-04-17","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2024-06-17","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-026162","date":"2024-04-17","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2024-06-17","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2024,"n":4,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"49207","date":"2005-12-15","type":"BC INSP","status":"PASSED"},{"caseNumber":"49207","date":"2006-07-20","type":"BC INSP","status":"PASSED"},{"caseNumber":"334904","date":"2012-06-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"334904","date":"2012-08-07","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2023-015436","date":"2023-02-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-015436","date":"2023-03-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-031891","date":"2024-04-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-031891","date":"2024-06-17","type":null,"status":"PASSED"}],"inspYears":[{"y":2005,"fails":0,"passes":1},{"y":2006,"fails":0,"passes":1},{"y":2012,"fails":1,"passes":1},{"y":2023,"fails":1,"passes":1},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94223089320553,"lng":-75.15290746324048,"geom":{"type":"Polygon","coordinates":[[[-75.152892348,39.942302929],[-75.152868533,39.942294814],[-75.152897556,39.942151843],[-75.15294314,39.94215755],[-75.152922541,39.942306353],[-75.152892348,39.942302929]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2021-001160","type":"Fire Alarm Certification","inspectionDate":"2021-05-11","result":"Certified","expirationDate":"2022-05-11","buildingId":"1386367"},{"number":"BC-2021-001159","type":"Fire Alarm Certification","inspectionDate":"2021-05-11","result":"Certified","expirationDate":"2022-05-11","buildingId":"1386367"},{"number":"BC-2022-006133","type":"Fire Alarm Certification","inspectionDate":"2022-05-06","result":"Certified","expirationDate":"2023-05-06","buildingId":"1386367"},{"number":"BC-2022-006131","type":"Fire Alarm Certification","inspectionDate":"2022-05-06","result":"Certified","expirationDate":"2023-05-06","buildingId":"1386367"},{"number":"BC-2023-010490","type":"Fire Alarm Certification","inspectionDate":"2023-05-15","result":"Certified","expirationDate":"2024-05-15","buildingId":"1386367"},{"number":"BC-2023-022124","type":"Special Hazards Certification","inspectionDate":"2023-10-19","result":"Certified","expirationDate":"2024-10-19","buildingId":"1386367"},{"number":"BC-2024-013827","type":"Fire Alarm Certification","inspectionDate":"2024-05-13","result":"Certified","expirationDate":"2025-05-13","buildingId":"1386367"},{"number":"BC-2025-012708","type":"Fire Alarm Certification","inspectionDate":"2025-05-12","result":"Certified","expirationDate":"2026-05-12","buildingId":"1386367"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":795,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"241 BAILEY RD, BRYN MAWR PA, 19010","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":384300,"taxable":384300,"land":99375,"improvement":284925,"taxableLand":99375,"taxableImprovement":284925,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":384300,"taxable":384300,"land":99375,"improvement":284925,"taxableLand":99375,"taxableImprovement":284925,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":460400,"taxable":460400,"land":92080,"improvement":368320,"taxableLand":92080,"taxableImprovement":368320,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":462400,"taxable":462400,"land":92480,"improvement":369920,"taxableLand":92480,"taxableImprovement":369920,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":467000,"taxable":467000,"land":93400,"improvement":373600,"taxableLand":93400,"taxableImprovement":373600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":467000,"taxable":467000,"land":93400,"improvement":373600,"taxableLand":93400,"taxableImprovement":373600,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":467000,"taxable":467000,"land":93400,"improvement":373600,"taxableLand":93400,"taxableImprovement":373600,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":560000,"taxable":560000,"land":112000,"improvement":448000,"taxableLand":112000,"taxableImprovement":448000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":560000,"taxable":560000,"land":112000,"improvement":448000,"taxableLand":112000,"taxableImprovement":448000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":530700,"taxable":530700,"land":106140,"improvement":424560,"taxableLand":106140,"taxableImprovement":424560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":530700,"taxable":530700,"land":106140,"improvement":424560,"taxableLand":106140,"taxableImprovement":424560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":522600,"taxable":522600,"land":104500,"improvement":418100,"taxableLand":104500,"taxableImprovement":418100,"exemptLand":0,"exemptImprovement":0}],"taxNow":7429,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-005134","date":"2021-07-19","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE (1) STATIC INTERNALLY-ILLUMINATED FLATWALL SIGN. SIZE AND LOCATION AS PER PLANS."},{"number":"GP-2021-007538","date":"2021-07-30","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-02-10","scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED FLATWALL SIGN AS PER PLANS. SEPARATE PERMIT REQUIRED OF ELECTRICAL WORK."},{"number":"GM-2023-002217","date":"2023-03-23","work":"Security Gates","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2023-10-11","scope":"EZ PERMIT SECURITY GATES & GRILLS- For The Installation of Security Gates & Grills as per attached standards. Deviations from these standards require submission of construction and site plans. To comply case violation CF-2023-015436."}],"storyTag":"Improved","storyDelta":0.4,"timeline":[{"y":2003,"k":"sale","p":537500},{"y":2006,"k":"insp","w":"Inspection passed"},{"y":2012,"k":"viol","w":"2 L&I violations"},{"y":2012,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2020,"k":"sale","p":750000},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2021,"k":"permit","w":"Sign"},{"y":2023,"k":"permit","w":"Security Gates"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"257079","type":"Rental","status":"Inactive","businessName":"615 SOUTH LLC","legalName":"615 SOUTH LLC","address":"615 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-03-28","latestIssueDate":"2020-03-16","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"},{"number":"203513","type":"Food Preparing and Serving","status":"Inactive","businessName":"JENNIFER MELCHIONDO (THE BEAN CAFE)","legalName":"JENNIFER MELCHIONDO","address":"615 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-16","latestIssueDate":"2013-04-11","expirationDate":"2014-04-30","inactiveDate":"2014-07-30"},{"number":"210561","type":"Sidewalk Cafe","status":"Inactive","businessName":"JENNIFER MELCHIONDO (THE BEAN CAFE)","legalName":"JENNIFER MELCHIONDO","address":"615 SOUTH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2004-07-22","latestIssueDate":"2004-07-22","expirationDate":"2005-06-30","inactiveDate":null},{"number":"318900","type":"Sidewalk Cafe","status":"Inactive","businessName":"THE BEAN CAFE","legalName":"THE BEAN CAFE","address":"615 SOUTH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2005-05-17","latestIssueDate":"2011-11-22","expirationDate":"2012-06-30","inactiveDate":null},{"number":"636660","type":"Food Preparing and Serving","status":"Inactive","businessName":"JAMES GILMORE (THE BEAN CAFE)","legalName":"JAMES GILMORE","address":"615 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-07-30","latestIssueDate":"2020-02-05","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"855612","type":"Rental","status":"Active","businessName":"TULIP RW LLC","legalName":"TULIP RW LLC","address":"615 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2020-11-13","latestIssueDate":"2025-11-23","expirationDate":"2026-11-12","inactiveDate":null},{"number":"870139","type":"Food Preparing and Serving","status":"Inactive","businessName":"TACO & RAMEN LLC","legalName":"TACO & RAMEN LLC ","address":"615 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-06-04","latestIssueDate":"2023-05-12","expirationDate":"2024-06-03","inactiveDate":"2024-08-02"},{"number":"939154","type":"Food Preparing and Serving","status":"Active","businessName":"CHEN AND LI RAMEN INC.","legalName":"CHEN AND LI RAMEN INC.","address":"615 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-12-01","latestIssueDate":"2025-11-25","expirationDate":"2026-11-30","inactiveDate":null}],"licenseActivity":[{"number":"939154","type":"Food Preparing and Serving","businessName":"CHEN AND LI RAMEN INC.","legalName":"CHEN AND LI RAMEN INC.","issuedDate":"2023-12-01","latestIssueDate":"2025-11-25","closureDate":null,"expirationDate":"2026-11-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"870139","type":"Food Preparing and Serving","businessName":"TACO & RAMEN LLC","legalName":"TACO & RAMEN LLC ","issuedDate":"2021-06-04","latestIssueDate":"2023-05-12","closureDate":"2024-08-02","expirationDate":"2024-06-03","inactiveDate":"2024-08-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"855612","type":"Rental","businessName":"TULIP RW LLC","legalName":"TULIP RW LLC","issuedDate":"2020-11-13","latestIssueDate":"2025-11-23","closureDate":null,"expirationDate":"2026-11-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"636660","type":"Food Preparing and Serving","businessName":"JAMES GILMORE (THE BEAN CAFE)","legalName":"JAMES GILMORE","issuedDate":"2014-07-30","latestIssueDate":"2020-02-05","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"318900","type":"Sidewalk Cafe","businessName":"THE BEAN CAFE","legalName":"THE BEAN CAFE","issuedDate":"2005-05-17","latestIssueDate":"2011-11-22","closureDate":"2012-06-30","expirationDate":"2012-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"210561","type":"Sidewalk Cafe","businessName":"JENNIFER MELCHIONDO (THE BEAN CAFE)","legalName":"JENNIFER MELCHIONDO","issuedDate":"2004-07-22","latestIssueDate":"2004-07-22","closureDate":"2005-06-30","expirationDate":"2005-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203513","type":"Food Preparing and Serving","businessName":"JENNIFER MELCHIONDO (THE BEAN CAFE)","legalName":"JENNIFER MELCHIONDO","issuedDate":"2004-04-16","latestIssueDate":"2013-04-11","closureDate":"2014-07-30","expirationDate":"2014-04-30","inactiveDate":"2014-07-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"257079","type":"Rental","businessName":"615 SOUTH LLC","legalName":"615 SOUTH LLC","issuedDate":"2004-03-28","latestIssueDate":"2020-03-16","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 7 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 12, 2026; Special Hazards Certification: Certified through Oct 19, 2024","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-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 (241 BAILEY RD, BRYN MAWR PA, 19010).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1900 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 17, 2024.","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 #203513: Inactive since Jul 30, 2014; Sidewalk Cafe #210561: Inactive; Sidewalk Cafe #318900: Inactive; Food Preparing and Serving #636660: Inactive since Jun 29, 2020","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":"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/"}],"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/"}]}