{"asOf":"2026-07-23T20:03:50.315Z","block":"1500-1599 E MOYAMENSING AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-e-moyamensing-ave","address":"1500 E MOYAMENSING AVE","parcelNumber":"871030800","source":"https://property.phila.gov/?p=871030800","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"ALLEN STEPHEN","coOwner":"LEEMON JAMES","marketValue":361300,"landAssessment":72260,"improvementAssessment":289040,"livableArea":2581,"yearBuilt":1925,"lastSale":{"price":1,"date":"2016-08-09T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-035788","date":"2021-06-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-08-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-035786","date":"2021-06-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-08-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-035787","date":"2021-06-08","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-08-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-001682","date":"2023-01-09","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2023-02-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-001683","date":"2023-01-09","code":"A-402.1/3","title":"COMPL CONCEAL- ELEC PERM WORK","status":"COMPLIED","resolutionDate":"2023-02-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-016132","date":"2024-03-13","code":"10-723(2)","title":"FAIL OBTAIN LICENSE\n","status":"COMPLIED","resolutionDate":"2024-04-29","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-016133","date":"2024-03-13","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2024-04-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-016134","date":"2024-03-13","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-04-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-016135","date":"2024-03-13","code":"F-315.3","title":"STORAGE IN BUILDINGS\n","status":"COMPLIED","resolutionDate":"2024-04-29","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2021-048510","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-07","completedDate":"2022-08-29","violations":[{"number":"VI-2021-035788","date":"2021-06-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-08-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-035786","date":"2021-06-08","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-08-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-035787","date":"2021-06-08","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-08-26","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2023-002074","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-01-09","completedDate":"2023-02-01","violations":[{"number":"VI-2023-001682","date":"2023-01-09","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2023-02-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-001683","date":"2023-01-09","code":"A-402.1/3","title":"COMPL CONCEAL- ELEC PERM WORK","status":"COMPLIED","resolutionDate":"2023-02-01","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-019758","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-03-13","completedDate":"2024-04-29","violations":[{"number":"VI-2024-016132","date":"2024-03-13","code":"10-723(2)","title":"FAIL OBTAIN LICENSE\n","status":"COMPLIED","resolutionDate":"2024-04-29","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-016133","date":"2024-03-13","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2024-04-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-016134","date":"2024-03-13","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-04-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-016135","date":"2024-03-13","code":"F-315.3","title":"STORAGE IN BUILDINGS\n","status":"COMPLIED","resolutionDate":"2024-04-29","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2021,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2023,"n":2,"worst":null},{"y":2024,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2021-048510","date":"2021-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-048510","date":"2021-10-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-048510","date":"2021-12-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-048510","date":"2022-02-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-048510","date":"2022-08-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-002074","date":"2023-01-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-002074","date":"2023-02-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-019758","date":"2024-03-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-019758","date":"2024-04-29","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":3,"passes":0},{"y":2022,"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":39.92929777769918,"lng":-75.15060625009743,"geom":{"type":"Polygon","coordinates":[[[-75.150742552,39.929290491],[-75.150732484,39.929340219],[-75.150465236,39.929303872],[-75.150483949,39.929255856],[-75.150742552,39.929290491]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2022-010903","type":"Fire Alarm Certification","inspectionDate":"2022-08-05","result":"Certified","expirationDate":"2023-08-05","buildingId":"1499300"},{"number":"BC-2023-016567","type":"Fire Alarm Certification","inspectionDate":"2023-07-21","result":"Certified","expirationDate":"2024-07-21","buildingId":"1499300"},{"number":"BC-2024-020972","type":"Fire Alarm Certification","inspectionDate":"2024-07-22","result":"Certified","expirationDate":"2025-07-22","buildingId":"1499300"},{"number":"BC-2025-019227","type":"Fire Alarm Certification","inspectionDate":"2025-07-21","result":"Certified","expirationDate":"2026-07-21","buildingId":"1499300"},{"number":"BC-2026-020338","type":"Fire Alarm Certification","inspectionDate":"2026-07-17","result":"Certified","expirationDate":"2027-07-17","buildingId":"1499300"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":1364,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1505 MOYAMENSING AVE, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":199400,"taxable":169400,"land":34300,"improvement":165100,"taxableLand":34300,"taxableImprovement":135100,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":199400,"taxable":199400,"land":34300,"improvement":165100,"taxableLand":34300,"taxableImprovement":165100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":276300,"taxable":276300,"land":55260,"improvement":221040,"taxableLand":55260,"taxableImprovement":221040,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":284500,"taxable":284500,"land":56900,"improvement":227600,"taxableLand":56900,"taxableImprovement":227600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":287300,"taxable":287300,"land":57460,"improvement":229840,"taxableLand":57460,"taxableImprovement":229840,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":287300,"taxable":287300,"land":57460,"improvement":229840,"taxableLand":57460,"taxableImprovement":229840,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":287300,"taxable":287300,"land":57460,"improvement":229840,"taxableLand":57460,"taxableImprovement":229840,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":305800,"taxable":305800,"land":61160,"improvement":244640,"taxableLand":61160,"taxableImprovement":244640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":305800,"taxable":305800,"land":61160,"improvement":244640,"taxableLand":61160,"taxableImprovement":244640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":334600,"taxable":334600,"land":66920,"improvement":267680,"taxableLand":66920,"taxableImprovement":267680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":334600,"taxable":334600,"land":66920,"improvement":267680,"taxableLand":66920,"taxableImprovement":267680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":361300,"taxable":361300,"land":72260,"improvement":289040,"taxableLand":72260,"taxableImprovement":289040,"exemptLand":0,"exemptImprovement":0}],"taxNow":4684,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"479889","date":"2013-07-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-07-29","scope":"FLAT WALL SIGN ACCESSORY TO EXISTING RETAIL GROCERY WITH PREPARING AND SERVING OF SANDWICHES AS APPROVED PER APP 14127. FLAT WALL SIGN ON MOYAMENSING AVE BELOW 2ND FLOOR WINDOW SILL. PROPOSED SIGN NON ROTATING, NON ANIMATED WITH STATIC ILLUMINATED. PRIOR APPLICATION AND REFUSAL WITHDRAWN PER LETTER."},{"number":"757333","date":"2017-02-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-02-16","scope":"INSTALL CURB TRAP AND FAI-PA1#20170360083-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"CP-2022-001871","date":"2022-04-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-08-11","scope":"MAKE SAFE PERMIT TO RESOLVE CASE VIOLATION # CF#2021-048510 FOR REPAIR OF SIDEWALL AS PER APPROVED ENGINEERED PLANS AND ENGINEER REPORT. IF FIELD CONDITIONS VARY CONTACT THE DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS WILL BE REQUIRED FOR ANY ADDITIONAL ALTERATIONS NOT ADDRESSED IN THE ENGINEER'S REPORT / PLANS. The abutting sidewalk must be closed with fencing a minimum of 6 ft. in height. A separate Streets Department permit is required for sidewalk closure. In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion."},{"number":"ZP-2022-011983","date":"2022-11-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"CP-2022-005971","date":"2022-12-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-02-02","scope":"FOR THE LEVEL I ALTERATIONS TO PROVIDE FINISHES/FURNISHINGS FOR CEILINGS, DRYWALL AND FLOORING TO AN EXISTING BUILDING FOR THE USE AS RETAIL SALES OF FOOD, BEVERAGES AND GROCERIES (MERCANTILE OCCUPANCY) ON THE FIRST FLOOR. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2023-000613","date":"2023-01-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-30","scope":"Install 16 lighting fixtures on the first floor . ****Fishing Only***** As per 2017 nec"}],"storyTag":"Improved","storyDelta":-0.98,"timeline":[{"y":2017,"k":"permit","w":"Plumbing"},{"y":2021,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"insp","w":"Inspection failed ×3"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"199137","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"ANGELA TRUSKO (T/A  TV'S MARKET)","legalName":"ANGELA TRUSKO","address":"1500 E MOYAMENSING AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-05-16","latestIssueDate":"2004-05-16","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"364212","type":"Food Preparing and Serving","status":"Inactive","businessName":"SHAUN MOORE (ROONEYS HOAGIES)","legalName":"SHAUN MOORE","address":"1500 E MOYAMENSING AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-04-13","latestIssueDate":"2009-11-19","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"906228","type":"Rental","status":"Active","businessName":"james j leemon","legalName":"james j leemon","address":"1500 E MOYAMENSING AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-09-16","latestIssueDate":"2025-08-27","expirationDate":"2026-09-15","inactiveDate":null},{"number":"948137","type":"Food Preparing and Serving","status":"Inactive","businessName":"MODERN FAMILY MRKT","legalName":"MODERN FAMILY MRKT","address":"1500 E MOYAMENSING AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-04-02","latestIssueDate":"2025-04-01","expirationDate":"2026-04-01","inactiveDate":"2026-05-31"}],"licenseActivity":[{"number":"948137","type":"Food Preparing and Serving","businessName":"MODERN FAMILY MRKT","legalName":"MODERN FAMILY MRKT","issuedDate":"2024-04-02","latestIssueDate":"2025-04-01","closureDate":"2026-05-31","expirationDate":"2026-04-01","inactiveDate":"2026-05-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"906228","type":"Rental","businessName":"james j leemon","legalName":"james j leemon","issuedDate":"2022-09-16","latestIssueDate":"2025-08-27","closureDate":null,"expirationDate":"2026-09-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"364212","type":"Food Preparing and Serving","businessName":"SHAUN MOORE (ROONEYS HOAGIES)","legalName":"SHAUN MOORE","issuedDate":"2006-04-13","latestIssueDate":"2009-11-19","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199137","type":"Food Establishment, Retail Permanent Location","businessName":"ANGELA TRUSKO (T/A  TV'S MARKET)","legalName":"ANGELA TRUSKO","issuedDate":"2004-05-16","latestIssueDate":"2004-05-16","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #479889: COMPLETED.","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 9 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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 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":"6 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 29, 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 Establishment, Retail Permanent Location #199137: Inactive since Dec 22, 2012; Food Preparing and Serving #364212: Inactive since Dec 22, 2012; Food Preparing and Serving #948137: Inactive since May 31, 2026","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":"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 and appears related-party/family-held.","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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jul 17, 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/"}]}