{"asOf":"2026-07-28T23:39:49.108Z","block":"2800-2899 N 5TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-n-5th-st","address":"2863 N 5TH ST","parcelNumber":"871101450","source":"https://property.phila.gov/?p=871101450","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":"GIL-REYES ZAMALI","coOwner":null,"marketValue":246600,"landAssessment":49320,"improvementAssessment":197280,"livableArea":4836,"yearBuilt":1920,"lastSale":{"price":1,"date":"2025-03-13T04:00:00Z"},"openViolations":7,"violations":[{"number":"499770","date":"2007-02-22","code":"A-000.0/11","title":"VIOL BC 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CERTIFICATIONS\n","status":"CLOSED","resolutionDate":"2025-04-29","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-003345","date":"2025-01-22","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"CLOSED","resolutionDate":"2025-04-29","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-003346","date":"2025-01-22","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"CLOSED","resolutionDate":"2025-04-29","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-003347","date":"2025-01-22","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"CLOSED","resolutionDate":"2025-04-29","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-003348","date":"2025-01-22","code":"F-1013.6.2","title":"EXIT SIGN ILLUMINATION\n","status":"CLOSED","resolutionDate":"2025-04-29","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-026586","date":"2025-04-29","code":"F-1013.6.2","title":"EXIT SIGN ILLUMINATION\n","status":"COMPLIED","resolutionDate":"2025-08-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026582","date":"2025-04-29","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-026583","date":"2025-04-29","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2025-10-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026584","date":"2025-04-29","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-11-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026585","date":"2025-04-29","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2025-10-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026618","date":"2025-04-29","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2025-08-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-026627","date":"2025-04-29","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"COMPLIED","resolutionDate":"2025-10-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"102719","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-02-23","completedDate":"2007-02-23","violations":[{"number":"499770","date":"2007-02-22","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"217610","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-10-15","completedDate":"2009-12-11","violations":[{"number":"1494690","date":"2009-10-08","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1494689","date":"2009-10-08","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-004387","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-01-22","completedDate":"2025-04-30","violations":[{"number":"VI-2025-003342","date":"2025-01-22","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"COMPLIED","resolutionDate":"2025-03-03","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-003343","date":"2025-01-22","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2025-04-29","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-003344","date":"2025-01-22","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"CLOSED","resolutionDate":"2025-04-29","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-003345","date":"2025-01-22","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"CLOSED","resolutionDate":"2025-04-29","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-003346","date":"2025-01-22","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"CLOSED","resolutionDate":"2025-04-29","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-003347","date":"2025-01-22","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"CLOSED","resolutionDate":"2025-04-29","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-003348","date":"2025-01-22","code":"F-1013.6.2","title":"EXIT SIGN ILLUMINATION\n","status":"CLOSED","resolutionDate":"2025-04-29","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2025-035194","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2025-04-30","completedDate":null,"violations":[{"number":"VI-2025-026586","date":"2025-04-29","code":"F-1013.6.2","title":"EXIT SIGN ILLUMINATION\n","status":"COMPLIED","resolutionDate":"2025-08-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026582","date":"2025-04-29","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-026583","date":"2025-04-29","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2025-10-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026584","date":"2025-04-29","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-11-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026585","date":"2025-04-29","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2025-10-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-026618","date":"2025-04-29","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2025-08-20","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-026627","date":"2025-04-29","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"COMPLIED","resolutionDate":"2025-10-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2009,"n":2,"worst":null},{"y":2025,"n":14,"worst":null}],"investigations":[{"caseNumber":"102719","date":"2007-02-22","type":"BC INSP","status":"PASSED"},{"caseNumber":"217610","date":"2009-10-08","type":"BC INSP","status":"FAILED"},{"caseNumber":"217610","date":"2009-12-10","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2025-004387","date":"2025-01-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-004387","date":"2025-02-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-004387","date":"2025-04-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-035194","date":"2025-05-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-035194","date":"2025-08-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-035194","date":"2025-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-035194","date":"2025-11-21","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":0,"passes":1},{"y":2009,"fails":1,"passes":1},{"y":2025,"fails":6,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99504293033786,"lng":-75.13927181722548,"geom":{"type":"Polygon","coordinates":[[[-75.139410239,39.995086861],[-75.139090466,39.99504451],[-75.139101106,39.994995087],[-75.139451957,39.995040788],[-75.139441997,39.995091065],[-75.139410239,39.995086861]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":null,"lotArea":1782,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"7119 OXFORD AVE, PHILADELPHIA PA, 19111","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A MULTIFAMILY HOUSEHOLD LIVING (FOUR(4) UNITS) ABOVE AN EXISTING RETAIL FOOD, BEVERAGES, AND GROCERIES ON THE 1ST FLOOR","status":"CLOSED","outcome":"Granted","date":"2017-06-14","number":"30309","relatedPermit":"768742"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":216000,"taxable":186000,"land":13920,"improvement":202080,"taxableLand":13920,"taxableImprovement":172080,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":216000,"taxable":186000,"land":13920,"improvement":202080,"taxableLand":13920,"taxableImprovement":172080,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":168700,"taxable":138700,"land":33740,"improvement":134960,"taxableLand":33740,"taxableImprovement":104960,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":160600,"taxable":120600,"land":32120,"improvement":128480,"taxableLand":32120,"taxableImprovement":88480,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":162200,"taxable":117200,"land":32440,"improvement":129760,"taxableLand":32440,"taxableImprovement":84760,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":162200,"taxable":117200,"land":32440,"improvement":129760,"taxableLand":32440,"taxableImprovement":84760,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":162200,"taxable":117200,"land":32440,"improvement":129760,"taxableLand":32440,"taxableImprovement":84760,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":200400,"taxable":120400,"land":40080,"improvement":160320,"taxableLand":40080,"taxableImprovement":80320,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":200400,"taxable":120400,"land":40080,"improvement":160320,"taxableLand":40080,"taxableImprovement":80320,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":229700,"taxable":229700,"land":45940,"improvement":183760,"taxableLand":45940,"taxableImprovement":183760,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":229700,"taxable":229700,"land":45940,"improvement":183760,"taxableLand":45940,"taxableImprovement":183760,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":246600,"taxable":246600,"land":49320,"improvement":197280,"taxableLand":49320,"taxableImprovement":197280,"exemptLand":0,"exemptImprovement":0}],"taxNow":3215,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"246980","date":"2009-11-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-11-09","scope":"LEGALIZE TWO (2) EXISTING FLATWALL SIGNS ACCESSORY TO A RETAIL GROCERY STORE IN THE FIRST FLOOR."},{"number":"387933","date":"2012-03-20","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2012-04-10","scope":"INSTALLATION OF AN AWNING"},{"number":"768742","date":"2017-07-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-07-27","scope":"USE AS A MULTIFAMILY HOUSEHOLD LIVING (FOUR(4) UNITS) ABOVE AN EXISTING RETAIL FOOD, BEVERAGES, AND GROCERIES ON THE 1ST FLOOR"},{"number":"984553","date":"2019-07-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-07-10","scope":"FOR THE ERECTION OF A ROOF DECK ABOVE THE SECOND FLOOR ROOF ON AN EXISTING ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLANS/ APPLICATION. NO CHANGE IN STRUCTURE SIZE OTHER THAN ROOF DECK. FOR USE AS RETAIL SALES OF FOOD, BEVERAGES, AND GROCERIES ON THE 1ST FLOOR AND MULTI-FAMILY HOUSEHOLD LIVING (FOUR (4) DWELLING UNITS TOTAL) ON THE SECOND AND THIRD FLOOR."},{"number":"1044287","date":"2020-02-28","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2023-08-15","scope":"FOR A CERTIFICATE OF OCCUPANCY FOR AN EXISTING RETAIL SALE OF FOOD BEVERAGES AND GROCERIES AND FOR FOUR DWELLING UNITS. NO ALTERATIONS UNDER THIS PERMIT. SEPARATE PERMIT REQUIRED FOR ANY M.E.P. WORK. ** 2018 IEBC **"}],"storyTag":"Improved","storyDelta":-0.5,"timeline":[{"y":2007,"k":"insp","w":"Inspection passed"},{"y":2009,"k":"viol","w":"2 L&I violations"},{"y":2009,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2009,"k":"permit","w":"Zoning/use"},{"y":2011,"k":"sale","p":40000},{"y":2012,"k":"permit","w":"Sign"},{"y":2017,"k":"appeal","w":"Appeal granted"},{"y":2017,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"viol","w":"14 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 6 failed, 1 passed"}],"rented":false,"licenses":[{"number":"199014","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"YOUNG MORK PARK","legalName":"YOUNG MORK PARK","address":"2863 N 5TH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2000-04-30","latestIssueDate":"2000-04-30","expirationDate":"2001-04-30","inactiveDate":null},{"number":"206441","type":"Food Preparing and Serving","status":"Inactive","businessName":"MARIA GARCED (T/A  MARIAS GROCERY)","legalName":"MARIA GARCED","address":"2863 N 5TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-09-29","latestIssueDate":"2011-04-02","expirationDate":"2012-04-30","inactiveDate":"2012-12-22"},{"number":"581769","type":"Food Preparing and Serving","status":"Inactive","businessName":"MARIA'S GROCERY INC","legalName":"MARIA'S GROCERY INC","address":"2863 N 5TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-01-10","latestIssueDate":"2025-10-09","expirationDate":"2026-04-30","inactiveDate":"2026-06-29"}],"licenseActivity":[{"number":"581769","type":"Food Preparing and Serving","businessName":"MARIA'S GROCERY INC","legalName":"MARIA'S GROCERY INC","issuedDate":"2013-01-10","latestIssueDate":"2025-10-09","closureDate":"2026-06-29","expirationDate":"2026-04-30","inactiveDate":"2026-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"206441","type":"Food Preparing and Serving","businessName":"MARIA GARCED (T/A  MARIAS GROCERY)","legalName":"MARIA GARCED","issuedDate":"2004-09-29","latestIssueDate":"2011-04-02","closureDate":"2012-12-22","expirationDate":"2012-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199014","type":"Food Establishment, Retail Permanent Location","businessName":"YOUNG MORK PARK","legalName":"YOUNG MORK PARK","issuedDate":"2000-04-30","latestIssueDate":"2000-04-30","closureDate":"2001-04-30","expirationDate":"2001-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"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":["7 open L&I violations","failed L&I inspection activity in 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":"Appeal #30309: CLOSED · Granted; related permit 768742. Use permit #246980: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 1044287 (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":"7 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":"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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Nov 21, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #199014: Inactive; Food Preparing and Serving #206441: Inactive since Dec 22, 2012; Food Preparing and Serving #581769: Inactive since Jun 29, 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.","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/"}],"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/"}]}