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REPAIR","latestInvestigationDate":"2026-07-20","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855521928&hash=EB98547B77C7890A135048F68EF6463384EF1214C764C1E7397AA252220B4325"},{"number":"VI-2024-090374","date":"2024-11-04","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-20","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855521928&hash=EB98547B77C7890A135048F68EF6463384EF1214C764C1E7397AA252220B4325"},{"number":"VI-2024-090357","date":"2024-11-05","code":"F-105.9.3","title":"FIRE ALARM/DETECTION SYSTEMS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-20","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855521928&hash=EB98547B77C7890A135048F68EF6463384EF1214C764C1E7397AA252220B4325"}]},{"number":"CF-2024-117731","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-11-05","completedDate":null,"noticeUrl":null,"violations":[{"number":"VI-2024-090329","date":"2024-11-04","code":"9-4902","title":"PROHIBITION AGAINST SINGLE-USE PLASTIC BAGS","status":"SVN ISSUED","resolutionDate":"2024-11-05","resolution":"SVN ISSUED","latestInvestigationDate":"2024-11-05","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2025-120985","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL NUISANCE PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-11-04","completedDate":null,"noticeUrl":null,"violations":[{"number":"VI-2025-087214","date":"2025-11-04","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-01-21","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-087212","date":"2025-11-04","code":"A-301.1/65","title":"NEW USE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-01-21","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-087213","date":"2025-11-04","code":"A-701.1/1","title":"OCCUPIED W/O TCO OR CO","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-01-21","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-087223","date":"2025-11-04","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-01-21","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-087226","date":"2025-11-04","code":"F-604.1","title":"ABATEMENT OF ELECTRICAL HAZARDS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-01-21","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-087227","date":"2025-11-04","code":"F-1010.1.9.5","title":"BOLT LOCKS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-01-21","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-087229","date":"2025-11-04","code":"F-604.4","title":"MULTIPLUG ADAPTORS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-01-21","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-087232","date":"2025-11-04","code":"F-1104.26","title":"MEANS OF EGRESS DOOR OPERATION & LOCKS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-01-21","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-087215","date":"2025-11-04","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-01-21","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-087221","date":"2025-11-04","code":"F-904.5.1","title":"WET CHEMICAL SYSTEM TEST\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-01-21","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2008,"n":8,"worst":null},{"y":2024,"n":20,"worst":null},{"y":2025,"n":10,"worst":null}],"investigations":[{"caseNumber":"144502","date":"2008-01-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"144502","date":"2008-03-06","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"172285","date":"2008-07-30","type":"BC INSP","status":"FAILED"},{"caseNumber":"172285","date":"2008-08-29","type":"BC INSP","status":"PASSED"},{"caseNumber":"182422","date":"2008-10-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"182422","date":"2009-01-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"182422","date":"2009-01-16","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2024-117731","date":"2024-11-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-117723","date":"2024-11-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-117723","date":"2024-12-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-117723","date":"2025-02-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-120985","date":"2025-11-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-120985","date":"2025-11-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-120985","date":"2025-12-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-120985","date":"2026-01-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-117723","date":"2026-04-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-117723","date":"2026-07-20","type":null,"status":"FAILED"}],"inspYears":[{"y":2008,"fails":3,"passes":2},{"y":2009,"fails":1,"passes":1},{"y":2024,"fails":3,"passes":0},{"y":2025,"fails":4,"passes":0},{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.011639002724024,"lng":-75.15588115252093,"geom":{"type":"Polygon","coordinates":[[[-75.155834776,40.011715871],[-75.155870523,40.011555577],[-75.155928139,40.011563053],[-75.155890854,40.01172299],[-75.155834776,40.011715871]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":null,"lotArea":966,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 26932, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":68800,"taxable":68800,"land":5938,"improvement":62862,"taxableLand":5938,"taxableImprovement":62862,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":68800,"taxable":68800,"land":5938,"improvement":62862,"taxableLand":5938,"taxableImprovement":62862,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":46200,"taxable":46200,"land":9240,"improvement":36960,"taxableLand":9240,"taxableImprovement":36960,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":47500,"taxable":47500,"land":9500,"improvement":38000,"taxableLand":9500,"taxableImprovement":38000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":47900,"taxable":47900,"land":9580,"improvement":38320,"taxableLand":9580,"taxableImprovement":38320,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":47900,"taxable":47900,"land":9580,"improvement":38320,"taxableLand":9580,"taxableImprovement":38320,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":47900,"taxable":47900,"land":9580,"improvement":38320,"taxableLand":9580,"taxableImprovement":38320,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":64300,"taxable":64300,"land":12860,"improvement":51440,"taxableLand":12860,"taxableImprovement":51440,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":64300,"taxable":64300,"land":12860,"improvement":51440,"taxableLand":12860,"taxableImprovement":51440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":78200,"taxable":78200,"land":15640,"improvement":62560,"taxableLand":15640,"taxableImprovement":62560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":78200,"taxable":78200,"land":15640,"improvement":62560,"taxableLand":15640,"taxableImprovement":62560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":78500,"taxable":78500,"land":15700,"improvement":62800,"taxableLand":15700,"taxableImprovement":62800,"exemptLand":0,"exemptImprovement":0}],"taxNow":1095,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"133650","date":"2008-02-20","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-03-13","scope":"CHANGE SECURITY GATE, APPLY TILE TO FRONT OF BUILDING (1ST FLOOR)"},{"number":"135583","date":"2008-02-29","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2009-03-01","scope":"APPLY TILE TO FLOORS AND WALLS, STUCCO REAR WALL"},{"number":"173925","date":"2008-08-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-08-28","scope":"LEGALIZE 2ND FLOOR NAIL SALON AND SINAGE. NO CHANGE TO 1ST FLOOR."},{"number":"185406","date":"2008-12-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2009-06-02","scope":"CERTIFICATE OF OCCUPANCY FOR 2ND FLOOR BUSINESS."},{"number":"201418","date":"2009-05-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-05-29","scope":"CREATE SEPARATE EXTERIOR ENTRANCE FOR ACCESS TO 2ND FLOOR."},{"number":"ZP-2025-012954","date":"2026-01-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"AP-2026-000438","date":"2026-01-24","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"FOR THE DOCUMENTATION OF A CERTIFICATE OF OCCUPANCY FOR A RETAIL SALE OF FOOD, BEVERAGES, AND GROCERIES AT FIRST FLOOR. ********************************NO WORK APPROVED ON THIS PERMIT. **************************************"}],"storyTag":"Improved","storyDelta":0.07,"timeline":[{"y":2009,"k":"permit","w":"Major alteration"},{"y":2009,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2009,"k":"sale","p":40000},{"y":2021,"k":"sale","p":110000},{"y":2021,"k":"sale","p":80000},{"y":2024,"k":"viol","w":"20 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"viol","w":"10 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×4"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"204946","type":"Food Preparing and Serving","status":"Inactive","businessName":"BESA INC","legalName":"BESA INC","address":"1703 W BUTLER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2001-05-31","latestIssueDate":"2001-05-31","expirationDate":"2002-04-30","inactiveDate":null},{"number":"203983","type":"Food Preparing and Serving","status":"Inactive","businessName":"EUGENE ROYSTER JR (ROYSTER'S)","legalName":"EUGENE ROYSTER JR","address":"1703 W BUTLER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"450007","type":"Food Preparing and Serving","status":"Inactive","businessName":"NGUYEN HUONG TRAN (DBA:ROSIE CITY DINER)","legalName":"NGUYEN HUONG TRAN","address":"1703 W BUTLER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-06-27","latestIssueDate":"2008-06-27","expirationDate":"2010-04-30","inactiveDate":"2012-12-22"},{"number":"485728","type":"Food Preparing and Serving","status":"Inactive","businessName":"MEI YUN GUO (WANG WANG RESTAURANT)","legalName":"MEI YUN GUO","address":"1703 W BUTLER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-10-16","latestIssueDate":"2020-04-22","expirationDate":"2021-04-30","inactiveDate":"2021-06-29"},{"number":"909451","type":"Food Preparing and Serving","status":"Inactive","businessName":"W-Butler Mini Mart Inc","legalName":"W-Butler Mini Mart Inc","address":"1703 W BUTLER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-10-27","latestIssueDate":"2022-10-27","expirationDate":"2023-10-26","inactiveDate":"2023-12-25"},{"number":"0970219","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"BROOKLYN BROS HALAL FOOD INC","legalName":"BROOKLYN BROS HALAL FOOD INC","address":"1703 W BUTLER ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2025-01-27","latestIssueDate":"2025-01-27","expirationDate":"2026-01-26","inactiveDate":"2026-03-27"},{"number":"0990332","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"BROOKLYN BROS HALAL FOOD 1 LLC","legalName":"BROOKLYN BROS HALAL FOOD 1 LLC","address":"1703 W BUTLER ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2025-10-02","latestIssueDate":"2025-10-02","expirationDate":"2026-10-01","inactiveDate":null}],"licenseActivity":[{"number":"0990332","type":"Food Establishment, Retail Permanent Location","businessName":"BROOKLYN BROS HALAL FOOD 1 LLC","legalName":"BROOKLYN BROS HALAL FOOD 1 LLC","issuedDate":"2025-10-02","latestIssueDate":"2025-10-02","closureDate":null,"expirationDate":"2026-10-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0970219","type":"Food Establishment, Retail Permanent Location","businessName":"BROOKLYN BROS HALAL FOOD INC","legalName":"BROOKLYN BROS HALAL FOOD INC","issuedDate":"2025-01-27","latestIssueDate":"2025-01-27","closureDate":"2026-03-27","expirationDate":"2026-01-26","inactiveDate":"2026-03-27","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"909451","type":"Food Preparing and Serving","businessName":"W-Butler Mini Mart Inc","legalName":"W-Butler Mini Mart Inc","issuedDate":"2022-10-27","latestIssueDate":"2022-10-27","closureDate":"2023-12-25","expirationDate":"2023-10-26","inactiveDate":"2023-12-25","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"485728","type":"Food Preparing and Serving","businessName":"MEI YUN GUO (WANG WANG RESTAURANT)","legalName":"MEI YUN GUO","issuedDate":"2009-10-16","latestIssueDate":"2020-04-22","closureDate":"2021-06-29","expirationDate":"2021-04-30","inactiveDate":"2021-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"450007","type":"Food Preparing and Serving","businessName":"NGUYEN HUONG TRAN (DBA:ROSIE CITY DINER)","legalName":"NGUYEN HUONG TRAN","issuedDate":"2008-06-27","latestIssueDate":"2008-06-27","closureDate":"2012-12-22","expirationDate":"2010-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203983","type":"Food Preparing and Serving","businessName":"EUGENE ROYSTER JR (ROYSTER'S)","legalName":"EUGENE ROYSTER JR","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204946","type":"Food Preparing and Serving","businessName":"BESA INC","legalName":"BESA INC","issuedDate":"2001-05-31","latestIssueDate":"2001-05-31","closureDate":"2002-04-30","expirationDate":"2002-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","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":["28 open L&I violations","failed L&I inspection activity in 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #173925: COMPLETED. The history also contains “OCCUPIED W/O TCO OR CO.”","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 135583 (EXPIRED), AP-2026-000438 (Issued). 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":"28 open L&I violations","finding":"38 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":"14 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 20, 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 #204946: Inactive; Food Preparing and Serving #203983: Inactive; Food Preparing and Serving #450007: Inactive since Dec 22, 2012; Food Preparing and Serving #485728: Inactive since Jun 29, 2021","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/"}]}