{"asOf":"2026-07-24T01:28:14.127Z","block":"1300-1399 POINT BREEZE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1300-1399-point-breeze-ave","address":"1323 POINT BREEZE AVE","parcelNumber":"871548070","source":"https://property.phila.gov/?p=871548070","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"KE XIAOFENG","coOwner":null,"marketValue":240000,"landAssessment":48000,"improvementAssessment":192000,"livableArea":2400,"yearBuilt":1923,"lastSale":{"price":10,"date":"2016-04-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"3229627","date":"2014-05-17","code":"FC-901.4/4","title":"FIRE EQUIP-REMOVE IF 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STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4322183","date":"2017-05-20","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4322182","date":"2017-05-20","code":"PM15-304.1A","title":"EXTERIOR STRUCT UNSAFE COND 1","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4332100","date":"2017-05-31","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4478249","date":"2017-10-12","code":"A-302.2/1","title":"PERMB- EXP'D ACTIVITY UNLAWFUL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4478251","date":"2017-10-12","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4478250","date":"2017-10-12","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"432145","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-05-19","completedDate":"2014-07-29","violations":[{"number":"3229627","date":"2014-05-17","code":"FC-901.4/4","title":"FIRE EQUIP-REMOVE IF DISCONT¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3229628","date":"2014-05-17","code":"FC-907.3/1","title":"FA-INSTALL REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3229630","date":"2014-05-17","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3229629","date":"2014-05-17","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3229632","date":"2014-05-17","code":"PM-407.2/2","title":"ELEC-SYSTEM HAZARDOUS-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3229631","date":"2014-05-17","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"584752","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-05-20","completedDate":"2017-09-22","violations":[{"number":"4322181","date":"2017-05-20","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4322183","date":"2017-05-20","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4322182","date":"2017-05-20","code":"PM15-304.1A","title":"EXTERIOR STRUCT UNSAFE COND 1","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"586090","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-05-31","completedDate":"2017-11-29","violations":[{"number":"4332100","date":"2017-05-31","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"607972","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-10-12","completedDate":"2017-11-02","violations":[{"number":"4478249","date":"2017-10-12","code":"A-302.2/1","title":"PERMB- EXP'D ACTIVITY UNLAWFUL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4478251","date":"2017-10-12","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4478250","date":"2017-10-12","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":6,"worst":null},{"y":2017,"n":7,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"51307","date":"2006-02-24","type":"BC INSP","status":"FAILED"},{"caseNumber":"51307","date":"2006-04-21","type":"BC INSP","status":"PASSED"},{"caseNumber":"81105","date":"2006-09-20","type":"BC INSP","status":"FAILED"},{"caseNumber":"81105","date":"2006-10-26","type":"BC INSP","status":"PASSED"},{"caseNumber":"432145","date":"2014-05-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"432145","date":"2014-06-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"432145","date":"2014-07-29","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"584752","date":"2017-05-20","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"586090","date":"2017-05-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"584752","date":"2017-09-22","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"607972","date":"2017-10-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"607972","date":"2017-10-20","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"586090","date":"2017-11-29","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":2},{"y":2014,"fails":2,"passes":1},{"y":2017,"fails":3,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93493908606353,"lng":-75.17882313105575,"geom":{"type":"Polygon","coordinates":[[[-75.178658517,39.934921047],[-75.178667083,39.93488447],[-75.178814145,39.934897713],[-75.178975154,39.934979004],[-75.178939325,39.935015035],[-75.178789731,39.93493587],[-75.178658517,39.934921047]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":1540,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1323 POINT BREEZE AVE, PHILADELPHIA PA, 19146","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":189500,"taxable":174500,"land":17565,"improvement":171935,"taxableLand":17565,"taxableImprovement":156935,"exemptLand":0,"exemptImprovement":15000},{"y":2017,"v":189500,"taxable":189500,"land":17565,"improvement":171935,"taxableLand":17565,"taxableImprovement":171935,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":116800,"taxable":116800,"land":23360,"improvement":93440,"taxableLand":23360,"taxableImprovement":93440,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":120300,"taxable":120300,"land":24060,"improvement":96240,"taxableLand":24060,"taxableImprovement":96240,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":121500,"taxable":121500,"land":24300,"improvement":97200,"taxableLand":24300,"taxableImprovement":97200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":121500,"taxable":121500,"land":24300,"improvement":97200,"taxableLand":24300,"taxableImprovement":97200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":121500,"taxable":121500,"land":24300,"improvement":97200,"taxableLand":24300,"taxableImprovement":97200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":186700,"taxable":186700,"land":37340,"improvement":149360,"taxableLand":37340,"taxableImprovement":149360,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":186700,"taxable":186700,"land":37340,"improvement":149360,"taxableLand":37340,"taxableImprovement":149360,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":191500,"taxable":191500,"land":38300,"improvement":153200,"taxableLand":38300,"taxableImprovement":153200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":191500,"taxable":191500,"land":38300,"improvement":153200,"taxableLand":38300,"taxableImprovement":153200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":240000,"taxable":240000,"land":48000,"improvement":192000,"taxableLand":48000,"taxableImprovement":192000,"exemptLand":0,"exemptImprovement":0}],"taxNow":2681,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"791560","date":"2017-06-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"RESOLVE L+I CASE# 584752 TO REPAIR ROOF & FLOOR FRAMING DUE TO FIRE DAMAGE PER APPROVED PLANS. SEPARATE PERMIT REQ'D FOR ANY EQUIPMENT REPLACEMENT & INTERIOR WORK NOT ASSOCIATED WITH REPAIR. WORK MUST BEGIN WITHIN TEN (10) DAYS & CONTINUE UNTIL THE STRUCTURE IS DEEMED SAFE BY THE DEPT. FAILURE TO COMPLY WILL RENDER THIS PERMIT INVALID & RESULTS IN FINES &/OR PROSECUTION &/OR ABATEMENT OF THE UNSAFE CONDITION BY THE CITY AT THE OWNER'S EXPENSE. METHODS OF PROTECTION OF THE PUBLIC WAY & ADJACENT STRUCTURES ARE TO BE IMPLEMENTED IMMEDIATELY. CONTACT 215-686-2582 FOR INSPECTION."},{"number":"826463","date":"2017-12-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-05-01","scope":"FOR LEVEL I ALTERATIONS TO AN EXISTING LAUNDROMAT AND SINGLE FAMILY DWELLING. ALTERATIONS TO INCLUDE THE INSTALLATION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHING THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK."},{"number":"844870","date":"2018-01-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-05-01","scope":"REPAIR SECOND FLOOR TOILET, SHOWER, LAV SINK, KITCHEN SINK, GARBAGE DISPOSAL & REPAIR FIRST FLOOR TOILET & LAV SINK THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"844876","date":"2018-01-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-26","scope":"REPAIR FIRST FLOOR LIGHT FIXTURES, OUTLETS, SWITCHES, REPAIR SECOND FLOOR LIGHT FIXTURES, OUTLETS, SWITCHES AS PER NEC 2008 SOUTH DISTRICT AND REPLACE FIRE ALARM SMOKE DETECTOR AND HEAT DETECTOR # 135 (**MUST BE OF THE SAME KIND NO ADD'L WIRING AS PER NFPA 72"},{"number":"846981","date":"2018-01-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-01","scope":"INSTALL SEPERATE EXHAUST VENT FOR 7 COMMERCIAL CLOTHES DRYERS AS PER IMC AND MANUFACTURERS INSTALTION INSTRUCTIONS"}],"storyTag":"Improved","storyDelta":5.48,"timeline":[{"y":2004,"k":"sale","p":25000},{"y":2006,"k":"sale","p":162000},{"y":2006,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2014,"k":"viol","w":"6 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"viol","w":"7 L&I violations incl UNSAFE STRUCTURE"},{"y":2017,"k":"insp","w":"L&I: 3 failed, 3 passed"},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Mechanical"}],"rented":false,"licenses":[{"number":"199103","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"SIEK NGIM TAING","legalName":"SIEK NGIM TAING","address":"1323 POINT BREEZE AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2002-06-03","latestIssueDate":"2002-06-03","expirationDate":"2003-04-30","inactiveDate":null},{"number":"200737","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"HAN NIAN ZHOU","legalName":"HAN NIAN ZHOU","address":"1323 POINT BREEZE AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-06-02","latestIssueDate":"2004-06-02","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"200744","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"JENNIE POENG (SUPER STAR RESTAURANT)","legalName":"JENNIE POENG","address":"1323 POINT BREEZE AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-09-10","latestIssueDate":"2006-05-11","expirationDate":"2007-04-30","inactiveDate":"2006-09-13"},{"number":"384388","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"HUA BAO KE (SUPERSTAR LAUNDROMAT II)","legalName":"HUA BAO KE","address":"1323 POINT BREEZE AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2006-09-13","latestIssueDate":"2015-04-22","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"703113","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"XIAOFENG KE (Superstar Laundromat)","legalName":"XIAOFENG KE","address":"1323 POINT BREEZE AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2016-05-26","latestIssueDate":"2026-05-04","expirationDate":"2027-05-25","inactiveDate":null}],"licenseActivity":[{"number":"703113","type":"Food Establishment, Retail Permanent Location","businessName":"XIAOFENG KE (Superstar Laundromat)","legalName":"XIAOFENG KE","issuedDate":"2016-05-26","latestIssueDate":"2026-05-04","closureDate":null,"expirationDate":"2027-05-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"384388","type":"Food Establishment, Retail Permanent Location","businessName":"HUA BAO KE (SUPERSTAR LAUNDROMAT II)","legalName":"HUA BAO KE","issuedDate":"2006-09-13","latestIssueDate":"2015-04-22","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"200744","type":"Food Establishment, Retail Permanent Location","businessName":"JENNIE POENG (SUPER STAR RESTAURANT)","legalName":"JENNIE POENG","issuedDate":"2004-09-10","latestIssueDate":"2006-05-11","closureDate":"2006-09-13","expirationDate":"2007-04-30","inactiveDate":"2006-09-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"200737","type":"Food Establishment, Retail Permanent Location","businessName":"HAN NIAN ZHOU","legalName":"HAN NIAN ZHOU","issuedDate":"2004-06-02","latestIssueDate":"2004-06-02","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199103","type":"Food Establishment, Retail Permanent Location","businessName":"SIEK NGIM TAING","legalName":"SIEK NGIM TAING","issuedDate":"2002-06-03","latestIssueDate":"2002-06-03","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 54% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $121,500 to $186,700","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 791560 (EXPIRED).","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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 13 historical violations across 4 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-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, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 29, 2017.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #199103: Inactive; Food Establishment, Retail Permanent Location #200737: Inactive since Dec 22, 2012; Food Establishment, Retail Permanent Location #200744: Inactive since Sep 13, 2006; Food Establishment, Retail Permanent Location #384388: Inactive since Jun 29, 2016","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/"}],"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/"}]}