{"asOf":"2026-07-24T23:37:01.296Z","block":"6100-6199 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6100-6199-germantown-ave","address":"6108-10 GERMANTOWN AVE","parcelNumber":"871602065","source":"https://property.phila.gov/?p=871602065","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"818","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"TWIN MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"6108-10 GERMANTOWN AVENUE LLC","coOwner":null,"marketValue":564700,"landAssessment":112900,"improvementAssessment":451800,"livableArea":9572,"yearBuilt":1925,"lastSale":{"price":736136,"date":"2022-06-29T04:00:00Z"},"openViolations":6,"violations":[{"number":"1981887","date":"2011-02-16","code":"FC-703.1/1","title":"FIRE-MAINTAIN ASSEMBLY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1981886","date":"2011-02-16","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1981885","date":"2011-02-16","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4647293","date":"2018-04-19","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4819980","date":"2018-09-22","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"4971545","date":"2019-03-12","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-068570","date":"2025-09-03","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-068571","date":"2025-09-03","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-068572","date":"2025-09-03","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-068573","date":"2025-09-03","code":"PM15-402.2/1","title":"LIGHT- NON-RESIDENTIAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-068574","date":"2025-09-03","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-068575","date":"2025-09-03","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"266592","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2011-02-17","completedDate":"2011-03-07","violations":[{"number":"1981887","date":"2011-02-16","code":"FC-703.1/1","title":"FIRE-MAINTAIN ASSEMBLY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1981886","date":"2011-02-16","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1981885","date":"2011-02-16","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"629779","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2018-04-20","completedDate":"2018-09-22","violations":[{"number":"4647293","date":"2018-04-19","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"656185","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2018-09-22","completedDate":"2019-03-12","violations":[{"number":"4819980","date":"2018-09-22","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"676031","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2019-03-12","completedDate":"2019-10-22","violations":[{"number":"4971545","date":"2019-03-12","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-094429","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-09-02","completedDate":null,"violations":[{"number":"VI-2025-068570","date":"2025-09-03","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-068571","date":"2025-09-03","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-068572","date":"2025-09-03","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-068573","date":"2025-09-03","code":"PM15-402.2/1","title":"LIGHT- NON-RESIDENTIAL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-068574","date":"2025-09-03","code":"PM15-604.3","title":"ELECTRICAL- HAZARD","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-068575","date":"2025-09-03","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":3,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2019,"n":1,"worst":null},{"y":2025,"n":6,"worst":null}],"investigations":[{"caseNumber":"266592","date":"2011-02-17","type":"CI INSP","status":"FAILED"},{"caseNumber":"266592","date":"2011-02-17","type":"CI INSP","status":"PASSED"},{"caseNumber":"629779","date":"2018-03-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"629779","date":"2018-09-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"656185","date":"2018-09-22","type":"BC INSP","status":"FAILED"},{"caseNumber":"656185","date":"2019-03-11","type":"BC INSP","status":"PASSED"},{"caseNumber":"676031","date":"2019-03-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"676031","date":"2019-08-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2025-094429","date":"2025-09-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-094429","date":"2025-10-31","type":null,"status":"FAILED"}],"inspYears":[{"y":2011,"fails":1,"passes":1},{"y":2018,"fails":2,"passes":1},{"y":2019,"fails":1,"passes":2},{"y":2025,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.040570559449854,"lng":-75.17914013782463,"geom":{"type":"Polygon","coordinates":[[[-75.179221117,40.040375875],[-75.17937876,40.04047065],[-75.179114829,40.040721547],[-75.179021278,40.04076377],[-75.178907255,40.040622384],[-75.179027967,40.040556671],[-75.179221117,40.040375875]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-014658","type":"Fire Alarm Certification","inspectionDate":"2021-07-27","result":"Certified","expirationDate":"2022-07-27","buildingId":"1138124"},{"number":"BC-2022-017089","type":"Fire Alarm Certification","inspectionDate":"2022-10-19","result":"Certified","expirationDate":"2023-10-19","buildingId":"1138124"},{"number":"BC-2023-017345","type":"Fire Alarm Certification","inspectionDate":"2023-08-23","result":"Certified","expirationDate":"2024-08-23","buildingId":"1138124"},{"number":"BC-2024-021082","type":"Fire Alarm Certification","inspectionDate":"2023-10-18","result":"Certified","expirationDate":"2024-10-18","buildingId":"1138124"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":null,"lotArea":8135,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"1835 MARKET ST STE 1215, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"6108 IS CURRENTLY LEASED AND USED AS A RESTAURANT AND HAS BEEN FOR DECADES. 6110 IS LEASED AND USED AS A DAYCARE AND HAS BEEN USED AS A DAYCARE FOR SEVERAL YEARS.","status":"OPEN","outcome":"MOOT","date":"2019-06-25","number":"35449","relatedPermit":"656185"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":370400,"taxable":370400,"land":51475,"improvement":318925,"taxableLand":51475,"taxableImprovement":318925,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":370400,"taxable":370400,"land":51475,"improvement":318925,"taxableLand":51475,"taxableImprovement":318925,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":448500,"taxable":448500,"land":89700,"improvement":358800,"taxableLand":89700,"taxableImprovement":358800,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":461900,"taxable":461900,"land":92380,"improvement":369520,"taxableLand":92380,"taxableImprovement":369520,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":466500,"taxable":466500,"land":93300,"improvement":373200,"taxableLand":93300,"taxableImprovement":373200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":466500,"taxable":466500,"land":93300,"improvement":373200,"taxableLand":93300,"taxableImprovement":373200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":466500,"taxable":466500,"land":93300,"improvement":373200,"taxableLand":93300,"taxableImprovement":373200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":445400,"taxable":445400,"land":89080,"improvement":356320,"taxableLand":89080,"taxableImprovement":356320,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":445400,"taxable":445400,"land":89080,"improvement":356320,"taxableLand":89080,"taxableImprovement":356320,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":466400,"taxable":466400,"land":93280,"improvement":373120,"taxableLand":93280,"taxableImprovement":373120,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":466400,"taxable":466400,"land":93280,"improvement":373120,"taxableLand":93280,"taxableImprovement":373120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":564700,"taxable":564700,"land":112900,"improvement":451800,"taxableLand":112900,"taxableImprovement":451800,"exemptLand":0,"exemptImprovement":0}],"taxNow":6529,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"319687","date":"2011-01-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-01-07","scope":"ZONING FOR 1ST FL FOR CHILD CARE, 30 CHILDREN , 10 UNDER THE AGE OF 2 1/2 YRS, PREP & SERVING OF COLD FOOD"},{"number":"320020","date":"2011-02-07","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-02-10","scope":"C/O FOR DAYCARE"},{"number":"872152","date":"2018-04-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-06-10","scope":"ON AN EXISTING 600AMP SERVICE,ADD A NEW PECO METER 120/240 1PH WITH A NEW LOADCENTER FOR A 100AMP HOUSE PANEL FOR BASEMENT,ENTRANCE LIGHTING AND FIRE ALARM AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"974123","date":"2019-05-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-05-13","scope":"FOR USE AS AN EATING AND DRINKING ESTABLISHMENT (SIT DOWN RESTAURANT) IN AN EXISTING STRUCTURE."},{"number":"ZP-2024-002999","date":"2024-05-31","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR A LOT ADJUSTMENT TO CREATE THREE (3) LOTS (PARCEL A, B, & C) FROM THREE (3) EXISTING LOTS (6108-10, 6112, 6114-16 GERMANTOWN AVE). SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"GM-2026-006077","date":"2026-07-10","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Issued","completedDate":null,"scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"GM-2026-006075","date":"2026-07-10","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Issued","completedDate":null,"scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"appeal","w":"Appeal moot"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2024,"k":"permit","w":"Lot Line Relocation"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"permit","w":"Roof Covering Replacement"},{"y":2026,"k":"permit","w":"Roof Covering Replacement"}],"rented":false,"licenses":[{"number":"209287","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"6108-10 GERMANTOWN INC","legalName":"6108-10 GERMANTOWN INC","address":"6108-10 GERMANTOWN AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2002-07-31","latestIssueDate":"2002-07-31","expirationDate":"2003-04-30","inactiveDate":null},{"number":"663240","type":"Food Preparing and Serving","status":"Active","businessName":"ALL THE WAY LIVE LLC","legalName":"ALL THE WAY LIVE LLC","address":"6108-10 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-05-05","latestIssueDate":"2026-05-21","expirationDate":"2027-04-30","inactiveDate":null},{"number":"718913","type":"Food Preparing and Serving","status":"Inactive","businessName":"LITTLE SPROUTS LEARNING CENTER","legalName":" LITTLE SPROUTS LEARNING CENTER","address":"6108-10 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-11-07","latestIssueDate":"2017-12-04","expirationDate":"2018-11-06","inactiveDate":"2019-01-05"}],"licenseActivity":[{"number":"718913","type":"Food Preparing and Serving","businessName":"LITTLE SPROUTS LEARNING CENTER","legalName":" LITTLE SPROUTS LEARNING CENTER","issuedDate":"2016-11-07","latestIssueDate":"2017-12-04","closureDate":"2019-01-05","expirationDate":"2018-11-06","inactiveDate":"2019-01-05","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"663240","type":"Food Preparing and Serving","businessName":"ALL THE WAY LIVE LLC","legalName":"ALL THE WAY LIVE LLC","issuedDate":"2015-05-05","latestIssueDate":"2026-05-21","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"209287","type":"Food Preparing and Serving (30+ SEATS)","businessName":"6108-10 GERMANTOWN INC","legalName":"6108-10 GERMANTOWN INC","issuedDate":"2002-07-31","latestIssueDate":"2002-07-31","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["6 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."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["3 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #35449: OPEN · MOOT; related permit 656185. Use permit #319687: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-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: GM-2026-006077 (Issued), GM-2026-006075 (Issued).","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":"6 open L&I violations","finding":"12 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Oct 18, 2024","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-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":"6 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Oct 31, 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 Preparing and Serving (30+ SEATS) #209287: Inactive; Food Preparing and Serving #718913: Inactive since Jan 5, 2019","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/"}]}