{"asOf":"2026-07-25T18:31:41.024Z","block":"100-199 MARKET ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-market-st","address":"124 MARKET ST","parcelNumber":"881000296","source":"https://property.phila.gov/?p=881000296","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y70","buildingCodeNew":"806","buildingClass":"STR/OFF+APT 4 STY MASONRY","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartment building","owner":"CARLYLE PHILADELPHIA APAR","coOwner":null,"marketValue":1383800,"landAssessment":138300,"improvementAssessment":1245500,"livableArea":4707,"yearBuilt":1900,"lastSale":{"price":915000,"date":"2012-03-07T05:00:00Z"},"openViolations":9,"violations":[{"number":"VI-2025-099085","date":"2025-12-22","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-03-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-099088","date":"2025-12-22","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-015883","date":"2026-03-19","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-015881","date":"2026-03-19","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-015882","date":"2026-03-19","code":"F-1031.10.1","title":"EMERGENCY LIGHTING ACTIVATION TEST\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-016627","date":"2026-03-23","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-016625","date":"2026-03-23","code":"6-301(4)(A)(.2)","title":"FOOD - SMALL ESTABLISHMENT LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-016626","date":"2026-03-23","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-016628","date":"2026-03-23","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-05-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2025-135818","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-12-22","completedDate":null,"violations":[{"number":"VI-2025-099085","date":"2025-12-22","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-03-19","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-099088","date":"2025-12-22","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-025722","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-03-20","completedDate":null,"violations":[{"number":"VI-2026-015883","date":"2026-03-19","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-015881","date":"2026-03-19","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-015882","date":"2026-03-19","code":"F-1031.10.1","title":"EMERGENCY LIGHTING ACTIVATION TEST\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-026941","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-03-24","completedDate":null,"violations":[{"number":"VI-2026-016627","date":"2026-03-23","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-016625","date":"2026-03-23","code":"6-301(4)(A)(.2)","title":"FOOD - SMALL ESTABLISHMENT LICENSE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-016626","date":"2026-03-23","code":"F-912.4.1","title":"FDC LOCKING CAPS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-016628","date":"2026-03-23","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-05-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2025,"n":2,"worst":null},{"y":2026,"n":7,"worst":null}],"investigations":[{"caseNumber":"CF-2025-135818","date":"2025-12-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-135818","date":"2026-03-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-025722","date":"2026-03-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-026941","date":"2026-03-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-026941","date":"2026-05-26","type":null,"status":"FAILED"}],"inspYears":[{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":4,"passes":0}],"taxOwed":78068.6,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":78068.6,"principalDue":60690.38,"penaltyDue":4053.76,"interestDue":8631.14,"otherChargesDue":4693.32,"yearsOwed":3,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":1650000,"taxableAssessment":1208700,"exemptAbatementAssessment":441300,"homesteadValue":0,"netTaxAfterHomestead":16919.38,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9496025914982,"lng":-75.14325501871852,"geom":{"type":"Polygon","coordinates":[[[-75.143196924,39.949705082],[-75.143242184,39.949504757],[-75.14329462,39.949512106],[-75.143307931,39.949455037],[-75.143320536,39.949456775],[-75.14326167,39.949713663],[-75.143196924,39.949705082]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-018443","type":"Special Hazards Certification","inspectionDate":"2023-08-31","result":"Certified","expirationDate":"2024-08-31","buildingId":"1549999"},{"number":"BC-2024-008254","type":"Fire Alarm Certification","inspectionDate":"2024-01-26","result":"Certified","expirationDate":"2025-01-26","buildingId":"1549999"},{"number":"BC-2024-020501","type":"Sprinkler Certification","inspectionDate":"2024-06-26","result":"Certified","expirationDate":"2025-06-26","buildingId":"1549999"},{"number":"BC-2025-016467","type":"Special Hazards Certification","inspectionDate":"2025-06-18","result":"Certified","expirationDate":"2026-06-18","buildingId":"1549999"},{"number":"BC-2026-018691","type":"Sprinkler Certification","inspectionDate":"2026-06-24","result":"Certified","expirationDate":"2027-06-24","buildingId":"1549999"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19106","beds":null,"baths":null,"stories":4,"lotArea":1446,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"340 E 46TH ST, NEW YORK NY, 10017","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":1650000,"taxable":1208700,"land":165000,"improvement":1485000,"taxableLand":165000,"taxableImprovement":1043700,"exemptLand":0,"exemptImprovement":441300},{"y":2024,"v":1650000,"taxable":1208700,"land":165000,"improvement":1485000,"taxableLand":165000,"taxableImprovement":1043700,"exemptLand":0,"exemptImprovement":441300},{"y":2025,"v":1650000,"taxable":1208700,"land":165000,"improvement":1485000,"taxableLand":165000,"taxableImprovement":1043700,"exemptLand":0,"exemptImprovement":441300},{"y":2026,"v":1650000,"taxable":1208700,"land":165000,"improvement":1485000,"taxableLand":165000,"taxableImprovement":1043700,"exemptLand":0,"exemptImprovement":441300},{"y":2027,"v":1383800,"taxable":1013672,"land":138300,"improvement":1245500,"taxableLand":138300,"taxableImprovement":875372,"exemptLand":0,"exemptImprovement":370128}],"taxNow":16919,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2024-007290","date":"2024-08-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2024-004346","date":"2024-08-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-08-07","scope":"FOR LEVEL II ALTERATIONS TO THE FIRST FLOOR OF AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS EATING AND DRINKING ESTABLISHMENTS-SIT DOWN RESTAURANT. ALL WORK TO BE DONE PER APPROVED PLANS AND DOCUMENTATION. ***************** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ******************************************"},{"number":"EP-2024-009143","date":"2024-09-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-20","scope":"Install outlets, switches and lights from existing 200 amp panel in 1st floor commercial unit"},{"number":"PP-2024-013186","date":"2024-11-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-17","scope":"we will add and modify some existing plumbing fixtures. the fixtures are 3 sinks, indirect waste for a coffee machine, ice machine and gelato machine. we will add a 3-compartment sink with a grease trap in the kitchen."},{"number":"FP-2025-001261","date":"2025-06-12","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-07-17","scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Install kitchen fire system to cover cooking equipment"},{"number":"MP-2024-004432","date":"2025-06-16","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-07-17","scope":"FOR THE INSTALLATION OF ONE (1) 8'-0\" HOOD FOR A RESTAURANT WITH EXHAUST FAN AND A MAKE UP AIR FAN WITH ASSOCIATED DUCTWORK, ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ** SEPARATE FIRE SUPPRESSION PERMIT REQUIRED FOR FIRE EXTINGUISHING SYSTEM**"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"sale","p":915000},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"viol","w":"7 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×4"}],"rented":false,"licenses":[{"number":"209929","type":"Sidewalk Cafe","status":"Inactive","businessName":"ALASKA WAFFLE HOUSE LLC","legalName":"ALASKA WAFFLE HOUSE LLC","address":"124 MARKET ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2004-07-01","latestIssueDate":"2004-07-01","expirationDate":"2005-06-30","inactiveDate":null},{"number":"206272","type":"Food Preparing and Serving","status":"Inactive","businessName":"ALASKA WAFFLE HOUSE LLC","legalName":"ALASKA WAFFLE HOUSE LLC","address":"124 MARKET ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-01-25","latestIssueDate":"2015-07-09","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"318613","type":"Sidewalk Cafe","status":"Inactive","businessName":"ALASKA WAFFLE HOUSE LLC","legalName":"ALASKA WAFFLE HOUSE LLC","address":"124 MARKET ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2005-05-16","latestIssueDate":"2015-07-09","expirationDate":"2016-06-30","inactiveDate":"2016-08-29"},{"number":"626589","type":"Rental","status":"Inactive","businessName":"CARLYLE PHILADELPHIA APARTMENTS LLC (JEFF DAVIDSON AGT)","legalName":"CARLYLE PHILADELPHIA APARTMENTS LLC","address":"124 MARKET ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2014-04-29","latestIssueDate":"2022-03-01","expirationDate":"2023-02-28","inactiveDate":"2023-04-29"},{"number":"829791","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"12MARKET4LLC","legalName":"12MARKET4LLC ","address":"124 MARKET ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2019-11-21","latestIssueDate":"2021-06-23","expirationDate":"2021-11-20","inactiveDate":"2022-01-19"},{"number":"1005187","type":"Sidewalk Cafe","status":"Active","businessName":"Mocha Melt Cafe LLC","legalName":"Mocha Melt Cafe LLC","address":"124 MARKET ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2026-04-20","latestIssueDate":"2026-04-20","expirationDate":"2027-04-19","inactiveDate":null}],"licenseActivity":[{"number":"1005187","type":"Sidewalk Cafe","businessName":"Mocha Melt Cafe LLC","legalName":"Mocha Melt Cafe LLC","issuedDate":"2026-04-20","latestIssueDate":"2026-04-20","closureDate":null,"expirationDate":"2027-04-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"829791","type":"Food Preparing and Serving (30+ SEATS)","businessName":"12MARKET4LLC","legalName":"12MARKET4LLC ","issuedDate":"2019-11-21","latestIssueDate":"2021-06-23","closureDate":"2022-01-19","expirationDate":"2021-11-20","inactiveDate":"2022-01-19","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"626589","type":"Rental","businessName":"CARLYLE PHILADELPHIA APARTMENTS LLC (JEFF DAVIDSON AGT)","legalName":"CARLYLE PHILADELPHIA APARTMENTS LLC","issuedDate":"2014-04-29","latestIssueDate":"2022-03-01","closureDate":"2023-04-29","expirationDate":"2023-02-28","inactiveDate":"2023-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"206272","type":"Food Preparing and Serving","businessName":"ALASKA WAFFLE HOUSE LLC","legalName":"ALASKA WAFFLE HOUSE LLC","issuedDate":"2005-01-25","latestIssueDate":"2015-07-09","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"318613","type":"Sidewalk Cafe","businessName":"ALASKA WAFFLE HOUSE LLC","legalName":"ALASKA WAFFLE HOUSE LLC","issuedDate":"2004-07-01","latestIssueDate":"2015-07-09","closureDate":"2016-08-29","expirationDate":"2016-06-30","inactiveDate":"2016-08-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["9 open L&I violations","$78,069 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2025, 2026"],"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":["6 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":"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":"violations","level":"attention","title":"9 open L&I violations","finding":"9 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":"Special Hazards Certification: Certified through Jun 18, 2026; Fire Alarm Certification: Certified through Jan 26, 2025; Sprinkler Certification: Certified through Jun 24, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$78,068.60 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; 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":"5 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 26, 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":"Sidewalk Cafe #209929: Inactive; Food Preparing and Serving #206272: Inactive since Jun 29, 2016; Sidewalk Cafe #318613: Inactive since Aug 29, 2016; Food Preparing and Serving (30+ SEATS) #829791: Inactive since Jan 19, 2022","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. 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/"}]}