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19143","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":5004900,"taxable":5004900,"land":423539,"improvement":4581361,"taxableLand":423539,"taxableImprovement":4581361,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":5004900,"taxable":5004900,"land":423539,"improvement":4581361,"taxableLand":423539,"taxableImprovement":4581361,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":6700000,"taxable":6700000,"land":2010000,"improvement":4690000,"taxableLand":2010000,"taxableImprovement":4690000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":6700000,"taxable":6700000,"land":2010000,"improvement":4690000,"taxableLand":2010000,"taxableImprovement":4690000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":6800400,"taxable":6800400,"land":2040120,"improvement":4760280,"taxableLand":2040120,"taxableImprovement":4760280,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":6800400,"taxable":6800400,"land":2040120,"improvement":4760280,"taxableLand":2040120,"taxableImprovement":4760280,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":11071300,"taxable":9267975,"land":3858000,"improvement":7213300,"taxableLand":3858000,"taxableImprovement":5409975,"exemptLand":0,"exemptImprovement":1803325},{"y":2023,"v":11071300,"taxable":9267975,"land":1145471,"improvement":9925829,"taxableLand":1145471,"taxableImprovement":8122504,"exemptLand":0,"exemptImprovement":1803325},{"y":2024,"v":11071300,"taxable":9267975,"land":1145471,"improvement":9925829,"taxableLand":1145471,"taxableImprovement":8122504,"exemptLand":0,"exemptImprovement":1803325},{"y":2025,"v":11071300,"taxable":9361581,"land":1660695,"improvement":9410605,"taxableLand":1660695,"taxableImprovement":7700886,"exemptLand":0,"exemptImprovement":1709719},{"y":2026,"v":11071300,"taxable":9361581,"land":1660695,"improvement":9410605,"taxableLand":1660695,"taxableImprovement":7700886,"exemptLand":0,"exemptImprovement":1709719},{"y":2027,"v":9057300,"taxable":7740865,"land":1811400,"improvement":7245900,"taxableLand":1811400,"taxableImprovement":5929465,"exemptLand":0,"exemptImprovement":1316435}],"taxNow":131043,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"117648","date":"2007-11-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2007-12-19","scope":"100A, 120/240V, 1 PHASE FEEDER & 16 CIRCUIT CB PANEL FOR TRASH ROOM"},{"number":"117937","date":"2007-11-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2007-12-19","scope":"REPLACE FOUR ELECTRIC UNIT HEATERS IN REAR TOWER"},{"number":"138760","date":"2008-03-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL ADDITIONAL HARDWIRE HORNS AND HORN STROBES IN APARTMENTS TO OBTAIN 75DB LEVEL INSIDE APARTMENTS, 65 REQUIRED BY PHILA FIRE CODE, REPLACE BELLS IN COMMON AREAS AND HALLWAYS WITH HORNSTROBES AS PER NFPA72 (CC DISTRICT)"},{"number":"283681","date":"2010-08-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-03-10","scope":"ALTERATIONS TO EXISTING RETAIL PHARMACY"},{"number":"391014","date":"2012-04-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-13","scope":"15KVA PHASE CHANGER IN BASEMENT CONNECTED TO EXI ELEVATOR RISER AND TERMINATED IN 60A SW IN ELEVATOR PENTHOUS. 20A CIRC FOR ELEVATOR CAB LT INSTALL SW AND GFIC REC IN ELEVATOR PIT AS PER 2008 NEC(MIXED USE)CC DIST"},{"number":"449535","date":"2013-02-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-02-14","scope":"REFACE EXISTING SIGN WITH NEW FACE"},{"number":"837213","date":"2017-12-06","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-06-27","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- FOR THE RELOCATION OF SPRINKLER HEADS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"ZP-2021-001786","date":"2021-02-25","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family; Retail Sales - Sundries, Pharmaceuticals, and Convenience Sales"},{"number":"CP-2021-001152","date":"2021-05-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-12-04","scope":"Level I and Level II interior alterations as per approved plans. *Asbestos Abatement required prior to commencement of work*"},{"number":"ZP-2021-010434","date":"2021-10-12","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR ERECTION OF ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH TWO ROOF ACCESS STRUCTURES ABOVE THE EXISTING ROOF AS PART OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN."},{"number":"PP-2021-015544","date":"2021-10-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-12-04","scope":"Alterations: Interior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"CP-2021-007593","date":"2021-12-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-10-29","scope":"FOR THE ERECTION OF ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH TWO ROOF ACCESS STRUCTURES ABOVE THE EXISTING ROOF AS PART OF AN ATTACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS. NO OTHER WORK THIS PERMIT."},{"number":"GM-2022-005844","date":"2022-07-11","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-01-16","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":"EP-2021-005809","date":"2022-09-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-12-04","scope":"INSTALL NEW 100 AMP FEEDERS AND PANELS TO ALL FOURTH FLOOR UNITS FED FROM THE EXISTING DP-4 PANEL. INSTALL NEW 200 AMP RISERS WITH 60 AMP FEEDER TAPS TO THE NEW 100 AMP PANELS IN ALL UNITS FROM THE FIFTH THROUGH EIGHT FLOORS. INSTALL NEW BRANCH CIRCUITS FOR THE WASHER AND DRYERS, INSTALL NEW LIGHTING IN THE LIVING ROOMS USING THE EXISTING LIGHTING CIRCUIT FOURTH FLOOR ONLY. INSTALL NEW BRANCH CIRCUITS FOR THE WASHERS, DRYERS, DISHWASHER AND MICROWAVES, INSTALL NEW LIVING ROOM LIGHTING USING THE EXISTING CIRCUITS ON THE FIFTH THRU EIGHTH FLOORS ONLY. ALL WORK IN ACCORDANCE WITH THE 2017 NEC. ** NO FIRE ALARM WORK ON THIS PERMIT**"},{"number":"GM-2023-001496","date":"2023-02-23","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-03-15","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":"CP-2022-007268","date":"2023-03-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-05-09","scope":"FOR ALTERATIONS TO AN EXISTING STRUCTURE TO INCLUDE NEW INTERIOR PARTIIONS, RATED SHAFT ENCLOSURE INSTALLATIONS, RATED FLOOR/CEILING ASSEMBLIES, AND WALL/FLOOR/CEILING FINISHING. (IEBC 2018, WORK-AREA METHOD, LVL II ALTERATIONS) **SEPARATE PERMITS TO BE REQUIRED FOR ANY PLUMBING, MECHANICAL, ELECTRICAL, AND FIRE SUPPRESSION SYSTEM INSTALLATIONS. ** *Asbestos abatement required prior to commencement of work*"},{"number":"PP-2023-003262","date":"2023-03-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-05-09","scope":"Replace WC 1, LAV 1, KS 1 in office WITHOUT PIPING"},{"number":"EP-2023-002553","date":"2023-03-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-05-03","scope":"Install: Lighting- (1) A (4) F1 (14) F2 (1) F# Switching (5) 20amp toggle Receptacles (3) 20amp dedicated (4) 20amp quadruplex (6) 20amp duplex (3) 20amp GFCI Exit & Emergency (5) Emergency Lights (3) Exit signs Distribution Relocate existing to remain Data (10) Cat6 data lines (1) Cat6 patch panel Price Includes permit/inspections Price Excludes-access control, camera's, patch cords, server/router, UPS, Union Labor As per 2017 nec"},{"number":"FP-2023-000807","date":"2023-04-06","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-05-09","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate 4 sprinkler heads"},{"number":"ZP-2025-004069","date":"2026-03-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"insp","w":"Inspection failed ×5"},{"y":2024,"k":"viol","w":"41 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 5 failed, 3 passed"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"viol","w":"5 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×4"}],"rented":false,"licenses":[{"number":"316116","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"FRANKLIN PRESCRIPTIONS INC","legalName":"FRANKLIN PRESCRIPTIONS INC","address":"829-37 SPRUCE ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2005-04-30","latestIssueDate":"2009-05-11","expirationDate":"2010-04-30","inactiveDate":"2012-12-22"},{"number":"489418","type":"Dumpster License - Private Property","status":"Inactive","businessName":"FRANKLIN HOUSE (DAVID A FINEMAN)","legalName":"FRANKLIN HOUSE","address":"829-37 SPRUCE ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2009-12-07","latestIssueDate":"2010-07-28","expirationDate":"2011-07-31","inactiveDate":null},{"number":"529651","type":"Dumpster License - Private Property","status":"Active","businessName":"FRANKLIN HOUSE","legalName":"FRANKLIN HOUSE","address":"829-37 SPRUCE ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-04-06","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null},{"number":"552619","type":"High Rise","status":"Inactive","businessName":"FRANKLIN HOUSE (DAVID A FINEMAN)","legalName":"FRANKLIN HOUSE","address":"829-37 SPRUCE ST","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2012-01-19","latestIssueDate":"2014-04-09","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"575938","type":"Rental","status":"Inactive","businessName":"FRANKLIN HOUSE (DAVID A FINEMAN)","legalName":"FRANKLIN HOUSE","address":"829-37 SPRUCE ST","revenueCode":"3202","rentalCategory":null,"units":49,"issuedDate":"2012-11-21","latestIssueDate":"2021-04-07","expirationDate":"2022-02-28","inactiveDate":"2022-04-29"},{"number":"0973261","type":"Rental","status":"Inactive","businessName":"Brick 829 Spruce LP","legalName":"Brick 829 Spruce LP","address":"829-37 SPRUCE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":49,"issuedDate":"2025-03-10","latestIssueDate":"2025-03-10","expirationDate":"2026-03-09","inactiveDate":"2026-05-08"},{"number":"0976073","type":"High Rise","status":"Inactive","businessName":"Brick 829 Spruce LP","legalName":"Brick 829 Spruce LP","address":"829-37 SPRUCE ST","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2025-04-11","latestIssueDate":"2025-04-11","expirationDate":"2026-04-10","inactiveDate":"2026-06-09"}],"licenseActivity":[{"number":"0976073","type":"High Rise","businessName":"Brick 829 Spruce LP","legalName":"Brick 829 Spruce LP","issuedDate":"2025-04-11","latestIssueDate":"2025-04-11","closureDate":"2026-06-09","expirationDate":"2026-04-10","inactiveDate":"2026-06-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"0973261","type":"Rental","businessName":"Brick 829 Spruce LP","legalName":"Brick 829 Spruce LP","issuedDate":"2025-03-10","latestIssueDate":"2025-03-10","closureDate":"2026-05-08","expirationDate":"2026-03-09","inactiveDate":"2026-05-08","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"575938","type":"Rental","businessName":"FRANKLIN HOUSE (DAVID A FINEMAN)","legalName":"FRANKLIN HOUSE","issuedDate":"2012-11-21","latestIssueDate":"2021-04-07","closureDate":"2022-04-29","expirationDate":"2022-02-28","inactiveDate":"2022-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"552619","type":"High Rise","businessName":"FRANKLIN HOUSE (DAVID A FINEMAN)","legalName":"FRANKLIN HOUSE","issuedDate":"2012-01-19","latestIssueDate":"2014-04-09","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"529651","type":"Dumpster License - Private Property","businessName":"FRANKLIN HOUSE","legalName":"FRANKLIN HOUSE","issuedDate":"2011-04-06","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"489418","type":"Dumpster License - Private Property","businessName":"FRANKLIN HOUSE (DAVID A FINEMAN)","legalName":"FRANKLIN HOUSE","issuedDate":"2009-12-07","latestIssueDate":"2010-07-28","closureDate":"2011-07-31","expirationDate":"2011-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"316116","type":"Food Establishment, Retail Permanent Location","businessName":"FRANKLIN PRESCRIPTIONS INC","legalName":"FRANKLIN PRESCRIPTIONS INC","issuedDate":"2005-04-30","latestIssueDate":"2009-05-11","closureDate":"2012-12-22","expirationDate":"2010-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["4 open L&I violations","failed L&I inspection activity in 2022, 2023, 2024, 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":["5 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":"Use permit #449535: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: CP-2021-001152 (Expired), PP-2021-015544 (Expired), CP-2021-007593 (Expired), GM-2022-005844 (Expired), EP-2021-005809 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"4 open L&I violations","finding":"86 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":"Facade Report: Safe with Repair through Oct 19, 2028; Fire Escape Report: Safe through Jan 29, 2026; Fire Alarm Certification: Certified through Mar 4, 2026; Sprinkler Certification: Certified through Apr 22, 2025; Emergency and Standby Power Systems Certification: Certified through Mar 31, 2026","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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; 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":"35 failed, 9 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 23, 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 Establishment, Retail Permanent Location #316116: Inactive since Dec 22, 2012; Dumpster License - Private Property #489418: Inactive; High Rise #552619: Inactive since Jun 29, 2015; High Rise #0976073: Inactive since Jun 9, 2026","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"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 multi-family. 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/"}]}