{"asOf":"2026-07-26T00:21:07.202Z","block":"3500-3599 HAVERFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3500-3599-haverford-ave","address":"3501 HAVERFORD AVE","parcelNumber":"881818704","source":"https://property.phila.gov/?p=881818704","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"RENTMEEASY LLC","coOwner":null,"marketValue":1088000,"landAssessment":217600,"improvementAssessment":870400,"livableArea":6108,"yearBuilt":2017,"lastSale":{"price":1400000,"date":"2025-04-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"505098","date":"2007-02-15","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1952284","date":"2011-01-18","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3794502","date":"2015-12-09","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-051466","date":"2020-12-07","code":"FC-13-304.1","title":"WASTE MATERIAL","status":"COMPLIED","resolutionDate":"2021-03-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-051467","date":"2020-12-07","code":"FC-13-315","title":"COMBUSTIBLE STORAGE","status":"COMPLIED","resolutionDate":"2021-03-24","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"103511","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2007-03-01","completedDate":"2016-04-04","violations":[{"number":"505098","date":"2007-02-15","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"264170","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2011-01-18","completedDate":"2011-03-03","violations":[{"number":"1952284","date":"2011-01-18","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"513445","type":"STANDARD","priority":"STANDARD","responsibility":"CSTF","status":"CLOSED","createdDate":"2015-12-10","completedDate":"2016-04-04","violations":[{"number":"3794502","date":"2015-12-09","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-085532","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-12-07","completedDate":"2021-03-24","violations":[{"number":"VI-2020-051466","date":"2020-12-07","code":"FC-13-304.1","title":"WASTE MATERIAL","status":"COMPLIED","resolutionDate":"2021-03-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-051467","date":"2020-12-07","code":"FC-13-315","title":"COMBUSTIBLE STORAGE","status":"COMPLIED","resolutionDate":"2021-03-24","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2011,"n":1,"worst":"VACANT BLDG UNSEC/UNSAFE CSU"},{"y":2015,"n":1,"worst":null},{"y":2020,"n":2,"worst":null}],"investigations":[{"caseNumber":"264170","date":"2011-01-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"264170","date":"2011-03-02","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"103511","date":"2016-04-04","type":"BC INSP","status":"CLOSED"},{"caseNumber":"513445","date":"2016-04-04","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"513445","date":"2016-04-04","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"CF-2020-085532","date":"2020-12-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-085532","date":"2021-03-24","type":null,"status":"PASSED"}],"inspYears":[{"y":2011,"fails":1,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":0,"passes":1}],"taxOwed":24704.87,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":24704.87,"principalDue":19745.14,"penaltyDue":1184.71,"interestDue":1036.62,"otherChargesDue":2738.4,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-04-29","assessmentYear":2022,"totalAssessment":1298200,"taxableAssessment":1298200,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":18172.2,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9640896619599,"lng":-75.19324862445748,"geom":{"type":"Polygon","coordinates":[[[-75.193189754,39.963966221],[-75.193260818,39.963958584],[-75.193307839,39.964212861],[-75.193235856,39.964220021],[-75.193189754,39.963966221]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":4,"lotArea":1931,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"10 MIDDLESEX RD, MATAWAN NJ, 07747","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE (MAXIMUM HEIGHT NTE 38 FEET) FOR VACANT COMMERCIAL SPACE ON THE FIRST FLOOR FRONT (HAVERFORD AVE) FOR SIX(6) DWELLING UNITS ON FIRST FLOOR REAR THROUGH FOURTH FLOORS..(SIZE AND LOCATION AS SH","status":"OPEN","outcome":"Granted","date":"2017-04-26","number":"29936","relatedPermit":"757616"},{"type":"LIRB Violation Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-09-24","number":"HA-2024-004928","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":123500,"taxable":123500,"land":19300,"improvement":104200,"taxableLand":19300,"taxableImprovement":104200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1298200,"taxable":1298200,"land":129820,"improvement":1168380,"taxableLand":129820,"taxableImprovement":1168380,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1298200,"taxable":1298200,"land":129820,"improvement":1168380,"taxableLand":129820,"taxableImprovement":1168380,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1298200,"taxable":129820,"land":129820,"improvement":1168380,"taxableLand":129820,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1168380},{"y":2023,"v":1298200,"taxable":129820,"land":129820,"improvement":1168380,"taxableLand":129820,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1168380},{"y":2024,"v":1298200,"taxable":129820,"land":129820,"improvement":1168380,"taxableLand":129820,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1168380},{"y":2025,"v":1168300,"taxable":116830,"land":116830,"improvement":1051470,"taxableLand":116830,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1051470},{"y":2026,"v":1168300,"taxable":116830,"land":116830,"improvement":1051470,"taxableLand":116830,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1051470},{"y":2027,"v":1088000,"taxable":217600,"land":217600,"improvement":870400,"taxableLand":217600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":870400}],"taxNow":1635,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"442199","date":"2012-12-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-12-12","scope":"ERECTION OF A FOUR STORY STRUCTURE WITH CELLAR; SECOND THRU FOURTH FLOORS FRONT AND SIDE BAYS FOR USE AS (1) COMMERCIAL SPACE & (1) APARTMENT ON FIRST FLOOR AND THREE APARTMENTS ON 2ND THRU FOURTH FLOOR FOR A TOTAL OF (4) APTS/"},{"number":"447026","date":"2013-01-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-01-14","scope":"ERECTION OF A (4) STORY STRUCTURE WITH CELLAR. FOR USE AS 1 COMMERCIAL SPACE ON GROUND FLOOR AND (5) APARTMENTS ABOVE. - NEW CONSTRUCTION"},{"number":"612068","date":"2015-05-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-05-21","scope":"CELLAR AND 1ST FLOOR USE TO COMMERCIAL SPACE. 2ND-4TH USE TO APTS"},{"number":"637138","date":"2015-09-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-09-24","scope":"REMOVE HOUSE TRAP AND SEAL 5\" LATERAL AT SIDE WALK TO PREPARE FOR DEMOLITION-SEPARATE PERMITS REQUIRED FOR DEMOLITION."},{"number":"646722","date":"2015-11-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-11-24","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION. *SEE A/P 646737 FOR PLANS* FOR USE TO VACANT LOT AND PREVIOUSLY APPROVED USES IN PROPOSED STRUCTURE."},{"number":"646737","date":"2015-11-24","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-04-04","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING SEMI-DETACHED ONE (1) STORY COMMERCIAL BUILDING BY HAND METHODS ONLY. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH CODE BULLETIN B-1302. PARTIAL SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"667952","date":"2016-03-15","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2018-06-13","scope":"FOR THE CONSTRUCTION OF AN ATTACHED STRUCTURE FOR USE AS VACANT COMMERCIAL SPACE ON THE FIRST FLOOR (SEPARATE CERTIFICATE OF OCCUPANCY REQUIRED PRIOR TO OCCUPANCY) AND THREE (3) DWELLING UNITS ON FLOORS 2-4, AS PER APPROVED PLANS."},{"number":"757616","date":"2017-05-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-05-16","scope":"PROPOSED 4 STORY MULTIFAMILY SIX)6) RESIDENTIAL UNITS GROUNG FLOOR FRONT COMMERCIAL SPACE"},{"number":"863367","date":"2018-06-05","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2018-06-05","scope":"AMEND PERMIT #757616 TO INCLUDE CLARIFIED PERMIT LANGUAGE TO INCLUDE USES (COMMERCIAL & RESIDENTIAL PER ORIGINALLY APPROVED PLANS) IN CELLAR. NO CHANGED BUILDING FOOTPRINT OR USES AS ORIGINALLY APPROVED PERMIT LANGUAGE REVISION ONLY."},{"number":"849748","date":"2018-08-08","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-04-29","scope":"AMEND BULDING PERMIT #667952 TO REFLECT LAYOUT CHANGE AND TO ADD ADDITIONAL UNITS, TOTALING TO SIX (6) DWELLING UNITS WITH VACANT COMMERCIAL ON PARTIAL BASEMENT AND FIRST FLOOR FRONT (SEPARATE PERMIT REQUIRED FOR CERTIFICATE OF OCCUPANCY PRIOR TO OCCUPANCY), PER APPROVED PLANS."},{"number":"909567","date":"2018-09-18","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-04-29","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE AND 2\" WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"938990","date":"2019-01-03","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-04-29","scope":"INSTALL (6) HEAT PUMPS WITH DUCTWORK. (MIXED-USE)"},{"number":"943138","date":"2019-02-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-04-27","scope":"wiring and installing all devices, light fixtures, smoke detectors, gfi outlets to all 2008 nec. new service 800amp. each apt with sub-panels. all phone, tv, camera and interwine system. all common house area and shell for 1st floor commercial space. wiring and installing all devices, light fixtures, smoke detectors, gfi outlets to all 2008 nec. new service 800amp. each apt with sub-panels. all phone, tv, camera and interwine system. all common house area and shell for 1st floor commercial space."},{"number":"972580","date":"2020-02-11","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2021-03-10","scope":"INSTALL STACKS HOUSE DRAINS, HOUSE TRAP, FRESH INLET, 8 TOILETS, 8 TUBS, 12 LAVS, 6 KITCHEN SINKS, 6 GARBAGE, 6 DISHWASHER, INJECTOR DET, 2\" WATER DISTRIBUTION."},{"number":"1031606","date":"2020-02-28","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-05-07","scope":"TO AMEND PERMIT # 849748 TO REFLECT LAYOUT CHANGE FOR RESIDENTIAL UNITS ONLY, AS PER APPROVED PLANS."},{"number":"AP-2021-010408","date":"2021-11-03","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-11-12","scope":"FOR CERTIFICATE OF OCCUPANCY FOR BUILDING PERMITS/AMENDMENTS 667952, 849748 AND 1031606 ISSUED UNDER THE 2009 IBC"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Amend for conversion"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"sale","p":1400000},{"y":2025,"k":"appeal","w":"Appeal complete"}],"rented":true,"licenses":[{"number":"1001132","type":"Rental","status":"Active","businessName":"RENTMEEASY LLC","legalName":"RENTMEEASY LLC","address":"3501 HAVERFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2026-03-05","latestIssueDate":"2026-03-05","expirationDate":"2027-03-04","inactiveDate":null}],"licenseActivity":[{"number":"1001132","type":"Rental","businessName":"RENTMEEASY LLC","legalName":"RENTMEEASY LLC","issuedDate":"2026-03-05","latestIssueDate":"2026-03-05","closureDate":null,"expirationDate":"2027-03-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":6,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #29936: OPEN · Granted; related permit 757616. Use permit #442199: 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":"1 permit not marked completed: 972580 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 5 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$24,704.87 was recorded in the City’s 2022-06 delinquency snapshot for 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-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (10 MIDDLESEX RD, MATAWAN NJ, 07747).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"2 failed, 2 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 24, 2021.","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":"1 fire/suppression-related permit 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":"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/"}]}