{"asOf":"2026-07-25T10:09:04.867Z","block":"1500-1599 SPRUCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-spruce-st","address":"1500-04 SPRUCE ST","parcelNumber":"882028500","source":"https://property.phila.gov/?p=882028500","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AB0","buildingCodeNew":null,"buildingClass":"STORE 2 STY MASONRY","buildingClassNew":null,"useLabel":"Store","owner":"FOOD DEPOT HOLDINGS LLC","coOwner":null,"marketValue":4864400,"landAssessment":972800,"improvementAssessment":3891600,"livableArea":12635,"yearBuilt":1920,"lastSale":{"price":1348007,"date":"1999-06-03T04:00:00Z"},"openViolations":0,"violations":[{"number":"5000723","date":"2019-03-05","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5000722","date":"2019-03-05","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"675602","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2019-03-07","completedDate":"2019-06-11","violations":[{"number":"5000723","date":"2019-03-05","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5000722","date":"2019-03-05","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":2,"worst":null}],"investigations":[{"caseNumber":"78990","date":"2006-09-12","type":"BC INSP","status":"FAILED"},{"caseNumber":"80382","date":"2006-09-15","type":"BC INSP","status":"FAILED"},{"caseNumber":"80399","date":"2006-09-15","type":"BC INSP","status":"FAILED"},{"caseNumber":"80399","date":"2006-11-29","type":"BC INSP","status":"PASSED"},{"caseNumber":"80382","date":"2006-12-06","type":"BC INSP","status":"PASSED"},{"caseNumber":"78990","date":"2006-12-06","type":"BC INSP","status":"PASSED"},{"caseNumber":"675602","date":"2019-03-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"675602","date":"2019-04-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"675602","date":"2019-06-11","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":3,"passes":3},{"y":2019,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.946924077421585,"lng":-75.16676083297729,"geom":{"type":"Polygon","coordinates":[[[-75.166577087,39.947120776],[-75.166657845,39.946744553],[-75.167059208,39.94680021],[-75.167040394,39.946886333],[-75.166839502,39.946859919],[-75.166776931,39.947146717],[-75.166577087,39.947120776]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19102","beds":null,"baths":null,"stories":2,"lotArea":9687,"zoning":"CMX4","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 277, WYNNEWOOD PA, 19096","mailOut":true,"appeals":[{"type":"Building standards appeal","grounds":"ON 12/9/14, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #573599.","status":"OPEN","outcome":"APPROVED","date":"2015-02-10","number":"24285","relatedPermit":"573599"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":3024800,"taxable":2169965,"land":1937400,"improvement":1087400,"taxableLand":1937400,"taxableImprovement":232565,"exemptLand":0,"exemptImprovement":854835},{"y":2017,"v":3024800,"taxable":3024800,"land":1937400,"improvement":1087400,"taxableLand":1937400,"taxableImprovement":1087400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":3395900,"taxable":3395900,"land":679180,"improvement":2716720,"taxableLand":679180,"taxableImprovement":2716720,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":3392900,"taxable":3392900,"land":678580,"improvement":2714320,"taxableLand":678580,"taxableImprovement":2714320,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":3392900,"taxable":3392900,"land":678580,"improvement":2714320,"taxableLand":678580,"taxableImprovement":2714320,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":3392900,"taxable":3392900,"land":678580,"improvement":2714320,"taxableLand":678580,"taxableImprovement":2714320,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":3392900,"taxable":3392900,"land":678580,"improvement":2714320,"taxableLand":678580,"taxableImprovement":2714320,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3853700,"taxable":3853700,"land":770736,"improvement":3082964,"taxableLand":770736,"taxableImprovement":3082964,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":3853700,"taxable":3853700,"land":770736,"improvement":3082964,"taxableLand":770736,"taxableImprovement":3082964,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":3853700,"taxable":3853700,"land":770740,"improvement":3082960,"taxableLand":770740,"taxableImprovement":3082960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3853700,"taxable":3853700,"land":770740,"improvement":3082960,"taxableLand":770740,"taxableImprovement":3082960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":4864400,"taxable":4864400,"land":972800,"improvement":3891600,"taxableLand":972800,"taxableImprovement":3891600,"exemptLand":0,"exemptImprovement":0}],"taxNow":53944,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"205419","date":"2009-04-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-12-13","scope":"INTERIOR TENANT FITOUT. BASEMENT UTILITIES ONLY. LICENSED CONTRACTOR REQUIRED PRIOR TO STARTING WORK"},{"number":"208273","date":"2009-04-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-04-07","scope":"REFACE SIGNAGE"},{"number":"209292","date":"2009-04-21","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2010-03-26","scope":"LEGALIZE 4 FLATWAL SIGNS AND REPLACE 2 FLATWALL SIGNS ERECT 6 SIGNS AS PER PLANS."},{"number":"217503","date":"2009-05-28","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-12-13","scope":"RELOCATE SPRINKLER HEADS"},{"number":"222848","date":"2009-06-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"ONE STORY BUILDING, REMOVE AND REINSTALL OUTLETS AT CASH WRAPS. RELOCATE EXISTING FIXTURES IN SALES ISLES, INSTALL 13 NEW FIXTURES IN ISLES, INSTALL 3 OUTLETS FOR NEW FREEZER AND COOLER."},{"number":"429200","date":"2012-10-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-10-05","scope":"ADD A SIGN IN WINDOW 5'3 3/4\" X 2' ON THE SPRUCE STREET SIDE"},{"number":"566588","date":"2014-10-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-10-15","scope":"BREACH AND EXPANSION TO 1506-08 SPRUCE STREET.SAME WITH SALE OF CONSUMER GOODS, BUSINESS SUPPORT(PHOTO PROCESSING) AND GROUP HEALTH PRACTITIONER ON 1ST FLOOR WITH EXISTING ACCESSORY STORAGE NOT TO EXCEED 25% OF GROSS FLOOR AREA AS PREVIOUSLY APPROVED ON 2ND FLOOR"},{"number":"573599","date":"2015-02-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-01-22","scope":"FOR INTERIOR ALTERATIONS TO INCLUDE A BREACH IN PARTY WALL AT THE FIRST FLOOR TO EXPAND THE EXISTING PHARMACY FROM 1500-04 SPRUCE STREET INTO 1506-08 SPRUCE STREET AS PER APPROVED PLANS AND BBS VARIANCE CASE NO. 24285. **SEPARATE PERMITS REQUIRED FOR MECHANICAL, PLUUMBING, ELECTRICAL AND FIRE SUPPRESSION WORK.**"},{"number":"595855","date":"2015-04-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-13","scope":"INTERIOR RENOVATION FOR CVS INCLUDING NEW LIGHTS, RECEPTS, SWITHCHES ALL WIRING ON TO EXISTING 400AMP 3 PAHSE SERVICE AND PANELS AS PER 2008 NEC (CC DISTRICT) NO FIRE ALARM ON THIS PERMIT"},{"number":"596413","date":"2015-05-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-01-11","scope":"INSTALL NEW 2WC,2LAVSINKS,1FLOOR DRAIN,1FLOOR SINK,1WATER COOLER,4SINKS,1STANDPIPE,3ROOF DRAINS AND 1WATER HEATER-THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 - NOTE: SEE ADMINISTRATIVE PERMIT #649503 FOR WORK IN BREACHED WALL AT 1506-08 SPRUCE STREET"},{"number":"619578","date":"2015-06-29","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-01-07","scope":"RELOCATION EIGHT (8) SPRINKLER HEADS IN AN EXISTING STRUCTURE. WORK TO COMPLY WITH EZ PERMIT STANDARD FOR SPRINKLER RELOCATION (NFPA 13). WORK IN THE BATHROOM/OFFICE/BREAKROOM AREA. SEE A/P NO 612266 FOR REFERENCE. NO WORK TO THE EXTERIOR OF THE STRUCTURE."},{"number":"601305","date":"2015-07-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-01-07","scope":"INSTALLATION OF HVAC SYSTEM, MECHANICAL ALTERAIONS, NEW DUCTOWRK, DIFFUSERS, RTU'S, AHU'S MECHANICAL EQUIPMENT AND ACCESSORIES."},{"number":"918209","date":"2018-10-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-12-12","scope":"LEVEL II ALTERATION AS PER PLAN."},{"number":"923064","date":"2018-12-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-01-07","scope":"DISCONNECT AND RECONNECT RECEPTACLE OUTLETS IN CHECKOUT COUNTERS,RE-USE EXISTING CIRCUITS FOR OUTLETS AS PER 2008 NEC (CC DISTRICT)"},{"number":"1051467","date":"2020-02-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-09-08","scope":"FOR LEVEL II INTERIOR ALTERATION WITHOUT CHANGE OF OCCUPANCY CLASSIFICATION TO AN EXISTING RETAIL STORE AS PER APPROVED PLAN. BUILDING IS FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR M.E.P.S WORK"},{"number":"1054309-RI","date":"2020-03-03","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-04-28","scope":"MINOR ALTERATION OF LIGHTING AND POWER THROUGH OUT STORE- TO ACCOMODATE NEW LAY OUTS"},{"number":"1054309","date":"2020-04-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-03","scope":"MINOR ALTERATION OF LIGHTING AND POWER THROUGH OUT STORE- TO ACCOMODATE NEW LAY OUTS"},{"number":"PP-2020-001865","date":"2020-06-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-07-14","scope":"Install (2) lavatories as per approved plan and 2018 Philadelphia Plumbing Code."},{"number":"FP-2020-000081","date":"2020-07-31","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2020-09-08","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. RELOCATE (4) SPRINKLER HEADS IN CVS"},{"number":"MP-2020-001735","date":"2020-08-19","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2020-09-08","scope":"Installation of two ductless split-systems, reuse and relocate existing registers/diffusers, as per approved plans."},{"number":"ZP-2020-004695","date":"2020-11-03","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-03-08","scope":"FOR THE REMOVAL OF SIX (6) FLAT WALL SIGNS, ONE (1) NON-ILLUMINATED PLAQUE SIGN AND THREE (3) ILLUMINATED WINDOW SIGNS AND FOR THE ERECTION OF SIX (6) NON ILLUMINATED FLAT WALL SIGNS (SIGNS A,E,G,I,J,K), TWO (2) NON-ILLUMINATED PLAQUE SIGNS (SIGN B AND L) AND TWO (2) DOUBLE FACED WINDOW SIGNS (SIGN C,F) WITH STATIC ILLUMINATION (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"GP-2020-009456","date":"2020-12-22","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-03-08","scope":"FOR THE INSTALLATION OF SIX (6) NON-ILLUMINATED WALL SIGNS, TWO (2) NON-ILLUMINATED PLAQUE WALL SIGNS, AND TWO (2) DOUBLE-FACED INTERNALLY-ILLUMINATED WINDOW SIGNS AS PER PLANS. SIGNS ACCESSORY TO RETAIL PHARMACY. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK. SIGNS PERMIT ONLY."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2020,"k":"permit","w":"Sign"}],"rented":false,"licenses":[{"number":"280643","type":"Dumpster License - Private Property","status":"Inactive","businessName":"FOOD DEPOT INC","legalName":"FOOD DEPOT INC","address":"1500-04 SPRUCE ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2001-11-19","latestIssueDate":"2001-11-19","expirationDate":"2010-07-31","inactiveDate":"2010-10-12"},{"number":"201409","type":"Food Establishment, Retail Perm Location (Large)","status":"Inactive","businessName":"FOOD DEPOT INC","legalName":"FOOD DEPOT INC","address":"1500-04 SPRUCE ST","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2004-04-29","latestIssueDate":"2004-04-29","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"384166","type":"Dumpster License - Private Property","status":"Active","businessName":"CVS PHARMACY INC (ATTN: JOANNE P. AMITRANO)","legalName":"CVS PHARMACY INC","address":"1500-04 SPRUCE ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2006-09-13","latestIssueDate":"2013-08-10","expirationDate":null,"inactiveDate":null},{"number":"388094","type":"Food Establishment, Retail Perm Location (Large)","status":"Active","businessName":"CVS PHARMACY INC (ATTN: JOANNE P. AMITRANO)","legalName":"CVS PHARMACY INC","address":"1500-04 SPRUCE ST","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2006-10-17","latestIssueDate":"2026-04-06","expirationDate":"2027-04-30","inactiveDate":null},{"number":"384165","type":"Hazardous Materials","status":"Inactive","businessName":"CVS PHARMACY INC","legalName":"CVS PHARMACY INC","address":"1500-04 SPRUCE ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2006-12-14","latestIssueDate":"2010-01-05","expirationDate":"2010-12-31","inactiveDate":"2011-06-09"}],"licenseActivity":[{"number":"384165","type":"Hazardous Materials","businessName":"CVS PHARMACY INC","legalName":"CVS PHARMACY INC","issuedDate":"2006-12-14","latestIssueDate":"2010-01-05","closureDate":"2011-06-09","expirationDate":"2010-12-31","inactiveDate":"2011-06-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"388094","type":"Food Establishment, Retail Perm Location (Large)","businessName":"CVS PHARMACY INC (ATTN: JOANNE P. AMITRANO)","legalName":"CVS PHARMACY INC","issuedDate":"2006-10-17","latestIssueDate":"2026-04-06","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"384166","type":"Dumpster License - Private Property","businessName":"CVS PHARMACY INC (ATTN: JOANNE P. AMITRANO)","legalName":"CVS PHARMACY INC","issuedDate":"2006-09-13","latestIssueDate":"2013-08-10","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"201409","type":"Food Establishment, Retail Perm Location (Large)","businessName":"FOOD DEPOT INC","legalName":"FOOD DEPOT INC","issuedDate":"2004-04-29","latestIssueDate":"2004-04-29","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280643","type":"Dumpster License - Private Property","businessName":"FOOD DEPOT INC","legalName":"FOOD DEPOT INC","issuedDate":"2001-11-19","latestIssueDate":"2001-11-19","closureDate":"2010-10-12","expirationDate":"2010-07-31","inactiveDate":"2010-10-12","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $3,853,700 to $4,864,400","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #208273: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 11, 2019.","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":"6 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #280643: Inactive since Oct 12, 2010; Food Establishment, Retail Perm Location (Large) #201409: Inactive since Dec 22, 2012; Hazardous Materials #384165: Inactive since Jun 9, 2011","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 commercial. 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 1 case.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}