{"asOf":"2026-07-26T16:40:08.957Z","block":"200-299 N 11TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-n-11th-st","address":"211 N 11TH ST","parcelNumber":"882234420","source":"https://property.phila.gov/?p=882234420","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"IB0","buildingCodeNew":"254","buildingClass":"REST'RNT W/BAR MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Commercial","owner":"SIU KING YUEN","coOwner":"SIU HSIU CHU","marketValue":1753500,"landAssessment":350700,"improvementAssessment":1402800,"livableArea":7392,"yearBuilt":2008,"lastSale":{"price":150000,"date":"1985-04-25T05:00:00Z"},"openViolations":2,"violations":[{"number":"4620817","date":"2016-12-28","code":"FC-604.1/1","title":"UNIT STORAGE BATTERY SYS TEST","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4620821","date":"2016-12-28","code":"FC-915.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4620820","date":"2016-12-28","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4620819","date":"2016-12-28","code":"FC-907.10/1","title":"FA-INSTALL NOTIFICATION DEV","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4620812","date":"2016-12-28","code":"09-703.1/1","title":"SPECIAL ASSEMBLY OCC LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4620813","date":"2016-12-28","code":"FC-1026.5/1","title":"EMERG LIGHTING REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4620814","date":"2016-12-28","code":"FC-1027.4/1","title":"EGRESS-INT CLEAR OBSTRUCTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4620815","date":"2016-12-28","code":"FC-3003.3/1","title":"COMPR GAS-SEC CYL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4620816","date":"2016-12-28","code":"FC-315.2/3","title":"INT MATERIAL STORAGE IN EGRESS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4620818","date":"2016-12-28","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-029435","date":"2026-05-07","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-029436","date":"2026-05-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"568754","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-01-05","completedDate":"2018-05-02","violations":[{"number":"4620817","date":"2016-12-28","code":"FC-604.1/1","title":"UNIT STORAGE BATTERY SYS TEST","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4620821","date":"2016-12-28","code":"FC-915.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4620820","date":"2016-12-28","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4620819","date":"2016-12-28","code":"FC-907.10/1","title":"FA-INSTALL NOTIFICATION DEV","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4620812","date":"2016-12-28","code":"09-703.1/1","title":"SPECIAL ASSEMBLY OCC LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4620813","date":"2016-12-28","code":"FC-1026.5/1","title":"EMERG LIGHTING REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4620814","date":"2016-12-28","code":"FC-1027.4/1","title":"EGRESS-INT CLEAR OBSTRUCTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4620815","date":"2016-12-28","code":"FC-3003.3/1","title":"COMPR GAS-SEC CYL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4620816","date":"2016-12-28","code":"FC-315.2/3","title":"INT MATERIAL STORAGE IN EGRESS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4620818","date":"2016-12-28","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-048450","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-05-07","completedDate":null,"violations":[{"number":"VI-2026-029435","date":"2026-05-07","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-029436","date":"2026-05-07","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":10,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"568754","date":"2016-12-28","type":"CI INSP","status":"FAILED"},{"caseNumber":"568754","date":"2018-03-23","type":"CI INSP","status":"FAILED"},{"caseNumber":"568754","date":"2018-05-01","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2026-048450","date":"2026-05-07","type":null,"status":"FAILED"}],"inspYears":[{"y":2016,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9559508694317,"lng":-75.15712950214721,"geom":{"type":"Polygon","coordinates":[[[-75.157272451,39.956028341],[-75.156962268,39.955987929],[-75.156988473,39.955873185],[-75.157296547,39.955913999],[-75.157272451,39.956028341]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-008723","type":"Sprinkler Certification","inspectionDate":"2022-03-23","result":"Certified","expirationDate":"2023-03-23","buildingId":"1528014"},{"number":"BC-2023-015006","type":"Sprinkler Certification","inspectionDate":"2023-03-23","result":"Certified","expirationDate":"2024-03-23","buildingId":"1528014"},{"number":"BC-2023-010074","type":"Fire Alarm Certification","inspectionDate":"2023-04-07","result":"Certified","expirationDate":"2024-04-07","buildingId":"1528014"},{"number":"BC-2024-007933","type":"Sprinkler Certification","inspectionDate":"2024-02-07","result":"Certified","expirationDate":"2025-02-07","buildingId":"1528014"},{"number":"BC-2025-006497","type":"Sprinkler Certification","inspectionDate":"2025-02-06","result":"Certified","expirationDate":"2026-02-06","buildingId":"1528014"},{"number":"BC-2025-014046","type":"Fire Alarm Certification","inspectionDate":"2025-03-25","result":"Certified","expirationDate":"2026-03-25","buildingId":"1528014"},{"number":"BC-2026-007643","type":"Sprinkler Certification","inspectionDate":"2026-02-03","result":"Deficient","expirationDate":null,"buildingId":"1528014"},{"number":"BC-2026-015507","type":"Fire Alarm Certification","inspectionDate":"2026-03-25","result":"Certified","expirationDate":"2027-03-25","buildingId":"1528014"},{"number":"BC-2026-015511","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2026-03-25","result":"Certified","expirationDate":"2027-03-25","buildingId":"1528014"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":2,"lotArea":3696,"zoning":"CMX4","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1026 BUTTONWOOD ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1514900,"taxable":1514900,"land":554400,"improvement":960500,"taxableLand":554400,"taxableImprovement":960500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1514900,"taxable":1514900,"land":554400,"improvement":960500,"taxableLand":554400,"taxableImprovement":960500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1607100,"taxable":1607100,"land":321420,"improvement":1285680,"taxableLand":321420,"taxableImprovement":1285680,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1605500,"taxable":1605500,"land":321100,"improvement":1284400,"taxableLand":321100,"taxableImprovement":1284400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1605500,"taxable":1605500,"land":321100,"improvement":1284400,"taxableLand":321100,"taxableImprovement":1284400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1605500,"taxable":1605500,"land":321100,"improvement":1284400,"taxableLand":321100,"taxableImprovement":1284400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1605500,"taxable":1605500,"land":321100,"improvement":1284400,"taxableLand":321100,"taxableImprovement":1284400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1754400,"taxable":1754400,"land":350875,"improvement":1403525,"taxableLand":350875,"taxableImprovement":1403525,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1754400,"taxable":1754400,"land":350875,"improvement":1403525,"taxableLand":350875,"taxableImprovement":1403525,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1754400,"taxable":1754400,"land":350880,"improvement":1403520,"taxableLand":350880,"taxableImprovement":1403520,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1754400,"taxable":1754400,"land":350880,"improvement":1403520,"taxableLand":350880,"taxableImprovement":1403520,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1753500,"taxable":1753500,"land":350700,"improvement":1402800,"taxableLand":350700,"taxableImprovement":1402800,"exemptLand":0,"exemptImprovement":0}],"taxNow":24558,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"98030","date":"2007-09-28","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2007-12-07","scope":"INSTALLATION OF ANSUL R-102, UL 300 SUPPRESSION SYSTEM"},{"number":"104640","date":"2007-09-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2007-12-07","scope":"ERECT KITCHEN HOODS, DUCTS, AND FANS."},{"number":"495113","date":"2013-10-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-10-01","scope":"USE OF THE EXISTING BASEMENT STORAGE AREA TO AUXILLARY BAR AND DINING SPACE."},{"number":"649081","date":"2015-12-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REPLACE HALF THE ROOF ABOVE EXISTING RESTAURANT SPACE."},{"number":"927202","date":"2019-01-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-01-22","scope":"FOR THE ERECTION OF TWO FLATWALL SIGNS BELOW THE BOTTOM OF THE SECOND FLOOR.ACCESSORY TO AN EXISTING SIT DOWN RESTAURANT ON THE FIRST THRU SECOND FLOORS OF AN EXISTING STRUCTURE."},{"number":"943182","date":"2019-05-20","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2021-07-13","scope":"THIS APP IS FOR THE ERECTION OF A FIXED RIGID METAL AWNING OVER THE RIGHT OF WAY, 2 ACCESSORY WALL SINGS, AND MISC. FACADE TREATMENTS ON THE FRONTAGE OF AN EXISTING TWO STORY STEEL FRAMED BUILDING IN ACCORDANCE WITH APPROVED ZONING PERMIT APT #927202. THE PROPOSED WORK ON THE EXTERIOR OF THE BUILDING ONLY."},{"number":"CP-2021-001727","date":"2021-05-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-05-20","scope":"For the erection of a temporary structure in the right of way for use as restaurant seating. Separate Permit(s) required if new electrical connections or HVAC equipment is proposed. Upon issuance of this permit, the restaurant's Temporary Sidewalk Cafe / Streetery License must be amended to document the approval of the structure. Please submit this permit to https://form.jotform.com/203103777242045"},{"number":"CP-2023-004356","date":"2023-08-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2024-11-15","scope":"For the erection of a temporary structure in the right of way for use as restaurant seating. Separate Permit(s) required if new electrical connections or HVAC equipment is proposed. Upon issuance of this permit, the restaurant's Temporary Sidewalk Café/Streetery License must be amended to document the approval of the structure. Please submit this permit to https://form.jotform.com/203103777242045"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2016,"k":"viol","w":"10 L&I violations"},{"y":2016,"k":"insp","w":"Inspection failed"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Sign"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"200969","type":"Food Establishment, Retail Perm Location (Large)","status":"Inactive","businessName":"TVJ SUPERMARKET INC","legalName":"TVJ SUPERMARKET INC","address":"211 N 11TH ST","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2003-04-03","latestIssueDate":"2003-04-03","expirationDate":"2004-04-30","inactiveDate":null},{"number":"431078","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"YAKITORI BOY INC","legalName":"YAKITORI BOY INC","address":"211 N 11TH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2007-12-14","latestIssueDate":"2026-04-07","expirationDate":"2027-04-30","inactiveDate":null},{"number":"509661","type":"Dumpster License - Public ROW","status":"Active","businessName":"YAKITORI BOY INC","legalName":"YAKITORI BOY INC","address":"211 N 11TH ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2011-03-18","latestIssueDate":"2026-03-03","expirationDate":"2027-03-31","inactiveDate":null},{"number":"843936","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"YAKITORI BOY INC","legalName":"YAKITORI BOY INC","address":"211 N 11TH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-06-19","latestIssueDate":"2020-12-30","expirationDate":"2021-12-31","inactiveDate":"2022-02-28"},{"number":"895602","type":"Sidewalk Cafe","status":"Inactive","businessName":"YAKITORI BOY INC","legalName":"YAKITORI BOY INC","address":"211 N 11TH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2022-05-17","latestIssueDate":"2022-05-17","expirationDate":"2023-05-16","inactiveDate":"2023-07-15"},{"number":"931996","type":"Streetery License","status":"Active","businessName":"YAKITORI BOY INC","legalName":"YAKITORI BOY INC","address":"211 N 11TH ST","revenueCode":"3127","rentalCategory":null,"units":null,"issuedDate":"2023-08-29","latestIssueDate":"2025-07-18","expirationDate":"2026-08-28","inactiveDate":null}],"licenseActivity":[{"number":"931996","type":"Streetery License","businessName":"YAKITORI BOY INC","legalName":"YAKITORI BOY INC","issuedDate":"2023-08-29","latestIssueDate":"2025-07-18","closureDate":null,"expirationDate":"2026-08-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"895602","type":"Sidewalk Cafe","businessName":"YAKITORI BOY INC","legalName":"YAKITORI BOY INC","issuedDate":"2022-05-17","latestIssueDate":"2022-05-17","closureDate":"2023-07-15","expirationDate":"2023-05-16","inactiveDate":"2023-07-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"843936","type":"Sidewalk Cafe (Temporary)","businessName":"YAKITORI BOY INC","legalName":"YAKITORI BOY INC","issuedDate":"2020-06-19","latestIssueDate":"2020-12-30","closureDate":"2022-02-28","expirationDate":"2021-12-31","inactiveDate":"2022-02-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"509661","type":"Dumpster License - Public ROW","businessName":"YAKITORI BOY INC","legalName":"YAKITORI BOY INC","issuedDate":"2011-03-18","latestIssueDate":"2026-03-03","closureDate":null,"expirationDate":"2027-03-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"431078","type":"Food Preparing and Serving (30+ SEATS)","businessName":"YAKITORI BOY INC","legalName":"YAKITORI BOY INC","issuedDate":"2007-12-14","latestIssueDate":"2026-04-07","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"200969","type":"Food Establishment, Retail Perm Location (Large)","businessName":"TVJ SUPERMARKET INC","legalName":"TVJ SUPERMARKET INC","issuedDate":"2003-04-03","latestIssueDate":"2003-04-03","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"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":["2 open L&I violations","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Sprinkler Certification: Deficient; Fire Alarm Certification: Certified through Mar 25, 2027; Emergency and Standby Power Systems Certification: Certified through Mar 25, 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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #495113: 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":"3 permits not marked completed: 649081 (EXPIRED), 943182 (Expired), CP-2023-004356 (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":"2 open L&I violations","finding":"12 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 7, 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 Perm Location (Large) #200969: Inactive; Sidewalk Cafe (Temporary) #843936: Inactive since Feb 28, 2022; Sidewalk Cafe #895602: Inactive since Jul 15, 2023","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}],"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/"}]}