{"asOf":"2026-07-31T13:15:50.361Z","block":"600-699 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/600-699-south-st","address":"608-12 SOUTH ST","parcelNumber":"882639405","source":"https://property.phila.gov/?p=882639405","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AB0","buildingCodeNew":"254","buildingClass":"STORE 2 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Store","owner":"AXELROD MICHAEL TR","coOwner":"JOAN AXELROD 2012 IRREVOCABLE TRUST","marketValue":1981700,"landAssessment":396300,"improvementAssessment":1585400,"livableArea":9360,"yearBuilt":1900,"lastSale":{"price":1,"date":"2021-01-15T05:00:00Z"},"openViolations":1,"violations":[{"number":"4057894","date":"2016-06-25","code":"FC-1006.3/2","title":"EMERG LIGHTING DEFECTIVE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-10-06","underAppeal":false,"noticeUrl":null},{"number":"4057893","date":"2016-06-25","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-10-06","underAppeal":false,"noticeUrl":null},{"number":"4057895","date":"2016-06-25","code":"FC-915.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-10-06","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-003500","date":"2023-01-17","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"SVN ISSUED","resolutionDate":"2023-01-17","resolution":"SVN ISSUED","latestInvestigationDate":"2023-01-17","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-026824","date":"2025-04-30","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"SVN ISSUED","resolutionDate":"2025-04-30","resolution":"SVN ISSUED","latestInvestigationDate":"2025-04-30","underAppeal":false,"noticeUrl":null},{"number":"VI-2026-002376","date":"2026-01-13","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-06-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=953414972&hash=EDDAE775299D7B7B5F2617A793C1F6A1D6804021B7BF3DF749B8CE2D5E76C1F7"}],"violationCases":[{"number":"541521","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2016-06-25","completedDate":"2016-10-07","noticeUrl":null,"violations":[{"number":"4057894","date":"2016-06-25","code":"FC-1006.3/2","title":"EMERG LIGHTING DEFECTIVE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-10-06","underAppeal":false,"noticeUrl":null},{"number":"4057893","date":"2016-06-25","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-10-06","underAppeal":false,"noticeUrl":null},{"number":"4057895","date":"2016-06-25","code":"FC-915.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-10-06","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2023-004135","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-01-17","completedDate":"2023-06-21","noticeUrl":null,"violations":[{"number":"VI-2023-003500","date":"2023-01-17","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"SVN ISSUED","resolutionDate":"2023-01-17","resolution":"SVN ISSUED","latestInvestigationDate":"2023-01-17","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2025-035575","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-04-30","completedDate":null,"noticeUrl":null,"violations":[{"number":"VI-2025-026824","date":"2025-04-30","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"SVN ISSUED","resolutionDate":"2025-04-30","resolution":"SVN ISSUED","latestInvestigationDate":"2025-04-30","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2026-003863","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-01-13","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=953414972&hash=EDDAE775299D7B7B5F2617A793C1F6A1D6804021B7BF3DF749B8CE2D5E76C1F7","violations":[{"number":"VI-2026-002376","date":"2026-01-13","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-06-23","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=953414972&hash=EDDAE775299D7B7B5F2617A793C1F6A1D6804021B7BF3DF749B8CE2D5E76C1F7"}]}],"violYears":[{"y":2016,"n":3,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"46784","date":"2005-10-17","type":"L_CLIP","status":"FAILED"},{"caseNumber":"46784","date":"2005-10-24","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"541521","date":"2016-06-25","type":"CI INSP","status":"FAILED"},{"caseNumber":"541521","date":"2016-08-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"541521","date":"2016-10-06","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2023-004135","date":"2023-01-17","type":null,"status":null},{"caseNumber":"CF-2025-035575","date":"2025-04-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-003863","date":"2026-01-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-003863","date":"2026-06-23","type":null,"status":"FAILED"}],"inspYears":[{"y":2005,"fails":1,"passes":0},{"y":2016,"fails":2,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94182848471548,"lng":-75.15276902509429,"geom":{"type":"Polygon","coordinates":[[[-75.152662994,39.94198375],[-75.15273268,39.941655772],[-75.152874432,39.941673458],[-75.152804282,39.942001521],[-75.152662994,39.94198375]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":2,"lotArea":4800,"zoning":"CMX2.5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"6312 NORTHERN BLVD, EAST NORWICH NY, 11732","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2200000,"taxable":1173346,"land":120000,"improvement":2080000,"taxableLand":120000,"taxableImprovement":1053346,"exemptLand":0,"exemptImprovement":1026654},{"y":2017,"v":2200000,"taxable":1173346,"land":120000,"improvement":2080000,"taxableLand":120000,"taxableImprovement":1053346,"exemptLand":0,"exemptImprovement":1026654},{"y":2018,"v":2156600,"taxable":1305050,"land":431361,"improvement":1725239,"taxableLand":431361,"taxableImprovement":873689,"exemptLand":0,"exemptImprovement":851550},{"y":2019,"v":2155000,"taxable":2155000,"land":431000,"improvement":1724000,"taxableLand":431000,"taxableImprovement":1724000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":2171100,"taxable":2171100,"land":434220,"improvement":1736880,"taxableLand":434220,"taxableImprovement":1736880,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":2171100,"taxable":2171100,"land":434220,"improvement":1736880,"taxableLand":434220,"taxableImprovement":1736880,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":2171100,"taxable":2171100,"land":434220,"improvement":1736880,"taxableLand":434220,"taxableImprovement":1736880,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":2372400,"taxable":2372400,"land":474484,"improvement":1897916,"taxableLand":474484,"taxableImprovement":1897916,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":2372400,"taxable":2372400,"land":474484,"improvement":1897916,"taxableLand":474484,"taxableImprovement":1897916,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2372400,"taxable":2372400,"land":474480,"improvement":1897920,"taxableLand":474480,"taxableImprovement":1897920,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2372400,"taxable":2372400,"land":474480,"improvement":1897920,"taxableLand":474480,"taxableImprovement":1897920,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1981700,"taxable":1981700,"land":396300,"improvement":1585400,"taxableLand":396300,"taxableImprovement":1585400,"exemptLand":0,"exemptImprovement":0}],"taxNow":33209,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"78852","date":"2007-06-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-06-05","scope":"NEW USE PERMIT FOR RETAIL PHARMACY TO INCLUDE PREPACKAGEDFOODS, COSMETICS, PHARMACY AND PHOTO FINISHING ON THE FIRST FLOOR WITH ACCESSORY STORAGE, NOT TO EXCEED 25% GROSS FLOOR AREA, RESTROOMS, EMPLOYEE TRAINING ROOMS AND ACC. OFFICES IN CELLAR; SECOND FLOOR TO REMAIN VACANT"},{"number":"83793","date":"2007-06-18","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2007-07-17","scope":"INTERIOR DEMOLITION"},{"number":"78885","date":"2007-08-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-04-21","scope":"INTERIOR RENOVATIONS"},{"number":"100946","date":"2007-09-05","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2008-04-21","scope":null},{"number":"101209","date":"2007-09-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-11-07","scope":"REPLACING BATHROOM FIXTURES IN BASEMENT; INSTALLAING A NEW HOT WATER HEATER; MOP RECEPTOR, FLOOR DRAINS AND DRINKG FOUNTAIN IN BASEMENT; INSTALLING 2 SINKS ON 1ST FLOOR. FIXTURES: 3 WATERS CLOSETS, 3 LAV'S, 1 URINAL, 4 FLOOR DRAINS, 1 MOP RECEPTOR, 1 DRINKING FOUNTAIN AND 2 KITCHEN SINKS."},{"number":"99420","date":"2007-09-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-04-21","scope":"INSTALL DUCTWORK AND MECHANICALS."},{"number":"107175","date":"2007-10-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-01-18","scope":"INSTALLATION OF AN APPROVED FIRE ALARM SYSTEM ACCORDING TO NFPA 72 AND PHILADELPHIA FIRE CODES. (SOUTH DIST)"},{"number":"101728","date":"2007-10-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-01-14","scope":"ELECTRICAL SERVICE IS EXISTING; INSTALL NEW LIGHTS; PANEL BOARDS; SWITCHES; RECEPTALCES; WIRE FOR SECURITY; NO OTHER LOW VOLTAGE WORK. (SOUTH DIST)"},{"number":"114321","date":"2007-11-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-02-02","scope":"INSTALL 80 CAT 5E DATA, 14 CAT 5E VOICE, 19 CCTV CABLES, 3 COAX CABLES AND 12 SPEAKERS (SOUTH DISTRICT)"},{"number":"19004","date":"2009-05-15","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2009-05-15","scope":"RETAIL SALE OF FIREWORKS AS PART OF RETAIL SALES OF GENERAL MERCHANDISE. ALL SALES WITHIN ENCLOSED BUILDINGS"},{"number":"20397","date":"2010-05-25","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2010-05-25","scope":"RETAIL SALE OF FIREWORKS AS PART OF RETAIL SALES OF GENERAL MERCHANDISE. ALL SALES WITHIN ENCLOSED BUILDINGS."},{"number":"462441","date":"2013-04-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-04-02","scope":"LEGALIZE USE FOR RETAIL STORE IN AN EXISTING BUILDING PREVIOUSLY USED AS RETAIL STORE.. (SNEAKER STORE)"},{"number":"456639","date":"2013-04-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-04-30","scope":"ALTERATIONS TO RETAIL STORE."},{"number":"464288","date":"2013-04-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-05-31","scope":"RELOCATE 3 CIRCUITS & INSTALL TRACK LIGHTING IN THE OFFICE SECTION OF THE STORE AS PER 2008 NEC (SHOE STORE) ***NO OTHER WORK TO BE DONE ON THIS PERMIT***"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"permit","w":"Operations"},{"y":2010,"k":"permit","w":"Operations"},{"y":2013,"k":"permit","w":"Use"},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2016,"k":"viol","w":"3 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"345639","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"MTS INCORPORATED (TOWER RECORDS & VIDEO)","legalName":"MTS INCORPORATED","address":"608-12 SOUTH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2005-11-17","latestIssueDate":"2005-11-17","expirationDate":"2006-09-30","inactiveDate":"2007-11-23"},{"number":"428999","type":"Hazardous Materials","status":"Inactive","businessName":"WALGREEN EASTERN CO INC","legalName":"WALGREEN EASTERN CO INC","address":"608-12 SOUTH ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2007-11-15","latestIssueDate":"2009-11-02","expirationDate":"2010-12-31","inactiveDate":"2011-02-04"},{"number":"429496","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"WALGREEN - TAX DEPT","legalName":"WALGREEN - TAX DEPT","address":"608-12 SOUTH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2007-11-23","latestIssueDate":"2010-05-06","expirationDate":"2011-04-30","inactiveDate":"2012-12-22"},{"number":"542052","type":"Vacant Commercial Property","status":"Inactive","businessName":"WALGREEN EASTERN CO INC","legalName":"WALGREEN EASTERN CO INC","address":"608-12 SOUTH ST","revenueCode":"3634","rentalCategory":null,"units":null,"issuedDate":"2011-08-22","latestIssueDate":"2013-03-21","expirationDate":"2014-02-28","inactiveDate":null},{"number":"597235","type":"Dumpster License - Private Property","status":"Active","businessName":"SNEAKER VILLA INC","legalName":"SNEAKER VILLA INC","address":"608-12 SOUTH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-06-20","latestIssueDate":"2013-06-20","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"597235","type":"Dumpster License - Private Property","businessName":"SNEAKER VILLA INC","legalName":"SNEAKER VILLA INC","issuedDate":"2013-06-20","latestIssueDate":"2013-06-20","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"542052","type":"Vacant Commercial Property","businessName":"WALGREEN EASTERN CO INC","legalName":"WALGREEN EASTERN CO INC","issuedDate":"2011-08-22","latestIssueDate":"2013-03-21","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"429496","type":"Food Establishment, Retail Permanent Location","businessName":"WALGREEN - TAX DEPT","legalName":"WALGREEN - TAX DEPT","issuedDate":"2007-11-23","latestIssueDate":"2010-05-06","closureDate":"2012-12-22","expirationDate":"2011-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"428999","type":"Hazardous Materials","businessName":"WALGREEN EASTERN CO INC","legalName":"WALGREEN EASTERN CO INC","issuedDate":"2007-11-15","latestIssueDate":"2009-11-02","closureDate":"2011-02-04","expirationDate":"2010-12-31","inactiveDate":"2011-02-04","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"345639","type":"Food Establishment, Retail Permanent Location","businessName":"MTS INCORPORATED (TOWER RECORDS & VIDEO)","legalName":"MTS INCORPORATED","issuedDate":"2005-11-17","latestIssueDate":"2005-11-17","closureDate":"2007-11-23","expirationDate":"2006-09-30","inactiveDate":"2007-11-23","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #78852: 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":"violations","level":"attention","title":"1 open L&I violation","finding":"6 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":"6 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jun 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 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":"Food Establishment, Retail Permanent Location #345639: Inactive since Nov 23, 2007; Hazardous Materials #428999: Inactive since Feb 4, 2011; Food Establishment, Retail Permanent Location #429496: Inactive since Dec 22, 2012; Vacant Commercial Property #542052: Inactive","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.","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/"}]}