{"asOf":"2026-07-26T04:36:54.842Z","block":"100-199 W QUEEN LN","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-w-queen-ln","address":"100-08 W QUEEN LN","parcelNumber":"882681100","source":"https://property.phila.gov/?p=882681100","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"TE0","buildingCodeNew":"239","buildingClass":"GAS STAT PUMP+MART MAS","buildingClassNew":"CONV FOOD MARKET W/ GAS PUMPS","useLabel":"Commercial","owner":"SUNOCO LLC","coOwner":null,"marketValue":478200,"landAssessment":191200,"improvementAssessment":287000,"livableArea":1568,"yearBuilt":1940,"lastSale":{"price":10,"date":"2014-11-17T05:00:00Z"},"openViolations":6,"violations":[{"number":"VI-2026-049676","date":"2026-07-02","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-049695","date":"2026-07-02","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-049677","date":"2026-07-02","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-049691","date":"2026-07-02","code":"F-604.3","title":"WORKING SPACE & CLEARANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-049678","date":"2026-07-02","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-049694","date":"2026-07-02","code":"F-604.4","title":"MULTIPLUG ADAPTORS\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2026-080279","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-02","completedDate":null,"violations":[{"number":"VI-2026-049676","date":"2026-07-02","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-049695","date":"2026-07-02","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-049677","date":"2026-07-02","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-049691","date":"2026-07-02","code":"F-604.3","title":"WORKING SPACE & CLEARANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-049678","date":"2026-07-02","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-049694","date":"2026-07-02","code":"F-604.4","title":"MULTIPLUG ADAPTORS\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2026,"n":6,"worst":null}],"investigations":[{"caseNumber":"CF-2026-080279","date":"2026-07-02","type":null,"status":"FAILED"}],"inspYears":[{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02994017313826,"lng":-75.17028999412553,"geom":{"type":"Polygon","coordinates":[[[-75.170330963,40.029726543],[-75.170550134,40.029860037],[-75.170256052,40.030149359],[-75.170025715,40.030026058],[-75.170330963,40.029726543]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":1,"lotArea":10296,"zoning":"CMX2.5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1900 DALROCK RD, ROWLETT TX, 75088","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"CORPORATION THAT HOLDSTHE TOBACCO LICENSE WAS SOLD AND PURCHASED BY NEW OWNERS ON APRIL 1, 2019. THE PREVIOUS TICKETS WERE FORGIVEN AND EXPUNGED.","status":"OPEN","outcome":null,"date":"2020-02-03","number":"39763","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":526000,"taxable":526000,"land":519700,"improvement":6300,"taxableLand":519700,"taxableImprovement":6300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":526000,"taxable":526000,"land":519700,"improvement":6300,"taxableLand":519700,"taxableImprovement":6300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":424100,"taxable":424100,"land":339280,"improvement":84820,"taxableLand":339280,"taxableImprovement":84820,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":446600,"taxable":446600,"land":267960,"improvement":178640,"taxableLand":267960,"taxableImprovement":178640,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":446600,"taxable":446600,"land":267960,"improvement":178640,"taxableLand":267960,"taxableImprovement":178640,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":446600,"taxable":446600,"land":267960,"improvement":178640,"taxableLand":267960,"taxableImprovement":178640,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":446600,"taxable":446600,"land":267960,"improvement":178640,"taxableLand":267960,"taxableImprovement":178640,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":488000,"taxable":488000,"land":341608,"improvement":146392,"taxableLand":341608,"taxableImprovement":146392,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":488000,"taxable":488000,"land":341608,"improvement":146392,"taxableLand":341608,"taxableImprovement":146392,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":478200,"taxable":478200,"land":334740,"improvement":143460,"taxableLand":334740,"taxableImprovement":143460,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":478200,"taxable":478200,"land":334740,"improvement":143460,"taxableLand":334740,"taxableImprovement":143460,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":478200,"taxable":478200,"land":191200,"improvement":287000,"taxableLand":191200,"taxableImprovement":287000,"exemptLand":0,"exemptImprovement":0}],"taxNow":6694,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"422661","date":"2012-11-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-11-02","scope":"REPLACE EXISTING SIGN INSERT, FOR GAS STATION (SIZE & LOCATION IS SAME)"},{"number":"438990","date":"2012-12-14","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2014-07-09","scope":"REMOVAL OF EXISTING PRICE PANEL AND INSTALLATION OF LED PRICE PANEL SIGN CABINET WITHIN AN EXISTING FREE-STANDING SIGN PER ENGINEER'S PLANS. SEPARATE ELECTRICAL PERMIT REQUIRED."},{"number":"451902","date":"2013-02-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-05-04","scope":"DISCONNECT POWER TO EXISTING SIGN. RECONNECT POWER TO NEW SIGN AS PER 2008 NEC(GAS STATION)"},{"number":"460386","date":"2013-04-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-10-24","scope":"REMOVE 3 EXISTING FUEL DISPENSERS, DISPENSER SUMP PUMPS AND TANK PUMPS. INSTALL 3 NEW DISPENSER SUMPS W/3 NEW GILBARLO DISPENSERS AND 3 NEW TANK SUMPS. ALL EQUIPMENT IN THE SAME LOCATION AS PER PLAN."},{"number":"462098","date":"2013-05-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPIPE & REWIRE 3 FUEL DISPENSERS, 2 1.T HP MOTORS, INTEROM SYSTEM, LEAK DETECTION SYSTEM, CONTROLS IN BUILDING AS PER 2008 NEC (GAS STATION)"},{"number":"ZP-2021-009181","date":"2021-09-22","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REFACING OF EXISTING DOUBLE FACED FREE-STANDING SIGN WITH STATIC ILLUMINATION AND GAS PRICERS WITH ANIMATED ILLUMINATION, REMOVAL OF EXISTING FLAT WALL SIGNS AND FOR THE INSTALLATION OF THREE (3) FLAT WALL SIGNS (ALONG GAS FUELING STATION CANOPY AND BUILDING), REFACING EXISTING GAS DISPENSERS (SIZE AND LOCATION AS SHOWN ON PLANS)."},{"number":"CP-2021-007871","date":"2021-12-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-08-09","scope":"FOR ALTERATIONS TO A EXTERIOR CANOPY STRUCTURE TO INCLUDE NEW PURLIN AND ROOF PANELLING. (IEBC 2018, WORK-AREA METHOD, LEVEL I ALTERATIONS) **SEPARATE PERMITS TO BE REQUIRED FOR ANY ELECTRICAL WORK AND SIGN INSTALLATION.**"},{"number":"GP-2021-010511","date":"2021-12-10","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-06-30","scope":"INSTALLATION OF THREE (3) FLAT WALL SIGNS AS PER APPROVED PLAN. SEPARATE PERMIT REQUIRED FOR ELECTRIC. 1/21/2022 AMENDMENT: AMEND ORIGINAL GENERAL PERMIT FOR THE ATTACHMENT DETAIL OF APLUS WALL SIGN ON THE GAS CANOPY"},{"number":"EP-2021-013552","date":"2021-12-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-18","scope":"Disconnect and reconnect 4 new LED canopy lights and install 2 future sign junction boxes using existing wiring as per 2017 NEC"},{"number":"GP-2022-000509","date":"2022-04-12","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Expired","completedDate":"2024-09-24","scope":"FOR REMOVAL OF THREE (3) 10,000-GALLON TANKS, AND THE INSTALLATION OF TWO (2) 12,000-GALLON TANKS AS PER APPROVED PLAN"},{"number":"EP-2022-000735","date":"2022-05-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-20","scope":"Tie onto existing conduits from building to new tanks. Pull all new wire per 2017 NEC. Install 3 STP's, 3 ATG's, 2 interstitial sensors, and 3 STP sensors"},{"number":"GP-2022-008218","date":"2022-10-12","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-10-24","scope":"FOR THE INSTALLATION OF AN INNER LINER IN THREE (3) EXISTING UNDERGROUND TANKS. ALL WORK TO BE DONE IN ACCORDANCE WITH MANUFACTURER’S SPECIFICATIONS, PENNSYLVANIA D.E.P REGULATIONS, AND ALL APPLICABLES CODES, NFPA 30 AND NFPA 31."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2020,"k":"appeal","w":"Appeal filed"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Sign"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Tank Install/Removal"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Tank Install/Removal"},{"y":2026,"k":"viol","w":"6 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"284464","type":"Hazardous Materials","status":"Inactive","businessName":"ATLANTIC T/A SUNOCO 363 3799","legalName":"ATLANTIC T/A SUNOCO 363 3799","address":"100-08 W QUEEN LN","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2001-11-02","latestIssueDate":"2001-11-02","expirationDate":"2009-06-30","inactiveDate":"2008-04-10"},{"number":"286334","type":"Hazardous Materials","status":"Inactive","businessName":"SUNOCO INC #363-3799 (ATTN KATHLEEN MC CANEY)","legalName":"SUNOCO INC #363-3799","address":"100-08 W QUEEN LN","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2004-12-14","latestIssueDate":"2016-03-03","expirationDate":"2016-12-31","inactiveDate":"2017-03-01"},{"number":"315471","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"SUNOCO INC #0363-3799 (ATTN:  KATHY MCCANEY)","legalName":"SUNOCO INC #0363-3799","address":"100-08 W QUEEN LN","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2005-04-28","latestIssueDate":"2016-03-10","expirationDate":"2016-12-31","inactiveDate":"2017-03-01"},{"number":"440508","type":"Food Preparing and Serving","status":"Inactive","businessName":"KHALIDS CORP (SUNOCO A PLUS)","legalName":"KHALIDS CORP","address":"100-08 W QUEEN LN","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-04-04","latestIssueDate":"2022-04-06","expirationDate":"2023-04-30","inactiveDate":"2023-06-29"},{"number":"521317","type":"Dumpster License - Private Property","status":"Active","businessName":"KHALIDS CORP","legalName":"KHALIDS CORP","address":"100-08 W QUEEN LN","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-12-10","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null},{"number":"747340","type":"Hazardous Materials","status":"Closed","businessName":"Sunoco LLC (Sunoco # 0363-3799)","legalName":"Sunoco LLC","address":"100-08 W QUEEN LN","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2017-08-01","latestIssueDate":"2025-06-16","expirationDate":"2026-07-31","inactiveDate":null},{"number":"747341","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Active","businessName":"Sunoco LLC (Sunoco # 0363-3799)","legalName":"Sunoco LLC","address":"100-08 W QUEEN LN","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2017-08-01","latestIssueDate":"2026-06-17","expirationDate":"2027-07-31","inactiveDate":null},{"number":"0965662","type":"Food Preparing and Serving","status":"Active","businessName":"King Gas Inc","legalName":"King Gas Inc","address":"100-08 W QUEEN LN","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-11-15","latestIssueDate":"2025-11-20","expirationDate":"2026-11-14","inactiveDate":null}],"licenseActivity":[{"number":"0965662","type":"Food Preparing and Serving","businessName":"King Gas Inc","legalName":"King Gas Inc","issuedDate":"2024-11-15","latestIssueDate":"2025-11-20","closureDate":null,"expirationDate":"2026-11-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"747340","type":"Hazardous Materials","businessName":"Sunoco LLC (Sunoco # 0363-3799)","legalName":"Sunoco LLC","issuedDate":"2017-08-01","latestIssueDate":"2025-06-16","closureDate":null,"expirationDate":"2026-07-31","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"747341","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"Sunoco LLC (Sunoco # 0363-3799)","legalName":"Sunoco LLC","issuedDate":"2017-08-01","latestIssueDate":"2026-06-17","closureDate":null,"expirationDate":"2027-07-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"521317","type":"Dumpster License - Private Property","businessName":"KHALIDS CORP","legalName":"KHALIDS CORP","issuedDate":"2010-12-10","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"440508","type":"Food Preparing and Serving","businessName":"KHALIDS CORP (SUNOCO A PLUS)","legalName":"KHALIDS CORP","issuedDate":"2008-04-04","latestIssueDate":"2022-04-06","closureDate":"2023-06-29","expirationDate":"2023-04-30","inactiveDate":"2023-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"315471","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"SUNOCO INC #0363-3799 (ATTN:  KATHY MCCANEY)","legalName":"SUNOCO INC #0363-3799","issuedDate":"2005-04-28","latestIssueDate":"2016-03-10","closureDate":"2017-03-01","expirationDate":"2016-12-31","inactiveDate":"2017-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"286334","type":"Hazardous Materials","businessName":"SUNOCO INC #363-3799 (ATTN KATHLEEN MC CANEY)","legalName":"SUNOCO INC #363-3799","issuedDate":"2004-12-14","latestIssueDate":"2016-03-03","closureDate":"2017-03-01","expirationDate":"2016-12-31","inactiveDate":"2017-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"284464","type":"Hazardous Materials","businessName":"ATLANTIC T/A SUNOCO 363 3799","legalName":"ATLANTIC T/A SUNOCO 363 3799","issuedDate":"2001-11-02","latestIssueDate":"2001-11-02","closureDate":"2008-04-10","expirationDate":"2009-06-30","inactiveDate":"2008-04-10","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":["6 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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #422661: 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: GP-2022-000509 (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":"6 open L&I violations","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":"1 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 2, 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":"Hazardous Materials #284464: Inactive since Apr 10, 2008; Hazardous Materials #286334: Inactive since Mar 1, 2017; Motor Vehicle Repair / Fuel Dispensing #315471: Inactive since Mar 1, 2017; Food Preparing and Serving #440508: Inactive since Jun 29, 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":"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/"}]}