{"asOf":"2026-07-31T06:26:18.658Z","block":"5800-5899 OLD YORK RD","blockUrl":"https://philadelphia.blockreport.homes/block/5800-5899-old-york-rd","address":"5829-31 OLD YORK RD","parcelNumber":"882681300","source":"https://property.phila.gov/?p=882681300","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":645000,"landAssessment":258000,"improvementAssessment":387000,"livableArea":3000,"yearBuilt":1960,"lastSale":{"price":10,"date":"2014-11-17T05:00:00Z"},"openViolations":4,"violations":[{"number":"VI-2024-075597","date":"2024-09-04","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-10-24","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-10-24","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855497860&hash=52A16AF2BD82070BF046ED3A8238E5972AA0E2FC1D2D12D70FCA8528C42C305C"},{"number":"VI-2024-075598","date":"2024-09-04","code":"PM15-304.1(K)","title":"FIRE ESCAPES, SIGNS, & BALCONIES","status":"COMPLIED","resolutionDate":"2024-10-24","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-10-24","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855497860&hash=52A16AF2BD82070BF046ED3A8238E5972AA0E2FC1D2D12D70FCA8528C42C305C"},{"number":"VI-2026-015070","date":"2026-03-17","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-08","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=971564560&hash=ADDEC15403DCCB9B9EB90335BCE5B824075C76A2BC337326D2130F597F3253CE"},{"number":"VI-2026-015071","date":"2026-03-17","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-08","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=971564560&hash=ADDEC15403DCCB9B9EB90335BCE5B824075C76A2BC337326D2130F597F3253CE"},{"number":"VI-2026-015072","date":"2026-03-17","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-08","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=971564560&hash=ADDEC15403DCCB9B9EB90335BCE5B824075C76A2BC337326D2130F597F3253CE"},{"number":"VI-2026-015073","date":"2026-03-17","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"COMPLIED","resolutionDate":"2026-07-08","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2026-07-08","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=971564560&hash=ADDEC15403DCCB9B9EB90335BCE5B824075C76A2BC337326D2130F597F3253CE"},{"number":"VI-2026-015074","date":"2026-03-17","code":"F-604.4","title":"MULTIPLUG ADAPTORS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-08","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=971564560&hash=ADDEC15403DCCB9B9EB90335BCE5B824075C76A2BC337326D2130F597F3253CE"}],"violationCases":[{"number":"CF-2024-097963","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2024-09-04","completedDate":"2024-10-24","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855497860&hash=52A16AF2BD82070BF046ED3A8238E5972AA0E2FC1D2D12D70FCA8528C42C305C","violations":[{"number":"VI-2024-075597","date":"2024-09-04","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-10-24","resolution":"COMPLIED - 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OWNER REPAIR","latestInvestigationDate":"2026-07-08","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=971564560&hash=ADDEC15403DCCB9B9EB90335BCE5B824075C76A2BC337326D2130F597F3253CE"},{"number":"VI-2026-015074","date":"2026-03-17","code":"F-604.4","title":"MULTIPLUG ADAPTORS\n","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2026-07-08","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=971564560&hash=ADDEC15403DCCB9B9EB90335BCE5B824075C76A2BC337326D2130F597F3253CE"}]}],"violYears":[{"y":2024,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2026,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2024-097963","date":"2024-09-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-097963","date":"2024-10-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-024393","date":"2026-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-024393","date":"2026-07-08","type":null,"status":"FAILED"}],"inspYears":[{"y":2024,"fails":1,"passes":1},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04240621920025,"lng":-75.14423492781299,"geom":{"type":"Polygon","coordinates":[[[-75.144233539,40.042099664],[-75.144302368,40.042106884],[-75.144304286,40.042570875],[-75.14428833,40.04264231],[-75.144118535,40.042618696],[-75.144233539,40.042099664]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19141","beds":null,"baths":null,"stories":1,"lotArea":6728,"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":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":357300,"taxable":357300,"land":347000,"improvement":10300,"taxableLand":347000,"taxableImprovement":10300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":357300,"taxable":357300,"land":347000,"improvement":10300,"taxableLand":347000,"taxableImprovement":10300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":618000,"taxable":618000,"land":370800,"improvement":247200,"taxableLand":370800,"taxableImprovement":247200,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":596400,"taxable":596400,"land":357840,"improvement":238560,"taxableLand":357840,"taxableImprovement":238560,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":596400,"taxable":596400,"land":357840,"improvement":238560,"taxableLand":357840,"taxableImprovement":238560,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":596400,"taxable":596400,"land":357840,"improvement":238560,"taxableLand":357840,"taxableImprovement":238560,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":596400,"taxable":596400,"land":357840,"improvement":238560,"taxableLand":357840,"taxableImprovement":238560,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":651700,"taxable":651700,"land":130340,"improvement":521360,"taxableLand":130340,"taxableImprovement":521360,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":651700,"taxable":651700,"land":130340,"improvement":521360,"taxableLand":130340,"taxableImprovement":521360,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":645000,"taxable":645000,"land":451500,"improvement":193500,"taxableLand":451500,"taxableImprovement":193500,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":645000,"taxable":645000,"land":451500,"improvement":193500,"taxableLand":451500,"taxableImprovement":193500,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":645000,"taxable":645000,"land":258000,"improvement":387000,"taxableLand":258000,"taxableImprovement":387000,"exemptLand":0,"exemptImprovement":0}],"taxNow":9029,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"265168","date":"2010-04-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-02-17","scope":"REPLACE TWO (2) DISPENSERS AS PER PLAN AND INSTALLATION MANUAL. ALL WORK TO BE IN ACCORDANCE WITH PENNSYLVANIA D.E.P. REGULATIONS, ALL APPLICABLE CODES, NFPA 30 AND NFPA 31."},{"number":"422685","date":"2012-09-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-09-06","scope":"REPLACE EXISTING SIGN INSERT, FOR GAS STATION (SIZE & LOCATION IS SAME)"},{"number":"434710","date":"2012-11-16","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":"461927","date":"2013-04-30","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR THE REMOVAL AND REINSTALLATION OF TWO (2) EXISTING TANKS USED FOR ETHANOL- SAME EQUIP SAME LOCATION. ALL WORK TO BE IN ACCORDANCE WITH PENNSYLVANIA D.E.P. REGUALTIONS, ALL APPLICABLE CODES, NFPA 30, AND NFPA 31."},{"number":"494054","date":"2013-10-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-01-27","scope":"FOR EXTERIOR ALTERATIONS INCLUDING INSTALLATION OF DORMER 6' HIGH DORMER 17' WIDE 6/12 PITCH 2X10 FRAMING 5/8 PLYWOOD SHINGLE AS PER PLAN. NO NEW SIGNS ON THIS APPLICATION. EXISTING SIGN TO REMAIN."},{"number":"ZP-2021-011605","date":"2021-10-15","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-01-20","scope":"FOR THE REMOVAL OF THREE (3) NON-ILLUMINATED WALL SIGNS, THE ERECTION OF THREE (3) STATICALLY ILLUMINATED WALL SIGNS, AND THE REPLACEMENT OF ONE (1) DOUBLE-FACED STATICALLY ILLUMINATED FREESTANDING SIGN (NO CHANGE IN SIZE, HEIGHT OR DEGREE OF ILLUMINATION). SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"GP-2021-011614","date":"2021-10-25","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-01-20","scope":"FOR THE REMOVAL OF THREE (3) NON-ILLUMINATED WALL SIGNS AND FOR THE ERECTION OF THREE (3) STATICALLY ILLUMINATED WALL SIGNS, AND THE REPLACEMENT OF ONE (1) DOUBLE-FACED STATICALLY ILLUMINATED FREESTANDING SIGN (NO CHANGE IN SIZE, HEIGHT OR DEGREE OF ILLUMINATION). SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS SEALED BY STRUCTURAL ENGINEER. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"GP-2021-009417","date":"2021-11-16","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-09-06","scope":"For the removal of 2- 8,000 gallon tanks and lines and install 2- 20,000 gallon gas tanks and lines as per plans."},{"number":"EP-2021-013445","date":"2021-12-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-11-17","scope":"Pick up existing conduits from tank field and run to new tanks. Pull new wire for Veeder root and power as per 2017 NEC."},{"number":"ZP-2024-010971","date":"2024-11-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-06-09","scope":"FOR THE RECONSTRUCTION OF A METAL CANOPY, WHICH WAS DESTROYED BY A THIRD PARTY OVER WHICH THE OWNER HAS NO CONTROL, AS PER SECTION 14-305(10) OF THE PHILADELPHIA ZONING CODE. SIZE AND LOCATION AS SHOWN IN THE PLAN."},{"number":"CP-2024-006019","date":"2025-03-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-06-09","scope":"FOR THE ERECTION OF CANOPY AS PER APPROVED PLAN. NO OTHER WORK ON THIS PERMIT."},{"number":"EP-2025-004213","date":"2025-05-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-15","scope":"Install conduit and wire to 4 LED canopy lights"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Major alteration"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2021,"k":"permit","w":"Sign"},{"y":2021,"k":"permit","w":"Tank Install/Removal"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"5 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"202935","type":"Food Preparing and Serving","status":"Inactive","businessName":"NAEEM AND NAIM INC (SUNOCO A PLUS)","legalName":"NAEEM AND NAIM INC","address":"5829-31 OLD YORK RD","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-03","latestIssueDate":"2025-07-23","expirationDate":"2026-04-30","inactiveDate":"2026-06-29"},{"number":"299939","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"SUNOCO INC (R&M) (ATTN K MCCANEY)","legalName":"SUNOCO INC (R&M)","address":"5829-31 OLD YORK RD","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2004-10-02","latestIssueDate":"2016-03-10","expirationDate":"2016-12-31","inactiveDate":"2017-03-01"},{"number":"511040","type":"Dumpster License - Private Property","status":"Active","businessName":"NAEEM AND NAIM INC","legalName":"NAEEM AND NAIM INC","address":"5829-31 OLD YORK RD","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-08-10","latestIssueDate":"2013-07-20","expirationDate":null,"inactiveDate":null},{"number":"771510","type":"Hazardous Materials","status":"Closed","businessName":"Sunoco LLC (Sunoco # 0363-1678)","legalName":"Sunoco LLC","address":"5829-31 OLD YORK RD","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2018-04-04","latestIssueDate":"2026-03-05","expirationDate":"2027-04-03","inactiveDate":null},{"number":"771511","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Active","businessName":"Sunoco LLC (Sunoco # 0363-1678)","legalName":"Sunoco LLC","address":"5829-31 OLD YORK RD","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2018-04-04","latestIssueDate":"2026-03-06","expirationDate":"2027-04-03","inactiveDate":null}],"licenseActivity":[{"number":"771510","type":"Hazardous Materials","businessName":"Sunoco LLC (Sunoco # 0363-1678)","legalName":"Sunoco LLC","issuedDate":"2018-04-04","latestIssueDate":"2026-03-05","closureDate":null,"expirationDate":"2027-04-03","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"771511","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"Sunoco LLC (Sunoco # 0363-1678)","legalName":"Sunoco LLC","issuedDate":"2018-04-04","latestIssueDate":"2026-03-06","closureDate":null,"expirationDate":"2027-04-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"511040","type":"Dumpster License - Private Property","businessName":"NAEEM AND NAIM INC","legalName":"NAEEM AND NAIM INC","issuedDate":"2010-08-10","latestIssueDate":"2013-07-20","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"299939","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"SUNOCO INC (R&M) (ATTN K MCCANEY)","legalName":"SUNOCO INC (R&M)","issuedDate":"2004-10-02","latestIssueDate":"2016-03-10","closureDate":"2017-03-01","expirationDate":"2016-12-31","inactiveDate":"2017-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"202935","type":"Food Preparing and Serving","businessName":"NAEEM AND NAIM INC (SUNOCO A PLUS)","legalName":"NAEEM AND NAIM INC","issuedDate":"2004-05-03","latestIssueDate":"2025-07-23","closureDate":"2026-06-29","expirationDate":"2026-04-30","inactiveDate":"2026-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","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":["4 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."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["3 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #422685: 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: 461927 (EXPIRED).","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":"4 open L&I violations","finding":"7 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 Jul 8, 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 Preparing and Serving #202935: Inactive since Jun 29, 2026; Motor Vehicle Repair / Fuel Dispensing #299939: Inactive since Mar 1, 2017; Hazardous Materials #771510: Closed","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/"}]}