{"asOf":"2026-07-19T08:21:35.376Z","block":"6400-6499 HARBISON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6400-6499-harbison-ave","address":"6401-15 HARBISON AVE","parcelNumber":"882739100","source":"https://property.phila.gov/?p=882739100","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":"SPEEDWAY LLC","coOwner":null,"marketValue":806000,"landAssessment":322400,"improvementAssessment":483600,"livableArea":1240,"yearBuilt":1970,"lastSale":{"price":1,"date":"2016-04-04T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"27428","date":"2004-06-07","type":"L_CLIP","status":"FAILED"},{"caseNumber":"27428","date":"2004-07-12","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"35554","date":"2005-01-04","type":"L_CLIP","status":"FAILED"},{"caseNumber":"35554","date":"2005-02-03","type":"L_CLIP","status":"CLOSED"}],"inspYears":[{"y":2004,"fails":1,"passes":0},{"y":2005,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03225878374016,"lng":-75.06302859228724,"geom":{"type":"Polygon","coordinates":[[[-75.063121371,40.031925359],[-75.063164369,40.031931492],[-75.063274119,40.032423296],[-75.062880688,40.032477299],[-75.062698077,40.032374499],[-75.063121371,40.031925359]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2021-005869","type":"Special Hazards Certification","inspectionDate":"2021-10-21","result":"Certified","expirationDate":"2022-10-20","buildingId":"1321572"},{"number":"BC-2022-005250","type":"Special Hazards Certification","inspectionDate":"2022-04-19","result":"Certified","expirationDate":"2023-04-19","buildingId":"1321027"},{"number":"BC-2022-015120","type":"Special Hazards Certification","inspectionDate":"2022-10-21","result":"Certified","expirationDate":"2023-10-21","buildingId":"1321572"},{"number":"BC-2023-007643","type":"Special Hazards Certification","inspectionDate":"2023-04-07","result":"Certified","expirationDate":"2024-04-07","buildingId":"1321027"},{"number":"BC-2023-021068","type":"Special Hazards Certification","inspectionDate":"2023-10-06","result":"Certified","expirationDate":"2024-10-06","buildingId":"1321027"},{"number":"BC-2024-009169","type":"Special Hazards Certification","inspectionDate":"2024-04-04","result":"Certified","expirationDate":"2025-04-04","buildingId":"1321027"},{"number":"BC-2024-014315","type":"Special Hazards Certification","inspectionDate":"2024-04-04","result":"Deficient","expirationDate":null,"buildingId":"1321027"},{"number":"BC-2025-000747","type":"Special Hazards Certification","inspectionDate":"2025-01-09","result":"Certified","expirationDate":"2026-01-09","buildingId":"1321027"},{"number":"BC-2025-012192","type":"Fire Alarm Certification","inspectionDate":"2025-03-24","result":"Certified","expirationDate":"2026-03-24","buildingId":"1321027"},{"number":"BC-2025-024576","type":"Special Hazards Certification","inspectionDate":"2025-09-19","result":"Certified","expirationDate":"2026-09-19","buildingId":"1321027"},{"number":"BC-2026-013656","type":"Special Hazards Certification","inspectionDate":"2026-05-13","result":"Certified","expirationDate":"2027-05-13","buildingId":"1321027"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19149","beds":null,"baths":null,"stories":1,"lotArea":17270,"zoning":"CA1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"16220 N SCOTTSDALE RD, SCOTTSDALE AZ, 85254","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE REPLACEMENT OF ONE (1) FREE-STANDING DOUBLE-FACED INTERNALLY ILLUMINATED SIGN WITH A DOUBLE-FACED ANIMATED ELECTRONIC MESSAGE SIGN (SIGN \"A\"). NO CHANGE IN SIZE OR AREA OF PREVIOUSLY APPROVED SIGNS. SIGN ACCESSORY TO AN EXIST","status":"In Process","outcome":"Complete","date":"2021-08-05","number":"39277","relatedPermit":"1013978"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE REPLACEMENT OF ONE (1) FREE-STANDING DOUBLE-FACED INTERNALLY ILLUMINATED SIGN WITH A DOUBLE-FACED ANIMATED ELECTRONIC MESSAGE SIGN (SIGN \"A\"). NO CHANGE IN SIZE OR AREA OF PREVIOUSLY APPROVED SIGNS. SIGN ACCESSORY TO AN EXIST","status":"In Process","outcome":"Complete","date":"2022-02-15","number":"HA-2021-004963","relatedPermit":"1013978"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":826800,"taxable":826800,"land":821800,"improvement":5000,"taxableLand":821800,"taxableImprovement":5000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":826800,"taxable":826800,"land":821800,"improvement":5000,"taxableLand":821800,"taxableImprovement":5000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":794100,"taxable":794100,"land":595626,"improvement":198474,"taxableLand":595626,"taxableImprovement":198474,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":741900,"taxable":741900,"land":445140,"improvement":296760,"taxableLand":445140,"taxableImprovement":296760,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":741900,"taxable":741900,"land":445140,"improvement":296760,"taxableLand":445140,"taxableImprovement":296760,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":741900,"taxable":741900,"land":445140,"improvement":296760,"taxableLand":445140,"taxableImprovement":296760,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":741900,"taxable":741900,"land":445140,"improvement":296760,"taxableLand":445140,"taxableImprovement":296760,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":810700,"taxable":810700,"land":567486,"improvement":243214,"taxableLand":567486,"taxableImprovement":243214,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":810700,"taxable":810700,"land":567486,"improvement":243214,"taxableLand":567486,"taxableImprovement":243214,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":806000,"taxable":806000,"land":564200,"improvement":241800,"taxableLand":564200,"taxableImprovement":241800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":806000,"taxable":806000,"land":564200,"improvement":241800,"taxableLand":564200,"taxableImprovement":241800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":806000,"taxable":806000,"land":322400,"improvement":483600,"taxableLand":322400,"taxableImprovement":483600,"exemptLand":0,"exemptImprovement":0}],"taxNow":11282,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"130075","date":"2008-02-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2008-05-08","scope":"INSTALL ANSUL R-102 - 9 GAL. SYSTEM"},{"number":"152425","date":"2008-05-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-06-15","scope":"INSTALLATION OF AN APPROVED FIRE ALARM SYSTEM ACCORDING TO NFPA 72 AND LOCAL FIRE ALARM DEVICES. (EAST DIST)"},{"number":"520246","date":"2014-04-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-04-25","scope":"FOR THE PARTIAL REFACE OF ONE (1) EXIST. FREE STANDING DOUBLE-FACED STATICALLY ILLUMINATED ACCESSORY SIGN; SIZE & LOCATION AS SHOWN IN APPROVED PLANS. FOR USE AS RETAIL SALE OF FOOD, BEVERAGES, & GROCERIES, GASOLINE STATION, & ACCESSORY OFF-STREET PARKING FOR FOUR (4) SPACES & SIGNAGE AS PREVIOUSLY APPROVED. *** SEE 06400 BROUS AVE IN PERMIT TRACKING & WEBXTNDR FOR ADD'L PROPERTY HISTORY ***"},{"number":"595652","date":"2015-04-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-04-14","scope":"REFACE/REMOVE/INSTALL/ SIGNS/CANOPIES/KIOSKS PER PLANS"},{"number":"595656","date":"2015-04-14","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2015-05-20","scope":"REMOVE EXISTING WALL SIGN AT BUILDING AND TWO (2) SIGNS AT FUELING CANOPY PERIMETER. INSTALL TWO (2) NEW WALL SIGNS AT BUILDING AND TWO (2) NEW WALLS SIGNS AT FUELING CANOPY. FOR DOCUMENTATION OF BUILDING PERMIT NOT REQUIRED TO REPLACE FACES ON ONE (1), DOUBLE-FACED, FREE-STANDING SIGN (POST SUPPORTS AND INTERIOR FRAMEWORK TO REMAIN). SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL WORK."},{"number":"610565","date":"2015-05-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-10","scope":"INSTALL 2 30 AMP 240V RECEPTACLES FOR A TACO WARMER AS PER 2008 NEC. (EAST DISTRICT)"},{"number":"GP-2024-009172","date":"2024-11-01","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-02-08","scope":"TANK REMOVAL PERMIT - REMOVE ONE (1) UNDERGROUND STORAGE TANKS (UST). THE REMOVAL MUST COMPLY WITH THE REGULATIONS OF THE PENNSYLVANIA DEPARTMENT OF ENVIRONMENTAL PROTECTION (PADEP)."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2004,"k":"insp","w":"Inspection failed"},{"y":2005,"k":"insp","w":"Inspection failed"},{"y":2008,"k":"permit","w":"Suppression"},{"y":2008,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"Sign"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2021,"k":"appeal","w":"Appeal complete"},{"y":2022,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"permit","w":"Tank Install/Removal"}],"rented":false,"licenses":[{"number":"286297","type":"Hazardous Materials","status":"Inactive","businessName":"AMERADA HESS CORP  38512 (J FLAHERTY)","legalName":"AMERADA HESS CORP  38512","address":"6401-15 HARBISON AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2004-12-11","latestIssueDate":"2013-12-16","expirationDate":"2014-12-31","inactiveDate":"2014-09-12"},{"number":"334749","type":"Motor Vehicle Repair / Retail Mobile Dispensing","status":"Inactive","businessName":"AMERADA HESS CORP  38523 (JANICE FLAHERTY)","legalName":"AMERADA HESS CORP  38523","address":"6401-15 HARBISON AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2005-08-30","latestIssueDate":"2013-12-16","expirationDate":"2014-12-31","inactiveDate":"2014-07-29"},{"number":"338935","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"AMERADA HESS CORP  38523 (JANICE FLAHERTY)","legalName":"AMERADA HESS CORP  38523","address":"6401-15 HARBISON AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2005-10-05","latestIssueDate":"2014-04-26","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"390718","type":"Dumpster License - Private Property","status":"Inactive","businessName":"KFC US PROPERTIES INC","legalName":"KFC US PROPERTIES INC","address":"6401-15 HARBISON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2006-11-08","latestIssueDate":"2006-11-08","expirationDate":"2010-07-31","inactiveDate":null},{"number":"394884","type":"Food Preparing and Serving","status":"Inactive","businessName":"KFC US PROPERTIES INC (ATTN: LICENSING DEPARTMENT)","legalName":"KFC US PROPERTIES INC","address":"6401-15 HARBISON AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-12-20","latestIssueDate":"2010-10-21","expirationDate":"2010-04-30","inactiveDate":"2012-12-22"},{"number":"636378","type":"Motor Vehicle Repair / Retail Mobile Dispensing","status":"Inactive","businessName":"HESS RETAIL OPERATIONS LLC (SPEEDWAY #06798)","legalName":"HESS RETAIL OPERATIONS LLC","address":"6401-15 HARBISON AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2014-07-29","latestIssueDate":"2014-07-29","expirationDate":"2014-12-31","inactiveDate":"2015-03-01"},{"number":"638600","type":"Dumpster License - Private Property","status":"Active","businessName":"HESS RETAIL OPERATIONS LLC (SPEEDWAY #06798)","legalName":"HESS RETAIL OPERATIONS LLC","address":"6401-15 HARBISON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-08-14","latestIssueDate":"2014-08-14","expirationDate":null,"inactiveDate":null},{"number":"641524","type":"Hazardous Materials","status":"Closed","businessName":"HESS RETAIL OPERATIONS LLC (SPEEDWAY #06798)","legalName":"HESS RETAIL OPERATIONS LLC","address":"6401-15 HARBISON AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2014-10-01","latestIssueDate":"2015-01-30","expirationDate":"2015-12-31","inactiveDate":null},{"number":"683993","type":"Dumpster License - Private Property","status":"Active","businessName":"SPEEDWAY LLC","legalName":"SPEEDWAY LLC","address":"6401-15 HARBISON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2015-11-14","latestIssueDate":"2015-11-14","expirationDate":null,"inactiveDate":null},{"number":"683919","type":"Motor Vehicle Repair / Retail Mobile Dispensing","status":"Active","businessName":"SPEEDWAY LLC","legalName":"SPEEDWAY LLC","address":"6401-15 HARBISON AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2015-11-14","latestIssueDate":"2025-12-31","expirationDate":"2026-12-31","inactiveDate":null},{"number":"683898","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"SPEEDWAY LLC","legalName":"SPEEDWAY LLC","address":"6401-15 HARBISON AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2015-11-14","latestIssueDate":"2026-03-16","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"683993","type":"Dumpster License - Private Property","businessName":"SPEEDWAY LLC","legalName":"SPEEDWAY LLC","issuedDate":"2015-11-14","latestIssueDate":"2015-11-14","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"683898","type":"Food Establishment, Retail Permanent Location","businessName":"SPEEDWAY LLC","legalName":"SPEEDWAY LLC","issuedDate":"2015-11-14","latestIssueDate":"2026-03-16","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"683919","type":"Motor Vehicle Repair / Retail Mobile Dispensing","businessName":"SPEEDWAY LLC","legalName":"SPEEDWAY LLC","issuedDate":"2015-11-14","latestIssueDate":"2025-12-31","closureDate":null,"expirationDate":"2026-12-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"641524","type":"Hazardous Materials","businessName":"HESS RETAIL OPERATIONS LLC (SPEEDWAY #06798)","legalName":"HESS RETAIL OPERATIONS LLC","issuedDate":"2014-10-01","latestIssueDate":"2015-01-30","closureDate":"2015-12-31","expirationDate":"2015-12-31","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"638600","type":"Dumpster License - Private Property","businessName":"HESS RETAIL OPERATIONS LLC (SPEEDWAY #06798)","legalName":"HESS RETAIL OPERATIONS LLC","issuedDate":"2014-08-14","latestIssueDate":"2014-08-14","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"636378","type":"Motor Vehicle Repair / Retail Mobile Dispensing","businessName":"HESS RETAIL OPERATIONS LLC (SPEEDWAY #06798)","legalName":"HESS RETAIL OPERATIONS LLC","issuedDate":"2014-07-29","latestIssueDate":"2014-07-29","closureDate":"2015-03-01","expirationDate":"2014-12-31","inactiveDate":"2015-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"394884","type":"Food Preparing and Serving","businessName":"KFC US PROPERTIES INC (ATTN: LICENSING DEPARTMENT)","legalName":"KFC US PROPERTIES INC","issuedDate":"2006-12-20","latestIssueDate":"2010-10-21","closureDate":"2012-12-22","expirationDate":"2010-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"390718","type":"Dumpster License - Private Property","businessName":"KFC US PROPERTIES INC","legalName":"KFC US PROPERTIES INC","issuedDate":"2006-11-08","latestIssueDate":"2006-11-08","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"338935","type":"Food Establishment, Retail Permanent Location","businessName":"AMERADA HESS CORP  38523 (JANICE FLAHERTY)","legalName":"AMERADA HESS CORP  38523","issuedDate":"2005-10-05","latestIssueDate":"2014-04-26","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"334749","type":"Motor Vehicle Repair / Retail Mobile Dispensing","businessName":"AMERADA HESS CORP  38523 (JANICE FLAHERTY)","legalName":"AMERADA HESS CORP  38523","issuedDate":"2005-08-30","latestIssueDate":"2013-12-16","closureDate":"2014-07-29","expirationDate":"2014-12-31","inactiveDate":"2014-07-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"286297","type":"Hazardous Materials","businessName":"AMERADA HESS CORP  38512 (J FLAHERTY)","legalName":"AMERADA HESS CORP  38512","issuedDate":"2004-12-11","latestIssueDate":"2013-12-16","closureDate":"2014-09-12","expirationDate":"2014-12-31","inactiveDate":"2014-09-12","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-10","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #520246: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through May 13, 2027; Fire Alarm Certification: Certified through Mar 24, 2026","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 0 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Feb 3, 2005.","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 #286297: Inactive since Sep 12, 2014; Motor Vehicle Repair / Retail Mobile Dispensing #334749: Inactive since Jul 29, 2014; Food Establishment, Retail Permanent Location #338935: Inactive since Jun 29, 2015; Dumpster License - Private Property #390718: 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/"}]}