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CAPS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-11-27","underAppeal":false,"noticeUrl":null}]},{"number":"521357","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"CI","status":"CLOSED","createdDate":"2016-02-25","completedDate":"2016-05-17","noticeUrl":null,"violations":[{"number":"3851974","date":"2016-02-24","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-05-14","underAppeal":false,"noticeUrl":null},{"number":"3851973","date":"2016-02-24","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-05-14","underAppeal":false,"noticeUrl":null},{"number":"3851972","date":"2016-02-24","code":"FC-904.11/1","title":"FIRE-COMM KITCH EXHAUST 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7","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-11-04","underAppeal":false,"noticeUrl":null},{"number":"5141006","date":"2019-03-18","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-11-04","underAppeal":false,"noticeUrl":null},{"number":"5141007","date":"2019-03-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-11-04","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2007,"n":10,"worst":null},{"y":2009,"n":14,"worst":null},{"y":2011,"n":18,"worst":null},{"y":2013,"n":6,"worst":null},{"y":2016,"n":5,"worst":null},{"y":2019,"n":3,"worst":"EXTERIOR STRUCT UNSAFE COND 7"}],"investigations":[{"caseNumber":"84396","date":"2006-10-12","type":"BC INSP","status":"FAILED"},{"caseNumber":"84396","date":"2006-10-12","type":"BC INSP","status":"CLOSED"},{"caseNumber":"84396","date":"2006-11-02","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"98443","date":"2007-01-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"117742","date":"2007-06-19","type":"CI INSP","status":"FAILED"},{"caseNumber":"117742","date":"2007-08-07","type":"CI INSP","status":"PASSED"},{"caseNumber":"214596","date":"2009-09-12","type":"NTF INSP","status":"FAILED"},{"caseNumber":"214373","date":"2009-09-12","type":"NTF INSP","status":"CLOSED"},{"caseNumber":"214373","date":"2009-09-12","type":"NTF INSP","status":"FAILED"},{"caseNumber":"214596","date":"2009-09-18","type":"NTF INSP","status":"PASSED"},{"caseNumber":"214373","date":"2009-09-21","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"98443","date":"2009-12-10","type":"CI INSP","status":"PASSED"},{"caseNumber":"84396","date":"2010-11-24","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"295913","date":"2011-09-07","type":"CI INSP","status":"FAILED"},{"caseNumber":"295913","date":"2011-10-14","type":"CI INSP","status":"FAILED"},{"caseNumber":"295913","date":"2011-11-22","type":"CI INSP","status":"PASSED"},{"caseNumber":"409358","date":"2013-10-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"409358","date":"2013-11-27","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"521357","date":"2016-02-24","type":"CI INSP","status":"FAILED"},{"caseNumber":"521357","date":"2016-05-14","type":"CI INSP","status":"PASSED"},{"caseNumber":"676883","date":"2019-03-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"676883","date":"2019-04-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"676883","date":"2019-08-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"676883","date":"2019-11-04","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":0},{"y":2007,"fails":2,"passes":1},{"y":2009,"fails":2,"passes":3},{"y":2010,"fails":0,"passes":1},{"y":2011,"fails":2,"passes":1},{"y":2013,"fails":1,"passes":1},{"y":2016,"fails":1,"passes":1},{"y":2019,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.979237300080875,"lng":-75.21831499086909,"geom":{"type":"Polygon","coordinates":[[[-75.218552454,39.979061627],[-75.218316088,39.979436351],[-75.218099544,39.979355167],[-75.218260197,39.979094819],[-75.218552454,39.979061627]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2024-017531","type":"Fire Alarm Certification","inspectionDate":"2024-06-12","result":"Certified","expirationDate":"2025-06-12","buildingId":"1538171"},{"number":"BC-2024-017885","type":"Fire Alarm Certification","inspectionDate":"2024-06-17","result":"Certified","expirationDate":"2025-06-17","buildingId":"1538171"},{"number":"BC-2024-017895","type":"Fire Alarm Certification","inspectionDate":"2024-06-17","result":"Certified","expirationDate":"2025-06-17","buildingId":"1538171"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":null,"baths":null,"stories":4,"lotArea":8730,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"PO BOX 495, DRESHER PA, 19025","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR THE TAKE-OUT RESTAURANT WITH SEATING AND   BANQUET HALL INCLUDING LIVE ENTERTAINMENT/DANCING/MUSIC BY PATRONS (NIGHT CLUB) (NOTHING AS DEINED IN 14-1605) ON FIRST THRU 4TH FLOOR IN AN EXISTING FOUR STORY STRUCTURE.          ","status":"CLOSED","outcome":"Granted","date":"2009-11-10","number":"10210","relatedPermit":"237143"},{"type":"RB_LIRB","grounds":"I AM NOT UNDERSTANDING THE REFUSAL. I FEEL THAT I HAVE MET THE GROUNDS OF ALL THE CODES SPECIFIED AND REGULATIONS.","status":"OPEN","outcome":"MOOT","date":"2013-09-18","number":"20533","relatedPermit":"495413"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1138800,"taxable":1138800,"land":87300,"improvement":1051500,"taxableLand":87300,"taxableImprovement":1051500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1138800,"taxable":1138800,"land":87300,"improvement":1051500,"taxableLand":87300,"taxableImprovement":1051500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1237300,"taxable":1237300,"land":247501,"improvement":989799,"taxableLand":247501,"taxableImprovement":989799,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1137900,"taxable":1137900,"land":227580,"improvement":910320,"taxableLand":227580,"taxableImprovement":910320,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1137900,"taxable":1137900,"land":227580,"improvement":910320,"taxableLand":227580,"taxableImprovement":910320,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1137900,"taxable":1137900,"land":227580,"improvement":910320,"taxableLand":227580,"taxableImprovement":910320,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1137900,"taxable":1137900,"land":227580,"improvement":910320,"taxableLand":227580,"taxableImprovement":910320,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1207500,"taxable":1207500,"land":241510,"improvement":965990,"taxableLand":241510,"taxableImprovement":965990,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1207500,"taxable":1207500,"land":241510,"improvement":965990,"taxableLand":241510,"taxableImprovement":965990,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1138000,"taxable":1138000,"land":227609,"improvement":910391,"taxableLand":227609,"taxableImprovement":910391,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1138000,"taxable":1138000,"land":227609,"improvement":910391,"taxableLand":227609,"taxableImprovement":910391,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1138000,"taxable":1138000,"land":227600,"improvement":910400,"taxableLand":227600,"taxableImprovement":910400,"exemptLand":0,"exemptImprovement":0}],"taxNow":15930,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"70846","date":"2007-05-01","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INERT TANK AND CLOSE IN PLACE. 1) FLAMMABLE AND COMBUSTIBLE LIQUIDS SHALL BE REMOVED FROM TANK AND CONNECTED PIPING. 2) THE SUCTION,GAUGE,VAPOR RETURN AND VAPOR LINES SHALL BE DISCONNECTED 3) THE TANK SHALL BE FILLED COMPLETELY WITH APPROVED INERT SOLID MATERIAL. 4) REMAINING UNDERGROUND PIPING SHALL BE CAPPED OR PLUGGED. TANKS ABANDONED IN PLACE SHALL BE ABANDONED AS FOLLOWS:"},{"number":"199958","date":"2009-02-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"ABANDONED","completedDate":"2009-02-06","scope":"CATERING/BAKERY"},{"number":"170880","date":"2009-05-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2009-06-23","scope":"CERITIFICATE OF OCCUPANCY NOT REQUIRED MEMO FOR BANQUET HALL"},{"number":"237143","date":"2009-11-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-11-13","scope":"USE SPACE AS A BANQUET HALL AND RESTAURANT"},{"number":"250548","date":"2010-01-07","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":null,"scope":"LAWFUL OCCUPANCY OF 260 OCCUPANTS FOR FIRST FLOOR BANQUET HALL."},{"number":"GM-2021-010554","date":"2021-09-24","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-11-30","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2022-005851","date":"2022-06-20","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-08-20","scope":"FOR THE ERECTION OF A FENCE ENCLOSURE ABOVE THE TWO-STORY PORTION. SIZE AND LOCATION AS SHOWN ON PLANS. NO ROOF DECK OCCUPANCY."},{"number":"CP-2022-003771","date":"2022-09-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-08-20","scope":"FOR A LEVEL III ALTERATIONS TO AN EXISTING FOR A MIX-USED OCCUPANCY. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. BUILDING IS FULLY SPRINKLERED. STANDPIPE SYSTEM TO BE INSTALLED.ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK.**AMENDED AS OF 3/22/2023 FOR A MODIFICATION TO THE INTERIOR LAYOUT AS PER PLANS**"},{"number":"PP-2023-004555","date":"2023-04-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-07-08","scope":"Replace 16 toilets and 15 lavs"},{"number":"MP-2023-001889","date":"2023-07-24","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-08-08","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"FP-2023-001722","date":"2023-08-07","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-08-08","scope":"For relocating existing sprinkler heads as per NFPA 13, tying new standpipe into existing main with one new manual wet standpipe and 6\" backflow preventer as per approved plans."},{"number":"EP-2023-009165","date":"2023-10-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-06-18","scope":"Install 1,000 amp service 120/208V; 3 phase with 6 panels: (2) 125 amp panels, (1) 250 amp panel, (1) 400 amp panel, and (2) 200 amp panels. Rewire throughout building with lights, switches, outlets per plans and 2017 NEC."},{"number":"MP-2025-003526","date":"2025-07-15","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-07-14","scope":"FOR THE INSTALLATION OF ONE (1) 15'-0\" COMMERCIAL KITCHEN EXHAUST HOOD WITH A ROOF TOP EXHAUST FAN AND A MAKE UP AIR FAN WITH SUPPLY/EXHAUST DUCT WORK FOR KITCHEN. ALL WORK SHALL BE DONE PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. SEPARATE PERMIT REQUIRED FOR ALL OTHER WORK."},{"number":"FP-2025-001559","date":"2025-07-30","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"viol","w":"3 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2019,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2021,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"208769","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"H LOCKINGS CORP","legalName":"H LOCKINGS CORP","address":"4942-44 PARKSIDE AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-05-06","latestIssueDate":"2007-07-20","expirationDate":"2008-04-30","inactiveDate":"2008-08-05"},{"number":"453006","type":"Dumpster License - Private Property","status":"Active","businessName":"DCS NIGHTLIFE LLC","legalName":"DCS NIGHTLIFE LLC","address":"4942-44 PARKSIDE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2008-08-01","latestIssueDate":"2013-08-13","expirationDate":null,"inactiveDate":null},{"number":"453208","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"DCS NIGHTLIFE LLC","legalName":"DCS NIGHTLIFE LLC","address":"4942-44 PARKSIDE AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2008-08-05","latestIssueDate":"2017-05-02","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"495413","type":"Special Assembly Occupancy","status":"Inactive","businessName":"DCS NIGHTLIFE LLC","legalName":"DCS NIGHTLIFE LLC","address":"4942-44 PARKSIDE AVE","revenueCode":"3006","rentalCategory":null,"units":null,"issuedDate":"2010-06-24","latestIssueDate":"2016-04-30","expirationDate":"2016-08-31","inactiveDate":"2016-10-30"}],"licenseActivity":[{"number":"495413","type":"Special Assembly Occupancy","businessName":"DCS NIGHTLIFE LLC","legalName":"DCS NIGHTLIFE LLC","issuedDate":"2010-06-24","latestIssueDate":"2016-04-30","closureDate":"2016-10-30","expirationDate":"2016-08-31","inactiveDate":"2016-10-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"453208","type":"Food Preparing and Serving (30+ SEATS)","businessName":"DCS NIGHTLIFE LLC","legalName":"DCS NIGHTLIFE LLC","issuedDate":"2008-08-05","latestIssueDate":"2017-05-02","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"453006","type":"Dumpster License - Private Property","businessName":"DCS NIGHTLIFE LLC","legalName":"DCS NIGHTLIFE LLC","issuedDate":"2008-08-01","latestIssueDate":"2013-08-13","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"208769","type":"Food Preparing and Serving (30+ SEATS)","businessName":"H LOCKINGS CORP","legalName":"H LOCKINGS CORP","issuedDate":"2004-05-06","latestIssueDate":"2007-07-20","closureDate":"2008-08-05","expirationDate":"2008-04-30","inactiveDate":"2008-08-05","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[{"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":["6 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 #199958: ABANDONED.","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":"5 permits not marked completed: 70846 (EXPIRED), 199958 (ABANDONED), 250548 (EXPIRED), GM-2021-010554 (Expired), FP-2025-001559 (Issued). 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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 56 historical violations across 8 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 17, 2025","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":"13 failed, 9 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 4, 2019.","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 (30+ SEATS) #208769: Inactive since Aug 5, 2008; Food Preparing and Serving (30+ SEATS) #453208: Inactive since Jun 29, 2018; Special Assembly Occupancy #495413: Inactive since Oct 30, 2016","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/"}]}