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NO SIGN ON THIS APPLICATIO\n\nThe permit for the above location cannot be issued because the proposal does no","status":"Dismissed / Withdrawn","outcome":"Dismissed","date":"2023-02-28","number":"ZP-2022-001049","relatedPermit":"ZP-2022-001049"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1300000,"taxable":1300000,"land":645675,"improvement":654325,"taxableLand":645675,"taxableImprovement":654325,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1300000,"taxable":1300000,"land":645675,"improvement":654325,"taxableLand":645675,"taxableImprovement":654325,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1412400,"taxable":1412400,"land":423730,"improvement":988670,"taxableLand":423730,"taxableImprovement":988670,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1298800,"taxable":1298800,"land":779280,"improvement":519520,"taxableLand":779280,"taxableImprovement":519520,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1298800,"taxable":1298800,"land":779280,"improvement":519520,"taxableLand":779280,"taxableImprovement":519520,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1298800,"taxable":1298800,"land":779280,"improvement":519520,"taxableLand":779280,"taxableImprovement":519520,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1298800,"taxable":1298800,"land":779280,"improvement":519520,"taxableLand":779280,"taxableImprovement":519520,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1419200,"taxable":1419200,"land":993464,"improvement":425736,"taxableLand":993464,"taxableImprovement":425736,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1419200,"taxable":1419200,"land":993464,"improvement":425736,"taxableLand":993464,"taxableImprovement":425736,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1419200,"taxable":1419200,"land":993440,"improvement":425760,"taxableLand":993440,"taxableImprovement":425760,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1419200,"taxable":1419200,"land":993440,"improvement":425760,"taxableLand":993440,"taxableImprovement":425760,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1419200,"taxable":1419200,"land":567600,"improvement":851600,"taxableLand":567600,"taxableImprovement":851600,"exemptLand":0,"exemptImprovement":0}],"taxNow":19866,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"344658","date":"2011-06-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-06-15","scope":"ZONING TO ERECT (1) EQUIP CABINET & (1) EQUIP RACK & ERECT (3) LTE ANTENNAS & (3) GSM ANTENNAS & (3) RRHS & (1) GPS ANTENNA"},{"number":"348316","date":"2011-07-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2012-02-08","scope":"ERECT (3) LTE ANTENNAS, (3) RRH'S, ERECT (3) GSM ANTENNAS, (1) GPS ANTENNA, ERECT (1) EQUIPMENT CABINET, (1) EQUIPMENT RACK."},{"number":"395230","date":"2012-03-23","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-08-28","scope":"EXTENSION OF PERMIT # 348316 PURSUANT TO PA ACT 46. THIS EXTENSION TO EXPIRE ON JULY 2, 2013 UNLESS EXTENDED BY OTHER PORTIONS OF THE PHILADELPHIA CODE. CONTACT DISTRICT OFFICE TO INSTITUTE THE RQUIRED INSPECTIONS."},{"number":"1036812","date":"2020-01-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-02-11","scope":"MAKE SAFE PERMIT- REPAIRS TO THE SERVICE STATION KIOSK FIRE DAMAGED WITH NO STRUCTURAL DAMAGE, REPAIRS TO INCLUDE REPLACING CEILING GWB AND FINISH, SUSPENDED CEILING, REPLACE ALL EXTERIOR GLASS, CLEANING OF ALL FIRE SOOT AND WATER DAMAGE AS PER THE ENGINEER'S REPORT TO RESOLVE CASE #710533. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #710533. REPAIRS TO THE SERVICE STATION KIOSK FIRE DAMAGED WITH NO STRUCTURAL DAMAGE, REPAIRS TO INCLUDE REPLACING CEILING GWB AND FINISH, SUSPENDED CEILING, REPLACE ALL EXTERIOR GLASS, AS PER THE ENGINEER'S REPORT."},{"number":"1049127","date":"2020-02-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-06-28","scope":"REPLACE 10 WALL OUTLETS, REPLACE (9)2X4 FIXTURES, REPLACE 3 EM/EXIT FIXTURES AND REPLACE 3 REMOTE HEADS USING EXISTING WIRING IN SAME LOCATION PER 2017 NEC"},{"number":"ZP-2021-003235","date":"2021-06-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Vehicle Repair and Maintenance."},{"number":"ZP-2023-006498","date":"2024-01-24","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Cancelled","completedDate":"2025-07-25","scope":"For the erection of a detached structure (partially located within the Regulatory Floodway), size and location as shown on plan/application; no change to height or area of existing detached structure on the site."},{"number":"ZP-2025-012102","date":"2026-05-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A ONE (1) STORY DETACHED STRUCTURE FOR USE AS PERSONAL VEHICLE REPAIR AND MAINTENANCE (CAR WASH), ON THE SAME LOT WITH AN EXISTING VEHICLE FUELING STATION, SIZE AND LOCATION AS SHOWN ON THE PLANS."},{"number":"ZP-2022-001049","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2023-03-08","scope":null}],"storyTag":"New construction","storyDelta":0.74,"timeline":[{"y":2020,"k":"sale","p":1675167},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"viol","w":"6 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2023,"k":"appeal","w":"Appeal dismissed"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"279024","type":"Dumpster License - Private Property","status":"Inactive","businessName":"CVS #2165","legalName":"CVS #2165","address":"2200 ISLAND AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2000-01-19","latestIssueDate":"2000-01-19","expirationDate":"2010-07-31","inactiveDate":null},{"number":"280244","type":"Dumpster License - Private Property","status":"Inactive","businessName":"BP PRODUCTS NORTH AMERICA INC","legalName":"BP PRODUCTS NORTH AMERICA INC","address":"2200 ISLAND AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2001-05-02","latestIssueDate":"2001-05-02","expirationDate":"2010-07-31","inactiveDate":null},{"number":"285811","type":"Hazardous Materials","status":"Inactive","businessName":"BP PRODUCTS NORTH AMERICA INC","legalName":"BP PRODUCTS NORTH AMERICA INC","address":"2200 ISLAND AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2001-11-10","latestIssueDate":"2001-11-10","expirationDate":"2009-06-30","inactiveDate":null},{"number":"203157","type":"Food Preparing and Serving","status":"Inactive","businessName":"BP AMOCO #4493","legalName":"BP AMOCO #4493","address":"2200 ISLAND AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-05-16","latestIssueDate":"2003-05-16","expirationDate":"2004-04-30","inactiveDate":null},{"number":"282019","type":"Dumpster License - Private Property","status":"Inactive","businessName":"ARIHANT ENTERPRISES INC","legalName":"ARIHANT ENTERPRISES INC","address":"2200 ISLAND AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2004-03-29","latestIssueDate":"2010-07-07","expirationDate":"2011-07-31","inactiveDate":null},{"number":"208366","type":"Food Preparing and Serving","status":"Inactive","businessName":"ARIHANT ENTERPRISE INC","legalName":"ARIHANT ENTERPRISE INC","address":"2200 ISLAND AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-08-05","latestIssueDate":"2010-04-29","expirationDate":"2011-04-30","inactiveDate":"2012-12-22"},{"number":"299886","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"ARIHANT ENTERPRISE INC","legalName":"ARIHANT ENTERPRISE INC","address":"2200 ISLAND AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2004-09-05","latestIssueDate":"2011-01-18","expirationDate":"2011-12-31","inactiveDate":"2012-07-24"},{"number":"286745","type":"Hazardous Materials","status":"Inactive","businessName":"ARIHANT ENTERPRISE INC","legalName":"ARIHANT ENTERPRISE INC","address":"2200 ISLAND AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2007-08-23","latestIssueDate":"2011-01-18","expirationDate":"2011-12-31","inactiveDate":"2012-07-24"},{"number":"529684","type":"Dumpster License - Private Property","status":"Inactive","businessName":"TEG BAHADUR CORP (ISLAND AVE BP)","legalName":"TEG BAHADUR CORP","address":"2200 ISLAND AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-04-06","latestIssueDate":"2011-07-19","expirationDate":"2012-07-31","inactiveDate":null},{"number":"529686","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"TEG BAHADUR CORP (ISLAND AVE BP)","legalName":"TEG BAHADUR CORP","address":"2200 ISLAND AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2011-04-06","latestIssueDate":"2015-02-10","expirationDate":"2015-12-31","inactiveDate":"2016-02-29"},{"number":"582814","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"TEG BAHADUR CORP (ISLAND AVE BP)","legalName":"TEG BAHADUR CORP","address":"2200 ISLAND AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2013-01-23","latestIssueDate":"2013-04-27","expirationDate":"2014-04-30","inactiveDate":null},{"number":"686627","type":"Dumpster License - Private Property","status":"Active","businessName":"FIRST STONE PETROLEUM INC","legalName":"FIRST STONE PETROLEUM INC","address":"2200 ISLAND AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2015-12-16","latestIssueDate":"2015-12-16","expirationDate":null,"inactiveDate":null},{"number":"686625","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Active","businessName":"FIRST STONE PETROLEUM INC","legalName":"FIRST STONE PETROLEUM INC","address":"2200 ISLAND AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2015-12-16","latestIssueDate":"2025-11-24","expirationDate":"2026-12-31","inactiveDate":null},{"number":"693608","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"FIRST STONE PETROLEUM INC","legalName":"FIRST STONE PETROLEUM INC","address":"2200 ISLAND AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2016-03-04","latestIssueDate":"2026-02-18","expirationDate":"2027-03-01","inactiveDate":null},{"number":"714106","type":"Hazardous Materials","status":"Active","businessName":"FIRST STONE PETROLEUM INC","legalName":"FIRST STONE PETROLEUM INC","address":"2200 ISLAND AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2016-09-15","latestIssueDate":"2025-12-10","expirationDate":"2026-09-14","inactiveDate":null}],"licenseActivity":[{"number":"714106","type":"Hazardous Materials","businessName":"FIRST STONE PETROLEUM INC","legalName":"FIRST STONE PETROLEUM INC","issuedDate":"2016-09-15","latestIssueDate":"2025-12-10","closureDate":null,"expirationDate":"2026-09-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"693608","type":"Food Establishment, Retail Permanent Location","businessName":"FIRST STONE PETROLEUM INC","legalName":"FIRST STONE PETROLEUM INC","issuedDate":"2016-03-04","latestIssueDate":"2026-02-18","closureDate":null,"expirationDate":"2027-03-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"686627","type":"Dumpster License - Private Property","businessName":"FIRST STONE PETROLEUM INC","legalName":"FIRST STONE PETROLEUM INC","issuedDate":"2015-12-16","latestIssueDate":"2015-12-16","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"686625","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"FIRST STONE PETROLEUM INC","legalName":"FIRST STONE PETROLEUM INC","issuedDate":"2015-12-16","latestIssueDate":"2025-11-24","closureDate":null,"expirationDate":"2026-12-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"582814","type":"Food Establishment, Retail Permanent Location","businessName":"TEG BAHADUR CORP (ISLAND AVE BP)","legalName":"TEG BAHADUR CORP","issuedDate":"2013-01-23","latestIssueDate":"2013-04-27","closureDate":"2014-04-30","expirationDate":"2014-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"529684","type":"Dumpster License - Private Property","businessName":"TEG BAHADUR CORP (ISLAND AVE BP)","legalName":"TEG BAHADUR CORP","issuedDate":"2011-04-06","latestIssueDate":"2011-07-19","closureDate":"2012-07-31","expirationDate":"2012-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"529686","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"TEG BAHADUR CORP (ISLAND AVE BP)","legalName":"TEG BAHADUR CORP","issuedDate":"2011-04-06","latestIssueDate":"2015-02-10","closureDate":"2016-02-29","expirationDate":"2015-12-31","inactiveDate":"2016-02-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"286745","type":"Hazardous Materials","businessName":"ARIHANT ENTERPRISE INC","legalName":"ARIHANT ENTERPRISE INC","issuedDate":"2007-08-23","latestIssueDate":"2011-01-18","closureDate":"2012-07-24","expirationDate":"2011-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"299886","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"ARIHANT ENTERPRISE INC","legalName":"ARIHANT ENTERPRISE INC","issuedDate":"2004-09-05","latestIssueDate":"2011-01-18","closureDate":"2012-07-24","expirationDate":"2011-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208366","type":"Food Preparing and Serving","businessName":"ARIHANT ENTERPRISE INC","legalName":"ARIHANT ENTERPRISE INC","issuedDate":"2004-08-05","latestIssueDate":"2010-04-29","closureDate":"2012-12-22","expirationDate":"2011-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"282019","type":"Dumpster License - Private Property","businessName":"ARIHANT ENTERPRISES INC","legalName":"ARIHANT ENTERPRISES INC","issuedDate":"2004-03-29","latestIssueDate":"2010-07-07","closureDate":"2011-07-31","expirationDate":"2011-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203157","type":"Food Preparing and Serving","businessName":"BP AMOCO #4493","legalName":"BP AMOCO #4493","issuedDate":"2003-05-16","latestIssueDate":"2003-05-16","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"285811","type":"Hazardous Materials","businessName":"BP PRODUCTS NORTH AMERICA INC","legalName":"BP PRODUCTS NORTH AMERICA INC","issuedDate":"2001-11-10","latestIssueDate":"2001-11-10","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280244","type":"Dumpster License - Private Property","businessName":"BP PRODUCTS NORTH AMERICA INC","legalName":"BP PRODUCTS NORTH AMERICA INC","issuedDate":"2001-05-02","latestIssueDate":"2001-05-02","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"279024","type":"Dumpster License - Private Property","businessName":"CVS #2165","legalName":"CVS #2165","issuedDate":"2000-01-19","latestIssueDate":"2000-01-19","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"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":["3 open L&I violations","failed L&I inspection activity in 2021, 2022, 2025, 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":["2 permit events since 2023","1 zoning/board appeal 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":"Appeal #ZP-2022-001049: Dismissed / Withdrawn · Dismissed; related permit ZP-2022-001049. Use permit #344658: COMPLETED. The history also contains “PERM Z- NEW USE.”","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":"3 permits not marked completed: 348316 (EXPIRED), ZP-2023-006498 (Cancelled), ZP-2022-001049 (Refused). 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":"3 open L&I violations","finding":"32 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":"29 failed, 16 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 17, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #279024: Inactive; Dumpster License - Private Property #280244: Inactive; Hazardous Materials #285811: Inactive; Food Preparing and Serving #203157: 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":"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/"}]}