{"asOf":"2026-07-25T02:06:36.458Z","block":"1200-1299 E HUNTING PARK AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-e-hunting-park-ave","address":"1200-02 E HUNTING PARK AVE","parcelNumber":"871403035","source":"https://property.phila.gov/?p=871403035","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y30","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 2 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"LIN XUE JIE","coOwner":null,"marketValue":291800,"landAssessment":58300,"improvementAssessment":233500,"livableArea":4864,"yearBuilt":1940,"lastSale":{"price":355000,"date":"2010-09-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"984663","date":"2008-06-13","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"984662","date":"2008-06-13","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"984664","date":"2008-06-13","code":"CP-305B","title":"PERSONAL PROPERTY EXT OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1597505","date":"2010-02-22","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-057206","date":"2024-07-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-08-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-057207","date":"2024-07-11","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"COMPLIED","resolutionDate":"2024-08-19","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"165059","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2008-06-13","completedDate":null,"violations":[{"number":"984663","date":"2008-06-13","code":"CP-305","title":"RUBBISH/GARBAGE EXTERIOR-OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"984662","date":"2008-06-13","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"984664","date":"2008-06-13","code":"CP-305B","title":"PERSONAL PROPERTY EXT OWNER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"227155","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-02-23","completedDate":"2010-05-04","violations":[{"number":"1597505","date":"2010-02-22","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-073424","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2024-07-11","completedDate":"2024-08-19","violations":[{"number":"VI-2024-057206","date":"2024-07-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-08-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-057207","date":"2024-07-11","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"COMPLIED","resolutionDate":"2024-08-19","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2008,"n":3,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2024,"n":2,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"7679","date":"2003-04-28","type":"L_CLIP","status":"FAILED"},{"caseNumber":"7679","date":"2003-05-13","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"227155","date":"2010-02-22","type":"BC INSP","status":"FAILED"},{"caseNumber":"227155","date":"2010-04-29","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2024-073424","date":"2024-07-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-073424","date":"2024-08-19","type":null,"status":"PASSED"}],"inspYears":[{"y":2003,"fails":1,"passes":0},{"y":2010,"fails":1,"passes":1},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.010769815300684,"lng":-75.10401584342061,"geom":{"type":"Polygon","coordinates":[[[-75.103904662,40.010868308],[-75.103950624,40.01064865],[-75.10412702,40.010671576],[-75.104081114,40.010890913],[-75.103904662,40.010868308]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":null,"lotArea":4000,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2746 S DARIEN ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":258300,"taxable":258300,"land":40000,"improvement":218300,"taxableLand":40000,"taxableImprovement":218300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":258300,"taxable":258300,"land":40000,"improvement":218300,"taxableLand":40000,"taxableImprovement":218300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":284600,"taxable":284600,"land":56941,"improvement":227659,"taxableLand":56941,"taxableImprovement":227659,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":284700,"taxable":284700,"land":56940,"improvement":227760,"taxableLand":56940,"taxableImprovement":227760,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":287500,"taxable":287500,"land":57500,"improvement":230000,"taxableLand":57500,"taxableImprovement":230000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":287500,"taxable":287500,"land":57500,"improvement":230000,"taxableLand":57500,"taxableImprovement":230000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":287500,"taxable":287500,"land":57500,"improvement":230000,"taxableLand":57500,"taxableImprovement":230000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":201600,"taxable":201600,"land":40320,"improvement":161280,"taxableLand":40320,"taxableImprovement":161280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":201600,"taxable":201600,"land":40320,"improvement":161280,"taxableLand":40320,"taxableImprovement":161280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":231000,"taxable":231000,"land":46200,"improvement":184800,"taxableLand":46200,"taxableImprovement":184800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":231000,"taxable":231000,"land":46200,"improvement":184800,"taxableLand":46200,"taxableImprovement":184800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":291800,"taxable":291800,"land":58300,"improvement":233500,"taxableLand":58300,"taxableImprovement":233500,"exemptLand":0,"exemptImprovement":0}],"taxNow":3234,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"48139","date":"2007-02-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-03-26","scope":"RE-STONE THE FRONT (EXISTING STRUCTURAL LINTELS & BRICK COLUMNS) WITH GLASS DOOR AND PICTURE WINDOW PER SUBMITTED SEALED PLANS."},{"number":"102779","date":"2007-09-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-09-13","scope":"USE: 1ST FLR-GROCERY STORE & DELI; 2ND FLR-APTS"},{"number":"387614","date":"2012-02-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-02-10","scope":"REMOVE ALL EXISTING SIGNS ON THE WINDOWS, DOORS & WALLS, FOR THE ERECTION OF A NEW AWNING SIGN."},{"number":"880976","date":"2018-05-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-06","scope":"STORM AND SANITARY CURB TRAPS AND FAI PA20181451147(COMMERCIAL)"},{"number":"CP-2024-004420","date":"2024-08-13","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-08-20","scope":"**MAKE SAFE PERMIT** FOR REMOVAL AND REPLACEMENT OF A ROLL DOWN SECURITY GATE DAMAGED BY VEHICLE IMPACT TO COMPLY WITH VIOLATION CASE # CF-2024-073424. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE # CF-2024-073424. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. MAKE SAFE PERMIT ONLY."},{"number":"ZP-2024-009577","date":"2024-09-16","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"PP-2025-013934","date":"2025-10-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"REPAIR/REPLACE SANITARY & STORM CT & FAI."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"permit","w":"Major alteration"},{"y":2007,"k":"permit","w":"Use"},{"y":2008,"k":"viol","w":"3 L&I violations"},{"y":2010,"k":"viol","w":"L&I violation"},{"y":2010,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Plumbing"},{"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":"Commercial Make Safe Permit"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"260216","type":"Rental","status":"Inactive","businessName":"MANCINI PROPERTY INVESTMNT INC","legalName":"MANCINI PROPERTY INVESTMNT INC","address":"1200-02 E HUNTING PARK AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2003-10-29","latestIssueDate":"2003-10-29","expirationDate":"2004-02-29","inactiveDate":null},{"number":"207796","type":"Food Preparing and Serving","status":"Inactive","businessName":"IGOR PRONIN (MANCINI WATER ICE)","legalName":"IGOR PRONIN","address":"1200-02 E HUNTING PARK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-30","latestIssueDate":"2004-04-30","expirationDate":"2006-04-30","inactiveDate":"2012-12-22"},{"number":"266706","type":"Rental","status":"Inactive","businessName":"IGOR PRONIN","legalName":"IGOR PRONIN","address":"1200-02 E HUNTING PARK AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-05-21","latestIssueDate":"2004-05-21","expirationDate":"2005-02-28","inactiveDate":"2012-12-22"},{"number":"207612","type":"Food Preparing and Serving","status":"Inactive","businessName":"IGOR PRONIN (MANCINI WATER ICE)","legalName":"IGOR PRONIN","address":"1200-02 E HUNTING PARK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"376332","type":"Food Preparing and Serving","status":"Inactive","businessName":"JUNG SUP RHEE (MANCINI FOOD COURT)","legalName":"JUNG SUP RHEE","address":"1200-02 E HUNTING PARK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-07-05","latestIssueDate":"2007-05-01","expirationDate":"2008-04-30","inactiveDate":"2007-10-26"},{"number":"459883","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOSE A PEREZ (JP GROCERY)","legalName":"JOSE A PEREZ","address":"1200-02 E HUNTING PARK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-10-30","latestIssueDate":"2008-10-30","expirationDate":"2009-04-30","inactiveDate":"2010-12-28"},{"number":"522211","type":"Food Preparing and Serving","status":"Inactive","businessName":"CAROL W PEREZ","legalName":"CAROL W PEREZ","address":"1200-02 E HUNTING PARK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-12-28","latestIssueDate":"2010-12-28","expirationDate":"2011-04-30","inactiveDate":"2012-12-22"},{"number":"522966","type":"Rental","status":"Inactive","businessName":"XUE JIE LIN (T/A LIN'S GROCERY STORE)","legalName":"XUE JIE LIN","address":"1200-02 E HUNTING PARK AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2011-01-07","latestIssueDate":"2015-05-02","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"579223","type":"Food Preparing and Serving","status":"Inactive","businessName":"TING LIN","legalName":"TING LIN","address":"1200-02 E HUNTING PARK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-12-05","latestIssueDate":"2014-04-08","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"656657","type":"Food Preparing and Serving","status":"Active","businessName":"T & S EXPRESS MARKET INC","legalName":"T & S EXPRESS MARKET INC","address":"1200-02 E HUNTING PARK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-03-02","latestIssueDate":"2026-04-11","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"656657","type":"Food Preparing and Serving","businessName":"T & S EXPRESS MARKET INC","legalName":"T & S EXPRESS MARKET INC","issuedDate":"2015-03-02","latestIssueDate":"2026-04-11","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"579223","type":"Food Preparing and Serving","businessName":"TING LIN","legalName":"TING LIN","issuedDate":"2012-12-05","latestIssueDate":"2014-04-08","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"522966","type":"Rental","businessName":"XUE JIE LIN (T/A LIN'S GROCERY STORE)","legalName":"XUE JIE LIN","issuedDate":"2011-01-07","latestIssueDate":"2015-05-02","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"522211","type":"Food Preparing and Serving","businessName":"CAROL W PEREZ","legalName":"CAROL W PEREZ","issuedDate":"2010-12-28","latestIssueDate":"2010-12-28","closureDate":"2012-12-22","expirationDate":"2011-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"459883","type":"Food Preparing and Serving","businessName":"JOSE A PEREZ (JP GROCERY)","legalName":"JOSE A PEREZ","issuedDate":"2008-10-30","latestIssueDate":"2008-10-30","closureDate":"2010-12-28","expirationDate":"2009-04-30","inactiveDate":"2010-12-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"376332","type":"Food Preparing and Serving","businessName":"JUNG SUP RHEE (MANCINI FOOD COURT)","legalName":"JUNG SUP RHEE","issuedDate":"2006-07-05","latestIssueDate":"2007-05-01","closureDate":"2007-10-26","expirationDate":"2008-04-30","inactiveDate":"2007-10-26","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"266706","type":"Rental","businessName":"IGOR PRONIN","legalName":"IGOR PRONIN","issuedDate":"2004-05-21","latestIssueDate":"2004-05-21","closureDate":"2012-12-22","expirationDate":"2005-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"207612","type":"Food Preparing and Serving","businessName":"IGOR PRONIN (MANCINI WATER ICE)","legalName":"IGOR PRONIN","issuedDate":"2004-04-30","latestIssueDate":"2005-01-28","closureDate":"2012-12-22","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"260216","type":"Rental","businessName":"MANCINI PROPERTY INVESTMNT INC","legalName":"MANCINI PROPERTY INVESTMNT INC","issuedDate":"2003-10-29","latestIssueDate":"2003-10-29","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["3 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $231,000 to $291,800","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #102779: 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: PP-2025-013934 (Issued).","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 6 historical violations across 3 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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Aug 19, 2024.","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 #207796: Inactive since Dec 22, 2012; Food Preparing and Serving #207612: Inactive; Food Preparing and Serving #376332: Inactive since Oct 26, 2007; Food Preparing and Serving #459883: Inactive since Dec 28, 2010","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 mixed-use. 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/"}]}