{"asOf":"2026-07-27T20:55:16.697Z","block":"6700-6799 ESSINGTON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6700-6799-essington-ave","address":"6709 ESSINGTON AVE","parcelNumber":"882167510","source":"https://property.phila.gov/?p=882167510","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PA0","buildingCodeNew":"222","buildingClass":"AUTO DEALER/AGNCY MASONRY","buildingClassNew":"AUTO DEALER/SERVICE","useLabel":"Commercial","owner":"JK REALTY CO","coOwner":null,"marketValue":9296900,"landAssessment":6507800,"improvementAssessment":2789100,"livableArea":41307,"yearBuilt":1980,"lastSale":{"price":911000,"date":"2001-03-07T05:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2023-033681","date":"2023-05-15","code":"A-301.1/9","title":"TRAILER","status":"COMPLIED","resolutionDate":"2024-04-24","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-053491","date":"2026-07-14","code":"F-105.6.4","title":"REPAIR GARAGES/MOTOR FUEL\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2023-043840","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2023-05-15","completedDate":"2024-05-29","violations":[{"number":"VI-2023-033681","date":"2023-05-15","code":"A-301.1/9","title":"TRAILER","status":"COMPLIED","resolutionDate":"2024-04-24","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2026-087468","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-14","completedDate":null,"violations":[{"number":"VI-2026-053491","date":"2026-07-14","code":"F-105.6.4","title":"REPAIR GARAGES/MOTOR FUEL\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2023,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2023-043840","date":"2023-05-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043840","date":"2023-07-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043840","date":"2023-08-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-087468","date":"2026-07-14","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":3,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91236399263312,"lng":-75.22355699832362,"geom":{"type":"Polygon","coordinates":[[[-75.222387486,39.912570328],[-75.222633732,39.911719028],[-75.224766255,39.912084804],[-75.224159271,39.913136595],[-75.223570445,39.913035602],[-75.223652206,39.912787262],[-75.222387486,39.912570328]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19153","beds":null,"baths":null,"stories":1,"lotArea":201073,"zoning":"I2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6709 ESSINGTON AVE, PHILADELPHIA PA, 19153","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE REMOVAL OF THREE (3) EXISTING FLAT-WALL SIGNS AND ONE (1) FREE-STANDING SIGN AND THE\nINSTALLATION OF THREE (3) STATICALLY ILLUMINATED FLAT-WALL SIGNS AND ONE (1) DOUBLE-FACED,\nSTATICALLY ILLUMINATED FREE-STANDING SIGN. SIZE A","status":"OPEN","outcome":"Granted","date":"2018-04-11","number":"32735","relatedPermit":"832175"},{"type":"ZBA Permit Denial - Variance","grounds":"Permit for: Remove one existing illum freestanding sign. Install one 322.28 sq. ft. double-face illum freestanding sign on \nexisting foundation at 17'10\" OAH. For use as Personal Vehicle Sales and Rentals and Personal Vehicle Repair and \nMa","status":"Completed","outcome":"Granted","date":"2025-01-08","number":"ZP-2024-003065","relatedPermit":"ZP-2024-003065"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF ONE(1) DOUBLE-FACED STATICALLY ILLUMINATED FREE-STANDING SIGN. SIZE AND LOCATION AS SHOWN ON THE PLAN","status":"Completed","outcome":"Granted","date":"2026-01-30","number":"ZP-2025-008060","relatedPermit":"ZP-2025-008060"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2750000,"taxable":2750000,"land":2010700,"improvement":739300,"taxableLand":2010700,"taxableImprovement":739300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":2750000,"taxable":2750000,"land":2010700,"improvement":739300,"taxableLand":2010700,"taxableImprovement":739300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":2987800,"taxable":2987800,"land":864000,"improvement":2123800,"taxableLand":864000,"taxableImprovement":2123800,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":2747500,"taxable":2747500,"land":549500,"improvement":2198000,"taxableLand":549500,"taxableImprovement":2198000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":2747500,"taxable":2747500,"land":549500,"improvement":2198000,"taxableLand":549500,"taxableImprovement":2198000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":2747500,"taxable":2747500,"land":549500,"improvement":2198000,"taxableLand":549500,"taxableImprovement":2198000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":2747500,"taxable":2747500,"land":549500,"improvement":2198000,"taxableLand":549500,"taxableImprovement":2198000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":2915700,"taxable":2915700,"land":2040968,"improvement":874732,"taxableLand":2040968,"taxableImprovement":874732,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":2915700,"taxable":2915700,"land":2040968,"improvement":874732,"taxableLand":2040968,"taxableImprovement":874732,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2917800,"taxable":2917800,"land":2042460,"improvement":875340,"taxableLand":2042460,"taxableImprovement":875340,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":6500000,"taxable":3276006,"land":1950000,"improvement":4550000,"taxableLand":1950000,"taxableImprovement":1326006,"exemptLand":0,"exemptImprovement":3223994},{"y":2027,"v":9296900,"taxable":7320627,"land":6507800,"improvement":2789100,"taxableLand":6507800,"taxableImprovement":812827,"exemptLand":0,"exemptImprovement":1976273}],"taxNow":45858,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"384096","date":"2012-02-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-02-13","scope":"FOR THE REMOVAL OF SOME EXISTING SIGNS AND FOR THE ERECTION OF THREE (3) FLATWALL SIGNS AND ONE (1) DOUBLE-FACED FREE-STANDING SIGN. SIZE AND LOCATION AS SHOWN IN THE APPLICATION. SIGNS ACCESSORY TO AN EXISTING AUTO SALES AGENCY WITH USES AND SIGNS AS PREVIOUSLY APPROVED."},{"number":"387924","date":"2012-02-22","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2012-05-25","scope":"INSTALLATION OF (3) FLATWALL SIGNS AND (1) DOUBLE-FACED SIGN FOR AUTO SALES AGENCY."},{"number":"399738","date":"2012-04-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"TO EXTEND EXISTING SIGN CIRCUIT (120V, 20A) 30 FT TO NEW SIGN LOCATION. WIRING SIGN WITH DISCONNECT SWTICH.... IN ACCORDANCE WITH 2008 NEC"},{"number":"832175","date":"2018-05-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-05-24","scope":"FOR THE REMOVAL OF THREE (3) EXISTING FLAT-WALL SIGNS AND ONE (1) FREE-STANDING SIGN AND THE INSTALLATION OF THREE (3) STATICALLY ILLUMINATED FLAT-WALL SIGNS AND ONE (1) DOUBLE-FACED, STATICALLY ILLUMINATED FREE-STANDING SIGN. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. FOR USE AS SIGNS ACCESSORY TO EXISTING PERSONAL VEHICLE SALES & RENTALS AND REPAIR & MAINTENANCE."},{"number":"880027","date":"2018-07-18","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2018-11-05","scope":"REMOVAL OF THREE (3) EXISTING FLAT-WALL SIGNS AND ONE (1) FREE-STANDING SIGN AND THE INSTALLATION OF THREE (3) STATICALLY ILLUMINATED FLAT-WALL SIGNS AND ONE (1) DOUBLE-FACED, STATICALLY ILLUMINATED FREE-STANDING SIGN AS PER APPROVED PLANS. **SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL WORK**"},{"number":"ZP-2020-010162","date":"2021-01-08","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-10-13","scope":"FOR THE REMOVAL OF FIVE EXISTING SIGNS AND FOR THE ERECTION OF FOUR (4) FLATWALL SIGNS. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"GP-2020-010923","date":"2021-01-14","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-10-13","scope":"FOR THE REMOVAL OF 5 EXISTING SIGNS WITH THE ERECTION OF FOUR (4) FLAT WALL SIGN ACCESSORY TO AN EXISTING CAR DEALER SHIP. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"1049953","date":"2021-03-03","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-04-06","scope":"FOR THE ERECTION OF FRONT ADDITION AS PART OF AN EXISTING DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"PP-2021-003717","date":"2021-04-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-01-26","scope":"Replace existing restroom plumbing fixtures with new and furnish & install (2) new roof drains"},{"number":"CP-2021-001246","date":"2021-04-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-04-06","scope":"FOR THE ERECTION OF AN ADDITION AND LEVEL 3 ALTERATIONS TO THE EXISTING STRUCTURE AS PER PLANS."},{"number":"MP-2021-003394","date":"2021-06-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-02-18","scope":"FOR THE REMOVAL OF TWO (2) EXISTING RTU's AND FOR THE INSTALLATION OF THREE (3) NEW RTU's WITH ASSOCIATED REGISTERS AND DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. SEE CP-2021-001246 FOR ASSOCIATED ALTERATIONS WORK INCLUDING STRUCTURAL ALTERATIONS AT NEW RTU LOCATIONS."},{"number":"EP-2021-004992","date":"2021-06-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-02-12","scope":"INSTALL A NEW 60 AMP SUB PANEL LP1A FED FROM LP1, INSTALL NEW LIGHTING , SWITCHES, RECEPTACLES, FLOOR RECEPTACLES. PROVIDE POWER FOR THE NEW HVAC EQUIPMENT AND CAR LIFT. AS PER THE 2017 NEC. ** NO FIRE ALARM WORK."},{"number":"CP-2023-000373","date":"2023-03-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-11-04","scope":"FOR INTERIOR AND EXTERIOR LEVEL 3 ALTERATIONS TO EXISTING STRUCTURE AS PER PLANS. NO CHANGE IN OCCUPANCY CLASSIFICATION. **AMENDMENT (7-31-2025): DOCUMENTING ADDITION INCLUDED IN ORIGINAL APPROVAL, INCLUDING SUPPORTING DOCUMENTATION, SPECIAL INSPECTIONS. CO ADDED TO THIS PERMIT IN AMENDMENT."},{"number":"MP-2023-001369","date":"2023-05-02","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-09-19","scope":"Mechanical / Fuel Gas Permit for combo CP-2023-000373"},{"number":"EP-2023-002730","date":"2023-05-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-13","scope":"Electrical Permit for combo CP-2023-000373"},{"number":"EP-2023-004128","date":"2023-05-18","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-18","scope":"Furnish and install a fire alarm system throughout. All work in accordance with the 2017 nec & nfpa 72."},{"number":"PP-2023-003937","date":"2023-05-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-19","scope":"Plumbing Permit (Interior) for combo CP-2023-000373"},{"number":"GP-2023-006708","date":"2023-08-28","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-09-20","scope":"FOR THE REMOVAL OF TWO (2) UNDERGROUND HYDRAULIC JACKS, BACKFILLED WITH CRUSHED STONE/SOIL AND RESTORED WITH CONCRETE. THE REMOVAL MUST COMPLY WITH THE REGULATIONS OF THE PENNSYLVANIA DEPARTMENT OF ENVIRONMENTAL PROTECTION (PADEP)."},{"number":"GP-2023-006701","date":"2023-09-28","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-10-10","scope":"FOR THE REMOVAL OF ONE (1) 20,000 GALLON TANK. THE REMOVAL MUST COMPLY WITH THE REGULATIONS OF THE PENNSYLVANIA DEPARTMENT OF ENVIRONMENTAL PROTECTION (PADEP)."},{"number":"ZP-2023-010161","date":"2023-12-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF THREE (3) TEMPORARY STRUCTURES. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"ZP-2024-001585","date":"2024-03-28","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-05-30","scope":"For the removal of four (4) existing accessory wall signs and one (1) existing accessory freestanding sign. For the erection of three (3) static internally illuminated accessory wall signs, one (1) non-illuminated accessory wall sign, and one (1) static internally illuminated freestanding single-faced directional sign. Sizes and locations as shown on plans."},{"number":"GP-2024-002833","date":"2024-05-20","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-05-30","scope":"TO REMOVE FOUR (4) EXISTING FLAT WALL SIGNS AND FOR THE INSTALLATION OF THREE (3) FLAT WALL SIGNS WITH STATIC ILLUMINATION AND INSTALLATION OF ONE (1) FREE-STANDING DIRECTIONAL SIGN PER APPROVED PLANS."},{"number":"ZP-2024-007360","date":"2024-11-05","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-11-04","scope":"FOR THE COMPLETE DEMOLITION OF ONE (1) OF THE EXISTING DETACHED STRUCTURES AND THE ERECTION OF AN ADDITION TO ONE (1) OF THE EXISTING DETACHED STRUCTURES. SIZE AND LOCAITON AS SHOWN IN THE APPLICATION/PLANS."},{"number":"ZP-2024-003065","date":"2024-11-06","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Remove one existing illum freestanding sign. Install one 322.28 sq. ft. double-face illum freestanding sign on existing foundation at 17'10\" OAH. Size and location as per plans."},{"number":"GP-2025-004173","date":"2025-06-03","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2025-12-19","scope":"FOR THE INSTALLATION OF ONE(1) STATICALLY ILLUMINATED DOUBLE-FACED FREE-STANDING SIGN. **SEPARATE ELECTRICAL PERMIT REQUIRED FOR THE ELECTRICAL WORK**"},{"number":"ZP-2025-008060","date":"2026-01-07","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"PERMIT FOR THE ERECTION OF ONE(1) DOUBLE-FACED STATICALLY ILLUMINATED FREE-STANDING SIGN. SIZE AND LOCATION AS SHOWN ON THE PLAN"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Tank Install/Removal"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"permit","w":"Sign"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"permit","w":"Sign"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"appeal","w":"Appeal granted"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2023, 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":["8 permit events since 2023","2 zoning/board appeals 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-2024-003065: Completed · Granted; related permit ZP-2024-003065. Use permit #384096: 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: GP-2025-004173 (Expired). 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":"1 open L&I violation","finding":"2 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":"4 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 14, 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":"2 fire/suppression-related permits 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":"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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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/"}]}