{"asOf":"2026-07-29T09:07:00.681Z","block":"7700-7799 ESSINGTON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7700-7799-essington-ave","address":"7791 ESSINGTON AVE","parcelNumber":"882966220","source":"https://property.phila.gov/?p=882966220","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PB1","buildingCodeNew":"223","buildingClass":"AUTO REPAIR SHOP MAS+OTH","buildingClassNew":"AUTO SERVICE GARAGE","useLabel":"Store","owner":"SPIRIT REALTY LP","coOwner":null,"marketValue":1040000,"landAssessment":728000,"improvementAssessment":312000,"livableArea":16000,"yearBuilt":2004,"lastSale":{"price":4434301,"date":"2021-11-12T05:00:00Z"},"openViolations":4,"violations":[{"number":"VI-2021-078761","date":"2021-11-04","code":"FC-13-1016.3","title":"OBSCURING EXIT DOORS","status":"COMPLIED","resolutionDate":"2021-12-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-078762","date":"2021-11-04","code":"FC-13-2703.5","title":"NFPA 704 SIGNS","status":"COMPLIED","resolutionDate":"2021-12-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-078763","date":"2021-11-04","code":"FC-13-2701.8.1","title":"CONTAINER CONTENTS","status":"COMPLIED","resolutionDate":"2021-12-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-078764","date":"2021-11-04","code":"FC-13-915.1(A)","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-12-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-078766","date":"2021-11-04","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-12-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-031847","date":"2025-05-13","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"COMPLIED","resolutionDate":"2025-10-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-031848","date":"2025-05-13","code":"F-2311.2.3.2","title":"DISPOSAL OF OILY WASTE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-031849","date":"2025-05-13","code":"F-509.1.1","title":"UTILITY IDENTIFICATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-031857","date":"2025-05-13","code":"F-1104.28","title":"EXIT DOORS\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2021-109106","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-11-10","completedDate":"2021-12-20","violations":[{"number":"VI-2021-078761","date":"2021-11-04","code":"FC-13-1016.3","title":"OBSCURING EXIT DOORS","status":"COMPLIED","resolutionDate":"2021-12-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-078762","date":"2021-11-04","code":"FC-13-2703.5","title":"NFPA 704 SIGNS","status":"COMPLIED","resolutionDate":"2021-12-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-078763","date":"2021-11-04","code":"FC-13-2701.8.1","title":"CONTAINER CONTENTS","status":"COMPLIED","resolutionDate":"2021-12-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-078764","date":"2021-11-04","code":"FC-13-915.1(A)","title":"FIRE SUPPRESSION CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-12-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-078766","date":"2021-11-04","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-12-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-042170","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2025-05-13","completedDate":null,"violations":[{"number":"VI-2025-031847","date":"2025-05-13","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"COMPLIED","resolutionDate":"2025-10-29","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-031848","date":"2025-05-13","code":"F-2311.2.3.2","title":"DISPOSAL OF OILY WASTE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-031849","date":"2025-05-13","code":"F-509.1.1","title":"UTILITY IDENTIFICATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-031857","date":"2025-05-13","code":"F-1104.28","title":"EXIT DOORS\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2021,"n":5,"worst":null},{"y":2025,"n":4,"worst":null}],"investigations":[{"caseNumber":"CF-2021-109106","date":"2021-11-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-109106","date":"2021-12-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-042170","date":"2025-05-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-042170","date":"2025-09-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-042170","date":"2026-04-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-042170","date":"2026-04-23","type":null,"status":"FAILED"}],"inspYears":[{"y":2021,"fails":1,"passes":1},{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.8967439677596,"lng":-75.22860155747728,"geom":{"type":"Polygon","coordinates":[[[-75.228430728,39.896051004],[-75.229497825,39.896619232],[-75.22877412,39.897440363],[-75.227703107,39.896861663],[-75.228430728,39.896051004]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2022-008774","type":"Sprinkler Certification","inspectionDate":"2022-06-28","result":"Certified","expirationDate":"2023-06-28","buildingId":"1422606"},{"number":"BC-2024-014376","type":"Sprinkler Certification","inspectionDate":"2024-05-15","result":"Certified","expirationDate":"2025-05-15","buildingId":"1422606"},{"number":"BC-2025-013508","type":"Sprinkler Certification","inspectionDate":"2025-05-15","result":"Certified","expirationDate":"2026-05-15","buildingId":"1422606"},{"number":"BC-2026-003367","type":"Fire Alarm Certification","inspectionDate":"2026-01-12","result":"Certified","expirationDate":"2027-01-12","buildingId":"1422606"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19153","beds":null,"baths":null,"stories":1,"lotArea":130680,"zoning":"I2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2727 N HARWOOD STREET 300, DALLAS TX, 75201","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":883200,"taxable":883200,"land":352800,"improvement":530400,"taxableLand":352800,"taxableImprovement":530400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":883200,"taxable":883200,"land":352800,"improvement":530400,"taxableLand":352800,"taxableImprovement":530400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":959500,"taxable":959500,"land":191879,"improvement":767621,"taxableLand":191879,"taxableImprovement":767621,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":882100,"taxable":882100,"land":176420,"improvement":705680,"taxableLand":176420,"taxableImprovement":705680,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":882100,"taxable":882100,"land":176420,"improvement":705680,"taxableLand":176420,"taxableImprovement":705680,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":882100,"taxable":882100,"land":176420,"improvement":705680,"taxableLand":176420,"taxableImprovement":705680,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":882100,"taxable":882100,"land":176420,"improvement":705680,"taxableLand":176420,"taxableImprovement":705680,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":936100,"taxable":936100,"land":655264,"improvement":280836,"taxableLand":655264,"taxableImprovement":280836,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":936100,"taxable":936100,"land":655264,"improvement":280836,"taxableLand":655264,"taxableImprovement":280836,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":944000,"taxable":944000,"land":660800,"improvement":283200,"taxableLand":660800,"taxableImprovement":283200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":944000,"taxable":944000,"land":660800,"improvement":283200,"taxableLand":660800,"taxableImprovement":283200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1040000,"taxable":1040000,"land":728000,"improvement":312000,"taxableLand":728000,"taxableImprovement":312000,"exemptLand":0,"exemptImprovement":0}],"taxNow":13214,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"557075","date":"2014-10-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-10-23","scope":"FOR REMOVAL OF ONE (1) WALL SIGN & ONE (1) FREE-STANDING DOUBLE FACED SIGN & FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED WALL SIGN & ONE (1) STATICALLY ILLUMINATED DOUBLE-FACED FREE STANDING SIGN; SIZE & LOCATION AS SHOWN IN APPROVED PLANS. FOR USE AS PERSONAL VEHICLE REPAIR & MAINTENANCE W. ACCESSORY OFF-STREET PARKING LOT AS PREVIOUSLY APPROVED & ACCESSORY SIGNAGE."},{"number":"572415","date":"2015-03-10","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2016-01-21","scope":"REMOVE EXISTING FREE-STANDING MONUMENT SIGN ON LOT AND WALL SIGN AT BUILDING. INSTALLATION OF NEW INTERNALLY-ILLUMINATED DOUBLE-FACED FREE-STANDING SIGN ON SINGLE STEEL PIPE SUPPORT ANCHORED TO NEW 4'-0\" X 8'-0\" X 3'-6\" REINFORCED CONCRETE FOUNDATION AND NEW WALL SIGN PER PLANS. ALL SPECIAL INSPECTION REPORTS SHALL BE FURNISHED TO DEPARTMENT FIELD INSPECTOR. SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL WORK"},{"number":"619114","date":"2015-07-31","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-07-31","scope":"NEW LOCATION OF SIGN"},{"number":"619116","date":"2015-07-31","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-01-22","scope":"AMEND BUILDING PERMIT # 572415 TO DOCUMENT THE NEW LOCATION OF THE FREE-STANDING SIGN (NO CHANGE IN HEIGHT OR FACE SIZE), MODIFY EXVACATION/FILL REQUIREMENT AND INCREASE THE REINFORCED CONCRETE FOUNDATION SIZE TO 11'-0\" BY 11'-0\" PER ENGINEER'S PLAN. MAINTAIN PROTECTION OF RIGHT-OF-WAY AND PEDESTRIANS DURING ALL CONSTRUCTION ACTIVITY."},{"number":"733439","date":"2017-02-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING BUILDING ACCESSORY TO PERSONAL VEHICLE REPAIR AND MAINTENANCE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"779083","date":"2017-05-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-07-05","scope":"FIRE PANEL, PULL STATIONS, SMOKE DETECTOR, DUCT DETECTORS, SPRINKLERS MODULES, HOOK UP EXISTING HORN STROBES, EXISTING STROBES AS PER NFPA 72 (WEST DISTRICT)"},{"number":"GP-2021-013492","date":"2021-12-08","work":"Fence","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-10-03","scope":"FOR THE INSTALLATION OF AN ELECTRIC SECURITY FENCE (MAX. 10'-0\" IN HEIGHT) AS PER PLANS AND IN ACCORDANCE WITH THE PHILADELPHIA CODE CHAPTER 9-3800 (BILL NO. 120328). SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK. FENCE PERMIT ONLY."},{"number":"EP-2021-014728","date":"2021-12-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-03-15","scope":"Install low voltage power for security fence. Per 2017 NEC in accordance to Philadelphia code Chapter -9 (bill #120328)"},{"number":"ZP-2024-001165","date":"2024-05-01","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-09-12","scope":"FOR ERECTION OF ONE (1) ILLUMINATED FLAT WALL SIGN ON EXISTING STRUCTURE. SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN."},{"number":"GP-2024-004247","date":"2024-07-09","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-09-12","scope":"FOR THE ERECTION OF ONE FLAT WALL SIGN AS PER PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2021,"k":"viol","w":"5 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"sale","p":4434301.21},{"y":2021,"k":"permit","w":"Fence"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"permit","w":"Sign"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"551585","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"STERLING COLLISION CENTERS INC","legalName":"STERLING COLLISION CENTERS INC","address":"7791 ESSINGTON AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2012-01-03","latestIssueDate":"2013-12-27","expirationDate":"2014-12-31","inactiveDate":"2015-03-01"},{"number":"562133","type":"Dumpster License - Private Property","status":"Active","businessName":"STERLING COLLISION CENTERS INC","legalName":"STERLING COLLISION CENTERS INC","address":"7791 ESSINGTON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-04-26","latestIssueDate":"2013-08-29","expirationDate":null,"inactiveDate":null},{"number":"653728","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"SERVICE KING PAINT & BODY, LLC","legalName":"SERVICE KING PAINT & BODY, LLC","address":"7791 ESSINGTON AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2015-01-31","latestIssueDate":"2024-12-11","expirationDate":"2025-12-31","inactiveDate":"2026-03-01"},{"number":"0978822","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Active","businessName":"Crash Champions LLC","legalName":"Crash Champions LLC","address":"7791 ESSINGTON AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2025-05-13","latestIssueDate":"2026-04-20","expirationDate":"2027-05-12","inactiveDate":null}],"licenseActivity":[{"number":"0978822","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"Crash Champions LLC","legalName":"Crash Champions LLC","issuedDate":"2025-05-13","latestIssueDate":"2026-04-20","closureDate":null,"expirationDate":"2027-05-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"653728","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"SERVICE KING PAINT & BODY, LLC","legalName":"SERVICE KING PAINT & BODY, LLC","issuedDate":"2015-01-31","latestIssueDate":"2024-12-11","closureDate":"2026-03-01","expirationDate":"2025-12-31","inactiveDate":"2026-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"562133","type":"Dumpster License - Private Property","businessName":"STERLING COLLISION CENTERS INC","legalName":"STERLING COLLISION CENTERS INC","issuedDate":"2012-04-26","latestIssueDate":"2013-08-29","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"551585","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"STERLING COLLISION CENTERS INC","legalName":"STERLING COLLISION CENTERS INC","issuedDate":"2012-01-03","latestIssueDate":"2013-12-27","closureDate":"2015-03-01","expirationDate":"2014-12-31","inactiveDate":"2015-03-01","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","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":["4 open L&I violations","failed L&I inspection activity in 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2024"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #557075: 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: 733439 (EXPIRED).","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":"4 open L&I violations","finding":"9 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through May 15, 2026; Fire Alarm Certification: Certified through Jan 12, 2027","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":"5 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 23, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Motor Vehicle Repair / Fuel Dispensing #551585: Inactive since Mar 1, 2015; Motor Vehicle Repair / Fuel Dispensing #653728: Inactive since Mar 1, 2026","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/"}]}