{"asOf":"2026-07-11T01:25:57.628Z","block":"4100-4199 RIDGE AVE","blockUrl":"https://blockreport.homes/block/4100-4199-ridge-ave","address":"4156-78 RIDGE AVE","parcelNumber":"882757956","source":"https://property.phila.gov/?p=882757956","ownerType":"investor","kind":"commercial","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"GAS STAT PUMP+MART MAS","useLabel":"Commercial","owner":"REALTY INCOME TRUST 6","coOwner":"7-ELEVEN INC","marketValue":3273400,"livableArea":3045,"yearBuilt":2012,"lastSale":{"price":5569441,"date":"2018-03-26T04:00:00Z"},"openViolations":4,"violations":[{"number":"566819","date":"2007-05-09","code":"FC-3403.6/1","title":"F+C LIQ-UG PIPE-TEST/SEND RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"566820","date":"2007-05-09","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5056565","date":"2019-04-23","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5056564","date":"2019-04-23","code":"A-301.1/53","title":"PERME- ALTER ELEC INSTALLATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-034010","date":"2025-05-19","code":"F-906.6","title":"FIRE EXTINGUISHER UNOBSTRUCTED & UNOBSCURED\n","status":"COMPLIED","resolutionDate":"2025-08-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-034011","date":"2025-05-19","code":"F-1028.5","title":"ACCESS TO A PUBLIC WAY\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-034012","date":"2025-05-19","code":"F-1010.1.9.5","title":"BOLT LOCKS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-034013","date":"2025-05-19","code":"F-1010.1.9","title":"DOOR OPERATIONS\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"112253","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2007-05-09","completedDate":"2008-04-09","violations":[{"number":"566819","date":"2007-05-09","code":"FC-3403.6/1","title":"F+C LIQ-UG PIPE-TEST/SEND RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"566820","date":"2007-05-09","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"681985","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2019-04-29","completedDate":"2019-07-02","violations":[{"number":"5056565","date":"2019-04-23","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5056564","date":"2019-04-23","code":"A-301.1/53","title":"PERME- ALTER ELEC INSTALLATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-045184","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-05-19","completedDate":null,"violations":[{"number":"VI-2025-034010","date":"2025-05-19","code":"F-906.6","title":"FIRE EXTINGUISHER UNOBSTRUCTED & UNOBSCURED\n","status":"COMPLIED","resolutionDate":"2025-08-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-034011","date":"2025-05-19","code":"F-1028.5","title":"ACCESS TO A PUBLIC WAY\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-034012","date":"2025-05-19","code":"F-1010.1.9.5","title":"BOLT LOCKS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-034013","date":"2025-05-19","code":"F-1010.1.9","title":"DOOR OPERATIONS\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2025,"n":4,"worst":null}],"investigations":[{"caseNumber":"50540","date":"2005-11-14","type":"BC INSP","status":"FAILED"},{"caseNumber":"50542","date":"2005-11-14","type":"BC INSP","status":"FAILED"},{"caseNumber":"50540","date":"2007-01-25","type":"BC INSP","status":"PASSED"},{"caseNumber":"50542","date":"2007-04-19","type":"BC INSP","status":"PASSED"},{"caseNumber":"112253","date":"2007-05-09","type":"CI INSP","status":"FAILED"},{"caseNumber":"112253","date":"2008-01-25","type":"CI INSP","status":"PASSED"},{"caseNumber":"681985","date":"2019-04-23","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"681985","date":"2019-05-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"681985","date":"2019-07-01","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2025-045184","date":"2025-05-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-045184","date":"2025-08-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-045184","date":"2025-09-30","type":null,"status":"FAILED"}],"inspYears":[{"y":2005,"fails":2,"passes":0},{"y":2007,"fails":1,"passes":2},{"y":2008,"fails":0,"passes":1},{"y":2019,"fails":2,"passes":1},{"y":2025,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.008437047416294,"lng":-75.19365834654727,"geom":{"type":"Polygon","coordinates":[[[-75.193140468,40.008291514],[-75.193312547,40.00812177],[-75.194039035,40.008431436],[-75.194093394,40.008484777],[-75.194098804,40.00855937],[-75.193904231,40.008777619],[-75.193140468,40.008291514]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19129","beds":null,"baths":null,"stories":1,"lotArea":28137,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"16220 N SCOTTSDALE RD, SCOTTSDALE AZ, 85254","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT/ CERTIFICATE FOR RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM TWO LOTS. FOR THE COMPLETE DEMOLITION OF THE EXISTING ONE (1) STORY STRUCTURE AND FOR THE REMOVAL OF FUEL DISPENSERS AND REPLACEMENT OF FUEL DISPENSERS, CANOPY TO RE","status":"CLOSED","outcome":"Granted with conditions","date":"2012-02-22","number":"15157","relatedPermit":"332461"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2052400,"taxable":2052400},{"y":2017,"v":2052400,"taxable":2052400},{"y":2018,"v":1541100,"taxable":1541100},{"y":2019,"v":3000000,"taxable":3000000},{"y":2020,"v":3000000,"taxable":3000000},{"y":2021,"v":3000000,"taxable":3000000},{"y":2022,"v":3000000,"taxable":3000000},{"y":2023,"v":3278200,"taxable":3278200},{"y":2024,"v":3278200,"taxable":3278200},{"y":2025,"v":3273400,"taxable":3273400},{"y":2026,"v":3273400,"taxable":3273400},{"y":2027,"v":3273400,"taxable":3273400}],"taxNow":45821,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"92379","date":"2007-08-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-12-13","scope":"INSTALL GAS STATION TV ON EXIST FUEL DISPENSERS. AS PER 2005 NEC"},{"number":"332461","date":"2012-03-19","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-03-19","scope":"RELOCATION OF LOT LINES TO CREATE (1) LOT FROM FIVE (5) DEEDED LOTS WITH TWO (2) OPA ACCOUNTS"},{"number":"392186","date":"2012-03-19","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-03-19","scope":"RELOCATION OF LOT LINES TO CREATE (1) LOT FROM FIVE (5) DEEDED LOTS WITH TWO (2) OPA ACCOUNTS"},{"number":"395914","date":"2012-05-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-05-04","scope":"FOR THE REMOVAL OF THE LIGHT POST SIGN FOR THE LEGALIZATION OF THE ERECTION OF SIX (6) ACCESSORY CANOPY SIGNS INCLUDING NASCAR SIGNS AND LEGALIZATION OF THE ERECTION OF TWO (2) ACCESSORY DOUBLE FACED FREE STANDING SIGNS WITH LED GAS SALES INSERT AND NASCAR SIGNS INSERT (ONE ( 1) @ MAXIMUM 20'AND ONE (1) @MAXIMUM 14'-7\" HIGH), TWO (2) ACCESSORY CARDBOARD ADVERTISING POST SIGN (A FRAME SIGNS) UNDER THE CANOPY. FOR THE ERECTION OF SIX (6) ACCESSORY FLAT WALL SIGNS INCLUDING THREE (3) POSTERS AND ONE (1) ATM WINDOW SIGN (SIZE AND LOCATION AS SHOWN IN THE FOR USE AS GAS STATION AND RETAIL CONVENIENCE STORE WITH ACCESSORY PREPARATION AND SERVING OF FOOD FOR TAKE OUT FOR THE RECONFIGURATION OF PARKING SPACES FOR A NEW TOTAL OF SEVENTEEN (17) SPACES INCLUDING ONE HANDICAP SPACE ."},{"number":"395913","date":"2012-05-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-05-04","scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING ONE (1) STORY STRUCTURE AND FOR THE REMOVAL OF FUEL DISPENSERS AND REPLACEMENT OF FUEL DISPENSERS, CANOPY TO REMAIN ABOVE THE FUEL DISPENSERS AND INSTALLATION OF ONE (1) 20K GALLON UNDERGROUND TANK. FOR THE ERECTION OF AN ACCESSORY DETACHED STORAGE SHED 12 FT HIGH AND FOR THE ERECTION OF A DETACHED ONE (1) STORY STRUCTURE 20 FT HIGH FOR USE AS GAS STATION AND RETAIL CONVENIENCE STORE WITH ACCESSORY PREPARATION AND SERVING OF FOOD FOR TAKE OUT FOR THE RECONFIGURATION OF PARKING SPACES FOR A NEW TOTAL OF SEVENTEEN (17) SPACES INCLUDING ONE HANDICAP SPACE."},{"number":"421350","date":"2012-08-10","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2012-09-30","scope":"DEMOLITION OF EXISTING 2073 SF BLDG, FORMER GAS STATION."},{"number":"414839","date":"2012-08-15","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2012-12-13","scope":"CONSTRUCTION OF NEW ONE STORY STRUCTURE FOR RETAIL USE; CONSTRUCTION OF ACCESSORY SHED; INSTALLATION OF SIGNAGE; REMOVAL AND REPLACEMENT OF GAS DISPENSERS; INSTALLATION OF UNDERGROUND TANK AND ALTERATION OF EXISTING ABOVE-GROUND TANK. SEPARATE PERMITS REQUIRED FOR DEMOLITION,ELECTRICAL AND PLUMBING WORK."},{"number":"420541","date":"2012-08-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-12-13","scope":"HVAC. SEE AP#414839 FOR PLANS."},{"number":"417079","date":"2012-08-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL NEW 600AMP SERVICE, 34 LIGHTS, 34 RECEPTACLES AND POWER CIRCUITS, RELOCATE SITE CONDUITS FOR PUMPS AND SITE LIGHTS AND PULL NEW WIRES AS PER 2008 NEC (STORE FOOD MARKET)"},{"number":"426061","date":"2012-09-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-12-13","scope":"INSTALL DRAIN & WATER TO 5 FL DRAINS, 3-INDIRECT WASTES, 2-LAVS, 1-UR, 2-WC, 2-HAND SINK, 1-MOP RECEPTOR, & 1-TRIPLE BOWL SINK W/GREASE TRAP (STORE)"},{"number":"434411","date":"2012-10-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-12-12","scope":"1 1/2 WATER SERVICE FROM STREET TO BLDG PA29122971877 (STORE)"},{"number":"443649","date":"2013-02-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-01-06","scope":"INSTALL MANUEL TRANSFER SWITCH IN ACCORDANCE WITH 2008 NEC(GAS STATION)(NORTH DIST)"},{"number":"935189","date":"2018-12-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-07-02","scope":"FOR INTERIOR LEVEL 3 ALTERATIONS OF EXISTING DETACH STRUCTURE AS PER PLANS. NO CHANGE IN OCCUPANCY CLASSIFICATION. SEPARATE PERMITS REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"974842","date":"2019-05-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-07-02","scope":"HAND SINK AND PUMP, INSTALLATION WILL COMPLY WITH PHILADELPHIA PLUMBING CODE 2004"},{"number":"988883","date":"2019-06-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-07-03","scope":"INSTALL LIGHTING NEW CIRCUITS FOR NEW EQUIPMENT USING EXSITING SERVICE AS PER 2017 NEC"},{"number":"972961","date":"2019-08-09","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2020-12-04","scope":"FOR REFACE OF ONE (1) FACE OF AN EXISTING ACCESSORY DOUBLE FACED STATICALLY ILLUMINATED FREESTANDING SIGN (SIGN B-1), FOR THE REFACE OF TWO (2) FACES ON AN EXISTING ACCESSORY DOUBLE FACE STATICALLY ILLUMINATED FREESTANDING SIGN (SIGN B-2), AND FOR THE INSATLLATION OF TWO (2) ACCESSORY STATICALLY ILLUMINATED FLAT WALL SIGNS. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS. SIGNS ACCESSORY TO AN EXISTING GAS STATION AND RETAIL CONVENIENCE STORE WITH ACCESSORY PREPARATION AND SERVING OF FOOD FOR TAKE OUT."},{"number":"972951","date":"2019-08-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-08-09","scope":"FOR REFACE OF ONE (1) FACE OF AN EXISTING ACCESSORY DOUBLE FACED STATICALLY ILLUMINATED FREESTANDING SIGN (SIGN B-1), FOR THE REFACE OF TWO (2) FACES ON AN EXISTING ACCESSORY DOUBLE FACE STATICALLY ILLUMINATED FREESTANDING SIGN (SIGN B-2), AND FOR THE INSATLLATION OF TWO (2) ACCESSORY STATICALLY ILLUMINATED FLAT WALL SIGNS. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS. SIGNS ACCESSORY TO AN EXISTING GAS STATION AND RETAIL CONVENIENCE STORE WITH ACCESSORY PREPARATION AND SERVING OF FOOD FOR TAKE OUT."},{"number":"EP-2024-008558","date":"2024-10-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-24","scope":"Supply new or alter existing electrical circuits to complete the installation. Doyon Cookie Oven and a New Franke Coffee station. Both are 208V / 30-amp circuits. All work in accordance with the 2017 nec."}],"storyTag":"Torn down & rebuilt","storyDelta":2.41,"timeline":[{"y":2018,"k":"sale","p":1634000},{"y":2018,"k":"sale","p":5569441},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2019,"k":"permit","w":"Sign"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"834177","type":"Hazardous Materials","status":"Inactive","businessName":"7-ELEVEN (7-ELEVEN)","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2020-01-16","latestIssueDate":"2024-01-23","expirationDate":"2025-01-15","inactiveDate":"2025-03-16"},{"number":"834359","type":"Motor Vehicle Repair / Retail Mobile Dispensing","status":"Active","businessName":"7-ELEVEN (7-ELEVEN)","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2020-01-17","latestIssueDate":"2026-01-16","expirationDate":"2027-01-16","inactiveDate":null},{"number":"837659","type":"Dumpster License - Private Property","status":"Active","businessName":"Brar Brothers Inc. (7-Eleven Store #40457A)","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2020-02-21","latestIssueDate":"2020-02-21","expirationDate":null,"inactiveDate":null},{"number":"880553","type":"Food Preparing and Serving","status":"Active","businessName":"Brar Brothers Inc. (7-Eleven Store #40457A)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-10-29","latestIssueDate":"2025-09-22","expirationDate":"2026-10-28","inactiveDate":null}],"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"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #395914: 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: 972961 (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":"4 open L&I violations","finding":"8 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":"8 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Sep 30, 2025.","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":"Hazardous Materials #834177: Inactive since Mar 16, 2025","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/"}]}