{"asOf":"2026-07-26T08:41:19.539Z","block":"300-399 S 52ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-s-52nd-st","address":"319-21 S 52ND ST","parcelNumber":"871253050","source":"https://property.phila.gov/?p=871253050","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y30","buildingCodeNew":null,"buildingClass":"STR/OFF+APT 2 STY MASONRY","buildingClassNew":null,"useLabel":"Apartment building","owner":"HANNA PATRICK R","coOwner":null,"marketValue":46500,"landAssessment":46500,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":7000,"date":"1979-01-25T05:00:00Z"},"openViolations":0,"violations":[{"number":"5298099","date":"2020-01-23","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5298085","date":"2020-01-23","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5298084","date":"2020-01-23","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5298083","date":"2020-01-23","code":"FC-13-304.1","title":"WASTE MATERIAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5298082","date":"2020-01-23","code":"FC-13-1007.1","title":"EXIT SIGNS REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5298087","date":"2020-01-23","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211987926","date":"2020-01-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-04-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211987928","date":"2020-01-24","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-04-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211987924","date":"2020-01-24","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":"2021-04-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211987925","date":"2020-02-18","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":"2021-04-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211987927","date":"2020-02-18","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":"2021-04-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211990684","date":"2020-02-12","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":"2020-08-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211990686","date":"2020-02-12","code":"FC-13-907.1","title":"FIRE ALARM REQUIRED F-907","status":"COMPLIED","resolutionDate":"2020-08-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211990681","date":"2020-02-12","code":"FC-13-1007.1","title":"EXIT SIGNS REQUIRED","status":"COMPLIED","resolutionDate":"2020-08-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211990687","date":"2020-02-12","code":"FC-13-907.2","title":"SINGLE STATION SMKE ALRM REQ'D","status":"COMPLIED","resolutionDate":"2020-08-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211990683","date":"2020-02-12","code":"FC-13-270371","title":"SMOKING PROHIBITED","status":"COMPLIED","resolutionDate":"2020-08-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-084045","date":"2025-10-23","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2026-02-05","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2025-084046","date":"2025-10-23","code":"PM15-901.1","title":"VACANT & OPEN PROPERTIES","status":"COMPLIED","resolutionDate":"2026-02-05","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2025-084051","date":"2025-10-23","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2026-02-05","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2026-004769","date":"2026-01-24","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2026-03-18","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2026-004770","date":"2026-01-24","code":"PM15-304.1(B)","title":"COMPONENT ATTACHMENT/ANCHORAGE","status":"COMPLIED","resolutionDate":"2026-03-18","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"722431","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2020-01-24","completedDate":"2020-02-28","violations":[{"number":"5298099","date":"2020-01-23","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5298085","date":"2020-01-23","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5298084","date":"2020-01-23","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5298083","date":"2020-01-23","code":"FC-13-304.1","title":"WASTE MATERIAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5298082","date":"2020-01-23","code":"FC-13-1007.1","title":"EXIT SIGNS REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5298087","date":"2020-01-23","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"722529","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2020-01-24","completedDate":"2021-05-07","violations":[{"number":"211987926","date":"2020-01-24","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-04-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211987928","date":"2020-01-24","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-04-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211987924","date":"2020-01-24","code":"PM15-304.1I","title":"EXTERIOR STRUCT UNSAFE COND 9","status":"COMPLIED","resolutionDate":"2021-04-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211987925","date":"2020-02-18","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":"2021-04-15","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211987927","date":"2020-02-18","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":"2021-04-15","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"724202","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-02-12","completedDate":"2020-08-28","violations":[{"number":"211990684","date":"2020-02-12","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":"2020-08-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211990686","date":"2020-02-12","code":"FC-13-907.1","title":"FIRE ALARM REQUIRED F-907","status":"COMPLIED","resolutionDate":"2020-08-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211990681","date":"2020-02-12","code":"FC-13-1007.1","title":"EXIT SIGNS REQUIRED","status":"COMPLIED","resolutionDate":"2020-08-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211990687","date":"2020-02-12","code":"FC-13-907.2","title":"SINGLE STATION SMKE ALRM REQ'D","status":"COMPLIED","resolutionDate":"2020-08-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211990683","date":"2020-02-12","code":"FC-13-270371","title":"SMOKING PROHIBITED","status":"COMPLIED","resolutionDate":"2020-08-28","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-116936","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-10-23","completedDate":"2026-02-05","violations":[{"number":"VI-2025-084045","date":"2025-10-23","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2026-02-05","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2025-084046","date":"2025-10-23","code":"PM15-901.1","title":"VACANT & OPEN PROPERTIES","status":"COMPLIED","resolutionDate":"2026-02-05","resolution":"COMPLIED - OWNER DEMOLITION"}]},{"number":"CF-2025-116946","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2025-10-23","completedDate":null,"violations":[{"number":"VI-2025-084051","date":"2025-10-23","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2026-02-05","resolution":"COMPLIED - OWNER DEMOLITION"}]},{"number":"CF-2026-007263","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2026-01-24","completedDate":"2026-03-18","violations":[{"number":"VI-2026-004769","date":"2026-01-24","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2026-03-18","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2026-004770","date":"2026-01-24","code":"PM15-304.1(B)","title":"COMPONENT ATTACHMENT/ANCHORAGE","status":"COMPLIED","resolutionDate":"2026-03-18","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2020,"n":16,"worst":"UNSAFE STRUCTURE"},{"y":2025,"n":3,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"722431","date":"2020-01-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"722529","date":"2020-01-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"724202","date":"2020-02-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"722529","date":"2020-02-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"722431","date":"2020-02-28","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"722529","date":"2020-06-29","type":null,"status":"FAILED"},{"caseNumber":"722529","date":"2020-07-08","type":null,"status":"FAILED"},{"caseNumber":"724202","date":"2020-08-28","type":null,"status":"PASSED"},{"caseNumber":"722529","date":"2020-10-09","type":null,"status":"FAILED"},{"caseNumber":"722529","date":"2020-11-20","type":null,"status":"FAILED"},{"caseNumber":"722529","date":"2021-04-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-116936","date":"2025-10-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-116946","date":"2025-10-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-116936","date":"2025-10-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-116946","date":"2025-12-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-116936","date":"2025-12-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-007263","date":"2026-01-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-116946","date":"2026-02-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-116936","date":"2026-02-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-007263","date":"2026-03-18","type":null,"status":"PASSED"}],"inspYears":[{"y":2020,"fails":8,"passes":2},{"y":2021,"fails":0,"passes":1},{"y":2025,"fails":5,"passes":0},{"y":2026,"fails":1,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95387566107865,"lng":-75.22591905596013,"geom":{"type":"Polygon","coordinates":[[[-75.225823,39.953909025],[-75.225840042,39.953821838],[-75.226015543,39.953842738],[-75.225997626,39.953929212],[-75.225823,39.953909025]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":null,"lotArea":1550,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"7944 MARS PL, PHILADELPHIA PA, 19153","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":111600,"taxable":111600,"land":23300,"improvement":88300,"taxableLand":23300,"taxableImprovement":88300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":111600,"taxable":111600,"land":23300,"improvement":88300,"taxableLand":23300,"taxableImprovement":88300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":96600,"taxable":96600,"land":19320,"improvement":77280,"taxableLand":19320,"taxableImprovement":77280,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":99400,"taxable":99400,"land":19551,"improvement":79849,"taxableLand":19551,"taxableImprovement":79849,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":100300,"taxable":100300,"land":19728,"improvement":80572,"taxableLand":19728,"taxableImprovement":80572,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":100300,"taxable":100300,"land":19728,"improvement":80572,"taxableLand":19728,"taxableImprovement":80572,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":100300,"taxable":100300,"land":19728,"improvement":80572,"taxableLand":19728,"taxableImprovement":80572,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":198400,"taxable":198400,"land":39600,"improvement":158800,"taxableLand":39600,"taxableImprovement":158800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":198400,"taxable":198400,"land":39600,"improvement":158800,"taxableLand":39600,"taxableImprovement":158800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":190400,"taxable":190400,"land":38080,"improvement":152320,"taxableLand":38080,"taxableImprovement":152320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":190400,"taxable":190400,"land":38080,"improvement":152320,"taxableLand":38080,"taxableImprovement":152320,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":46500,"taxable":46500,"land":46500,"improvement":0,"taxableLand":46500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":2665,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2020-005241","date":"2020-12-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-05-05","scope":"MAKE SAFE PERMIT TO COMPLY UNSAFE VIOLATION NO. 722529 FOR THE REPLACEMENT OF DAMAGED/SISTERED JOISTES AND REMOVAL OF CONCRETE PADS & THE SUPPORTING CONCRETE COLUMNS AS PER APPROVED PLAN AND ENGINEER REPORT"},{"number":"ZP-2021-004712","date":"2021-06-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Wearing Apparel and Accessories; Residential - Household Living - Two-Family"},{"number":"CP-2021-002766","date":"2021-07-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-07-27","scope":"**AMENDMENT TO ADD ACCESSIBLE RESTROOM AT FIRST FLOOR** FOR LEVEL III ALTERATIONS AND CHANGE IN OCCUPANCY PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND 13R. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"FP-2022-001299","date":"2022-05-19","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF SPRINKLER PER NFPA 13/13R TO SERVE THE MIXED-USE BUILDING WITH 2-INCH FIRE SERVICE LINE AND 2-1/2 BFP DEVICE AS PER APPROVED PLANS."},{"number":"DP-2026-000169","date":"2026-02-17","work":"City Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2026-03-19","scope":"Sub Demolition Permit for CF-2026-007263. For the complete demolition of a property as part of the City of Philadelphia Demolition Program. Add'l specs: No sidewalk. (2) stucco c/w 317, 323 S. 52nd St. Repair shared wall at roofline c/w 317 S. 52nd. Erosion control mat with topsoil and seed. 4' corral fence across front."},{"number":"PP-2026-002066","date":"2026-02-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-02-18","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×5"},{"y":2026,"k":"permit","w":"City Demolition"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"demo"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 3 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","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":["2 permit events since 2023","demolition activity since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: CP-2021-002766 (Expired), FP-2022-001299 (Issued). 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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 21 historical violations across 6 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"14 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 18, 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/"}],"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/"}]}