{"asOf":"2026-07-31T01:01:02.333Z","block":"5500-5599 MARKET ST","blockUrl":"https://philadelphia.blockreport.homes/block/5500-5599-market-st","address":"5552 MARKET ST","parcelNumber":"871402155","source":"https://property.phila.gov/?p=871402155","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"223","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"AUTO SERVICE GARAGE","useLabel":"Mixed-use","owner":"GOGOLU GULAM RASOOL","coOwner":null,"marketValue":155900,"landAssessment":31100,"improvementAssessment":124800,"livableArea":280,"yearBuilt":1925,"lastSale":{"price":23000,"date":"2012-07-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"211955085","date":"2018-11-09","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2022-11-05","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-11-05","underAppeal":false,"noticeUrl":null},{"number":"211955124","date":"2018-11-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-11-05","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2022-11-05","underAppeal":false,"noticeUrl":null},{"number":"211955125","date":"2018-11-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-11-05","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2022-11-05","underAppeal":false,"noticeUrl":null},{"number":"211955086","date":"2018-11-09","code":"PM15-304.1K","title":"EXTERIOR STRUCT UNSAFE COND 11","status":"COMPLIED","resolutionDate":"2022-11-05","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-11-05","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-055670","date":"2025-07-28","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-12-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2025-12-03","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=900210680&hash=115631713A12C9DF61B5939C70606424EDED3099FFF06BE12D94E94956DB25CD"},{"number":"VI-2025-055671","date":"2025-07-28","code":"PM15-901.1","title":"VACANT & OPEN PROPERTIES","status":"COMPLIED","resolutionDate":"2025-12-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2025-12-03","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=900210680&hash=115631713A12C9DF61B5939C70606424EDED3099FFF06BE12D94E94956DB25CD"},{"number":"VI-2025-055672","date":"2025-07-28","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-12-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2025-12-03","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=900210680&hash=115631713A12C9DF61B5939C70606424EDED3099FFF06BE12D94E94956DB25CD"},{"number":"VI-2025-055673","date":"2025-07-28","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2025-12-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2025-12-03","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=900210680&hash=115631713A12C9DF61B5939C70606424EDED3099FFF06BE12D94E94956DB25CD"},{"number":"VI-2025-055678","date":"2025-07-28","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2025-12-03","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2025-12-03","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=900213090&hash=E7C3F64CB0270285B6888FEFD881FAD1BF9F6C31DC33ABBE41B08EA373440E6D"}],"violationCases":[{"number":"663324","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2018-11-09","completedDate":"2022-12-23","noticeUrl":null,"violations":[{"number":"211955085","date":"2018-11-09","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2022-11-05","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-11-05","underAppeal":false,"noticeUrl":null},{"number":"211955124","date":"2018-11-09","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-11-05","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2022-11-05","underAppeal":false,"noticeUrl":null},{"number":"211955125","date":"2018-11-09","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-11-05","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2022-11-05","underAppeal":false,"noticeUrl":null},{"number":"211955086","date":"2018-11-09","code":"PM15-304.1K","title":"EXTERIOR STRUCT UNSAFE COND 11","status":"COMPLIED","resolutionDate":"2022-11-05","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2022-11-05","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2025-076715","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-28","completedDate":"2025-12-03","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=900210680&hash=115631713A12C9DF61B5939C70606424EDED3099FFF06BE12D94E94956DB25CD","violations":[{"number":"VI-2025-055670","date":"2025-07-28","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2025-12-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2025-12-03","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=900210680&hash=115631713A12C9DF61B5939C70606424EDED3099FFF06BE12D94E94956DB25CD"},{"number":"VI-2025-055671","date":"2025-07-28","code":"PM15-901.1","title":"VACANT & OPEN PROPERTIES","status":"COMPLIED","resolutionDate":"2025-12-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2025-12-03","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=900210680&hash=115631713A12C9DF61B5939C70606424EDED3099FFF06BE12D94E94956DB25CD"},{"number":"VI-2025-055672","date":"2025-07-28","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-12-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2025-12-03","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=900210680&hash=115631713A12C9DF61B5939C70606424EDED3099FFF06BE12D94E94956DB25CD"},{"number":"VI-2025-055673","date":"2025-07-28","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"COMPLIED","resolutionDate":"2025-12-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2025-12-03","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=900210680&hash=115631713A12C9DF61B5939C70606424EDED3099FFF06BE12D94E94956DB25CD"}]},{"number":"CF-2025-076757","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-28","completedDate":"2025-12-03","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=900213090&hash=E7C3F64CB0270285B6888FEFD881FAD1BF9F6C31DC33ABBE41B08EA373440E6D","violations":[{"number":"VI-2025-055678","date":"2025-07-28","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2025-12-03","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2025-12-03","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=900213090&hash=E7C3F64CB0270285B6888FEFD881FAD1BF9F6C31DC33ABBE41B08EA373440E6D"}]}],"violYears":[{"y":2018,"n":4,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2025,"n":5,"worst":null}],"investigations":[{"caseNumber":"663324","date":"2018-11-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"663324","date":"2020-11-24","type":null,"status":"FAILED"},{"caseNumber":"663324","date":"2022-09-12","type":null,"status":"FAILED"},{"caseNumber":"663324","date":"2022-11-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-076715","date":"2025-07-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-076757","date":"2025-07-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-076715","date":"2025-09-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-076715","date":"2025-10-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-076757","date":"2025-12-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-076715","date":"2025-12-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":1,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":1},{"y":2025,"fails":4,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96059597497506,"lng":-75.2322890809304,"geom":{"type":"Polygon","coordinates":[[[-75.232227091,39.96076091],[-75.232294872,39.960423018],[-75.23235075,39.960429515],[-75.232284054,39.960768076],[-75.232227091,39.96076091]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":1,"lotArea":1992,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"5621 WOODBINE AVE, PHILADELPHIA PA, 19131","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":69900,"taxable":69900,"land":29900,"improvement":40000,"taxableLand":29900,"taxableImprovement":40000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":69900,"taxable":69900,"land":29900,"improvement":40000,"taxableLand":29900,"taxableImprovement":40000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":75900,"taxable":75900,"land":15139,"improvement":60761,"taxableLand":15139,"taxableImprovement":60761,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":78100,"taxable":78100,"land":15435,"improvement":62665,"taxableLand":15435,"taxableImprovement":62665,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":78800,"taxable":78800,"land":15573,"improvement":63227,"taxableLand":15573,"taxableImprovement":63227,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":78800,"taxable":78800,"land":15573,"improvement":63227,"taxableLand":15573,"taxableImprovement":63227,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":78800,"taxable":78800,"land":15573,"improvement":63227,"taxableLand":15573,"taxableImprovement":63227,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":107100,"taxable":107100,"land":21420,"improvement":85680,"taxableLand":21420,"taxableImprovement":85680,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":107100,"taxable":107100,"land":21420,"improvement":85680,"taxableLand":21420,"taxableImprovement":85680,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":107800,"taxable":107800,"land":21560,"improvement":86240,"taxableLand":21560,"taxableImprovement":86240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":107800,"taxable":107800,"land":21560,"improvement":86240,"taxableLand":21560,"taxableImprovement":86240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":155900,"taxable":155900,"land":31100,"improvement":124800,"taxableLand":31100,"taxableImprovement":124800,"exemptLand":0,"exemptImprovement":0}],"taxNow":1509,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"930843","date":"2018-12-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-09-12","scope":"MAKE SAFE - In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.\" MAKE SAFE PERMIT - TO REMOVE /REPLACE REAR SHED WALL WITH 2\"X4\" STUDS 16\" O.C. WITH 1/2\" EXTERIOR GRADE PLYWOOD, TYVEK, WIRE MESH, 2 COATS OF STUCCO WALL COVERING, NO CHANGE IN WINDOW SIZE OR LOCATION - DEMO GARAGE ROOF & JOISTS, & REAR EXTERIOR WALL, REBUILD EXTERIOR WALL WITH 8\" CMU, TIE IN EVERY 3RD COURSE AT BOTH ENDS, INSTALL NEW 36\" STEEL SECURITY DOOR AND FRAME, MAKE TOP OF BEARING WALL SQUARE, INSTALL 8\" CMU BOND BEAMS ALONG BOTH LENGTH WITH #4 DOWELS AT 24\" OC EMBED 12\" MIN, INSTALL 2\"X12\" ROOF RAFTERS AT 16\" OC, 3/4\" EXTERIOR ROOF SHEATHING, TYVEKTAR PAPER & ROOF COVERING, INSTALL WIRE MESH & 2 COATS OF STUCCO WALL COVERING TO TOP OF ALLEY LINE SEALED DOOR - REPAIR METAL FIRE ESCAPE SCRAPE/PAINT ALL EXPOSED METAL TOP & BOTTOM, ADD DRAIN HOLES TO 2ND FL LANDING AND ALL TREADS WITHIN FIXED STRINGER, RE-SECURE UPPERMOST POST AT TOP OF RAILING AS MARKED TO RESOLVE CASE #663324. Abutting sidewalk must be closed with fencing a minimum of 6' in height. Separate Streets Department permit required for sidewalk closure. A Separate permit is required for any additional alterations that are not specifically addressed on case #663324."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"viol","w":"4 L&I violations incl EXTERIOR STRUCT UNSAFE COND 7"},{"y":2018,"k":"insp","w":"Inspection failed"},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 4 failed, 2 passed"}],"rented":false,"licenses":[{"number":"578386","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"GULAM GOGOLU","legalName":"GULAM GOGOLU","address":"5552 MARKET ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2012-11-26","latestIssueDate":"2014-03-01","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"651175","type":"Vacant Residential Property / Lot","status":"Active","businessName":"GULAM GOGOLU","legalName":"GULAM GOGOLU","address":"5552 MARKET ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2014-12-30","latestIssueDate":"2026-03-04","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"651175","type":"Vacant Residential Property / Lot","businessName":"GULAM GOGOLU","legalName":"GULAM GOGOLU","issuedDate":"2012-11-26","latestIssueDate":"2026-03-04","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-30","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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: 930843 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 9 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 3, 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":"Vacant Residential Property / Lot #578386: Inactive since Apr 29, 2015","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":"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 and appears related-party/family-held.","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}