{"asOf":"2026-07-28T15:21:36.365Z","block":"1500-1599 N HANCOCK ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-n-hancock-st","address":"1511 N HANCOCK ST","parcelNumber":"182077300","source":"https://property.phila.gov/?p=182077300","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"V10","buildingCodeNew":"25","buildingClass":"PRIV GAR 1 STY MASONRY","buildingClassNew":"ROW MODERN","useLabel":"Multi-family","owner":"ABAZI ENAM","coOwner":null,"marketValue":850000,"landAssessment":170000,"improvementAssessment":680000,"livableArea":3210,"yearBuilt":2021,"lastSale":{"price":1,"date":"2016-05-11T04:00:00Z"},"openViolations":0,"violations":[{"number":"4423242","date":"2017-08-16","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4423241","date":"2017-08-16","code":"FC-13-300353","title":"SECURING COMPRESSED CYLINDERS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4423240","date":"2017-08-16","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"4423239","date":"2017-08-16","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"VI-2023-075919","date":"2023-09-30","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"CLOSED","resolutionDate":"2023-10-10","resolution":"CLOSED - WRITTEN IN ERROR"}],"violationCases":[{"number":"599797","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2017-08-16","completedDate":"2017-08-21","violations":[{"number":"4423242","date":"2017-08-16","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4423241","date":"2017-08-16","code":"FC-13-300353","title":"SECURING COMPRESSED CYLINDERS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"4423240","date":"2017-08-16","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"4423239","date":"2017-08-16","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-102091","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-09-30","completedDate":"2023-10-10","violations":[{"number":"VI-2023-075919","date":"2023-09-30","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"CLOSED","resolutionDate":"2023-10-10","resolution":"CLOSED - WRITTEN IN ERROR"}]}],"violYears":[{"y":2017,"n":4,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"599797","date":"2017-08-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"599797","date":"2017-08-21","type":"CI INSP","status":"CLOSED"},{"caseNumber":"CF-2023-102091","date":"2023-09-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-102091","date":"2023-10-10","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.973851395888225,"lng":-75.13728807139017,"geom":{"type":"Polygon","coordinates":[[[-75.137434065,39.973844868],[-75.137423792,39.973893296],[-75.137142079,39.973857924],[-75.13715235,39.973809496],[-75.137434065,39.973844868]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-015173","type":"Sprinkler Certification","inspectionDate":"2024-04-29","result":"Certified","expirationDate":"2025-04-29","buildingId":"1064182"},{"number":"BC-2024-013024","type":"Fire Alarm Certification","inspectionDate":"2024-04-29","result":"Certified","expirationDate":"2025-04-29","buildingId":"1064182"},{"number":"BC-2025-010114","type":"Sprinkler Certification","inspectionDate":"2025-04-04","result":"Certified","expirationDate":"2026-04-04","buildingId":"1064182"},{"number":"BC-2025-010117","type":"Fire Alarm Certification","inspectionDate":"2025-04-04","result":"Certified","expirationDate":"2026-04-04","buildingId":"1064182"},{"number":"BC-2026-012030","type":"Sprinkler Certification","inspectionDate":"2026-04-08","result":"Certified","expirationDate":"2027-04-08","buildingId":"1064182"},{"number":"BC-2026-010166","type":"Fire Alarm Certification","inspectionDate":"2026-04-08","result":"Certified","expirationDate":"2027-04-08","buildingId":"1064182"},{"number":"BC-2026-017955","type":"Sprinkler Certification","inspectionDate":"2026-04-08","result":"Certified","expirationDate":"2027-04-08","buildingId":"1064182"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":6,"baths":3,"stories":3,"lotArea":1430,"zoning":"RSA5","grade":null,"basement":"C","heater":"A","centralAir":true,"extCond":"1","intCond":"1","garage":1,"homestead":false,"mail":"1516 N HANCOCK ST, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE. FOR THE ERECTION OF AN ATTACHED STRUCTURE. FOR USE AS A THREE (3) FAMILY DWELLING (MULTI-FAMILY HOUSEHOLD LIVING). SIZE AND LOCATION AS SHOWN IN APPLICATION / PLANS.","status":"OPEN","outcome":"Granted","date":"2019-05-23","number":"36715","relatedPermit":"943764"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":23400,"taxable":23400,"land":4680,"improvement":18720,"taxableLand":4680,"taxableImprovement":18720,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":23400,"taxable":23400,"land":4680,"improvement":18720,"taxableLand":4680,"taxableImprovement":18720,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":23400,"taxable":23400,"land":4680,"improvement":18720,"taxableLand":4680,"taxableImprovement":18720,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":23400,"taxable":23400,"land":4680,"improvement":18720,"taxableLand":4680,"taxableImprovement":18720,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":23400,"taxable":23400,"land":4680,"improvement":18720,"taxableLand":4680,"taxableImprovement":18720,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":23400,"taxable":23400,"land":4680,"improvement":18720,"taxableLand":4680,"taxableImprovement":18720,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":23400,"taxable":23400,"land":4680,"improvement":18720,"taxableLand":4680,"taxableImprovement":18720,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":23400,"taxable":23400,"land":4600,"improvement":18800,"taxableLand":4600,"taxableImprovement":18800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":23400,"taxable":23400,"land":4600,"improvement":18800,"taxableLand":4600,"taxableImprovement":18800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":23400,"taxable":23400,"land":4600,"improvement":18800,"taxableLand":4600,"taxableImprovement":18800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":850000,"taxable":170000,"land":170000,"improvement":680000,"taxableLand":170000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":680000},{"y":2027,"v":850000,"taxable":170000,"land":170000,"improvement":680000,"taxableLand":170000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":680000}],"taxNow":2380,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"713010","date":"2016-08-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-08-15","scope":"REPLACE LATERAL,CURB TRAP AND PIPE CONNECT TO EXISTING PIPE PA20162181609 (GARAGE)SELF CERTIFICATIONS ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"943764","date":"2019-06-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-06-05","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE. FOR THE ERECTION OF AN ATTACHED STRUCTURE. FOR USE AS A THREE (3) FAMILY DWELLING (MULTI-FAMILY HOUSEHOLD LIVING). SIZE AND LOCATION AS SHOWN ON APPLICATION / PLANS."},{"number":"1015316","date":"2019-10-21","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-09-30","scope":"FOR THE ERECTION OF A THREE (3) STORY ATTACHED STRUCTURE AS PER APPROVED PLANS. FOR USE AS THREE (3) DWELLING UNITS. STRUCTURE TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK.** **2018 IBC**"},{"number":"1032038","date":"2019-12-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-03-29","scope":"SEAL 5\"LATERAL-PA1#20193372258-REMOVE HOUSE TRAP AND HERMETICALLY SEALING THE LATERAL BY A CAP OR PLUG PER SECTION P-606.1 OF THE PHILADELPHIA PLUMBING CODE 2004-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\"-\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"1031201","date":"2020-01-07","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2020-09-15","scope":"COMPLETE DEMOLITION OF AN EXISTING ATTACHED ONE-STORY, MASONRY AND WOOD GARAGE BUILDING BY HAND METHODS. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. COMPLETE SIDEWALK CLOSURE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"FP-2020-000512","date":"2020-06-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-10-04","scope":"FOR THE INSTALLATION OF A NEW 2 INCH FIRE SERVICE LINE WITH BACK FLOW PREVENTOR FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM AS PER NFPA 13. SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL OR PLUMBING WORK."},{"number":"MP-2020-003858","date":"2020-09-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-09-27","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES."},{"number":"PP-2020-005979","date":"2020-11-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-27","scope":"Install drain lines and water lines for 4 toilets, 4 vanities, 3 tubs and 1 kitchen."},{"number":"EP-2020-008017","date":"2020-11-26","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-27","scope":"Install fire alarms w/ low frequency sound in all sleeping areas(living rms&bedrooms) ,tamper switch,flow switch Per APPROVED DRAWINGS-2016 NFPA-72.Install a 300 AMP electrical service with 4 meters. Wire throughout a new three-family dwelling: switches, lights, receptacles, TV's, phones, emergency lights, and 110v interconnected smoke/CO alarms as per APPROVED DRAWINGS- 2017 NEC ."},{"number":"ZP-2021-000737","date":"2021-03-19","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-10-12","scope":"FOR THE ADDITION OF A ROOF DECK AND ROOF-DECK ACCESS STRUCTURE. SIZE AND LOCATION PER APPROVED PLAN."},{"number":"CP-2021-001056","date":"2021-03-20","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-10-12","scope":"For erection of an attached structure with roof deck accessed by the pilothouse and the finished basement. Building to be fully sprinklered. See AP#1015316 for approved new construction triplex under construction."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Minor Demolition"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"demo"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New construction, addition, GFA change"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"275302","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"GANI ABAZI","legalName":"GANI ABAZI","address":"1511 N HANCOCK ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2002-02-28","latestIssueDate":"2002-02-28","expirationDate":"2003-02-28","inactiveDate":null},{"number":"906431","type":"Rental","status":"Active","businessName":"1511 N Hancock st  (triplex)","legalName":"1511 N Hancock st ","address":"1511 N HANCOCK ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-09-20","latestIssueDate":"2025-10-16","expirationDate":"2026-09-19","inactiveDate":null}],"licenseActivity":[{"number":"906431","type":"Rental","businessName":"1511 N Hancock st  (triplex)","legalName":"1511 N Hancock st ","issuedDate":"2022-09-20","latestIssueDate":"2025-10-16","closureDate":null,"expirationDate":"2026-09-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"275302","type":"Vacant Residential Property / Lot","businessName":"GANI ABAZI","legalName":"GANI ABAZI","issuedDate":"2002-02-28","latestIssueDate":"2002-02-28","closureDate":"2003-02-28","expirationDate":"2003-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 3532% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $23,400 to $850,000","no permit shown in 2025-2027"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #36715: OPEN · Granted; related permit 943764. Use permit #943764: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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: 1015316 (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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","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":"2 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Oct 10, 2023.","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":"Vacant Residential Property / Lot #275302: Inactive","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 5 historical violations across 2 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Apr 8, 2027; Fire Alarm Certification: Certified through Apr 8, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","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/"}]}