{"asOf":"2026-07-26T06:10:35.290Z","block":"2100-2199 N 9TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-n-9th-st","address":"2106 N 9TH ST","parcelNumber":"202166101","source":"https://property.phila.gov/?p=202166101","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O50","buildingCodeNew":null,"buildingClass":"ROW 3 STY MASONRY","buildingClassNew":null,"useLabel":"Vacant lot","owner":"FAM & CO LLC","coOwner":null,"marketValue":73900,"landAssessment":73900,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":75000,"date":"2019-11-12T05:00:00Z"},"openViolations":0,"violations":[{"number":"1177930","date":"2008-12-04","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1177932","date":"2008-12-04","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1177931","date":"2008-12-04","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211943947","date":"2017-11-16","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211943986","date":"2017-11-16","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211943987","date":"2017-11-16","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211943946","date":"2017-11-16","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2021-006109","date":"2021-02-04","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-05-11","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-006111","date":"2021-02-04","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-05-11","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-006112","date":"2021-02-04","code":"PM15-304.1(F)","title":"FOUNDATION DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-05-11","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-006110","date":"2021-02-04","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-05-11","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-082058","date":"2021-11-29","code":"PM15-305.1(A)","title":"INTERIOR COMPONENT DETERIORATED","status":"COMPLIED","resolutionDate":"2022-05-11","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-082055","date":"2021-11-29","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2022-05-11","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-082056","date":"2021-11-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-05-11","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-082057","date":"2021-11-29","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-05-11","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-082059","date":"2021-11-29","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-05-11","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2022-034237","date":"2022-05-17","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2022-06-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2026-024846","date":"2026-04-24","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2026-06-10","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2026-024845","date":"2026-04-24","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2026-06-10","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"187011","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"BRU","status":"CLOSED","createdDate":"2008-12-04","completedDate":"2009-01-08","violations":[{"number":"1177930","date":"2008-12-04","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1177932","date":"2008-12-04","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1177931","date":"2008-12-04","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"612557","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2017-11-17","completedDate":"2024-11-09","violations":[{"number":"211943947","date":"2017-11-16","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211943986","date":"2017-11-16","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211943987","date":"2017-11-16","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211943946","date":"2017-11-16","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSED","resolutionDate":"2024-11-09","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2021-008178","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-02-04","completedDate":"2022-05-11","violations":[{"number":"VI-2021-006109","date":"2021-02-04","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-05-11","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-006111","date":"2021-02-04","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-05-11","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-006112","date":"2021-02-04","code":"PM15-304.1(F)","title":"FOUNDATION DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-05-11","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-006110","date":"2021-02-04","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-05-11","resolution":"COMPLIED - OWNER DEMOLITION"}]},{"number":"CF-2021-113499","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-11-29","completedDate":"2022-05-11","violations":[{"number":"VI-2021-082058","date":"2021-11-29","code":"PM15-305.1(A)","title":"INTERIOR COMPONENT DETERIORATED","status":"COMPLIED","resolutionDate":"2022-05-11","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-082055","date":"2021-11-29","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2022-05-11","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-082056","date":"2021-11-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-05-11","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-082057","date":"2021-11-29","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-05-11","resolution":"COMPLIED - OWNER DEMOLITION"},{"number":"VI-2021-082059","date":"2021-11-29","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-05-11","resolution":"COMPLIED - OWNER DEMOLITION"}]},{"number":"CF-2022-045252","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2022-05-17","completedDate":"2022-06-17","violations":[{"number":"VI-2022-034237","date":"2022-05-17","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2022-06-16","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2026-041019","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2026-04-24","completedDate":"2026-06-10","violations":[{"number":"VI-2026-024846","date":"2026-04-24","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2026-06-10","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2026-024845","date":"2026-04-24","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2026-06-10","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2008,"n":3,"worst":null},{"y":2017,"n":4,"worst":null},{"y":2021,"n":9,"worst":"UNSAFE STRUCTURE"},{"y":2022,"n":1,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"187011","date":"2008-12-04","type":"BRU INSP","status":"FAILED"},{"caseNumber":"187011","date":"2009-01-08","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"612557","date":"2017-11-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"CF-2021-008178","date":"2021-02-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-008178","date":"2021-03-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-113499","date":"2021-11-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-113499","date":"2021-12-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-008178","date":"2022-05-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-113499","date":"2022-05-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-045252","date":"2022-05-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-045252","date":"2022-06-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-045252","date":"2022-06-17","type":null,"status":"PASSED"},{"caseNumber":"612557","date":"2024-11-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-041019","date":"2026-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-041019","date":"2026-06-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-041019","date":"2026-06-10","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2017,"fails":1,"passes":0},{"y":2021,"fails":4,"passes":0},{"y":2022,"fails":2,"passes":3},{"y":2024,"fails":0,"passes":1},{"y":2026,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98397338274842,"lng":-75.14823419925358,"geom":{"type":"Polygon","coordinates":[[[-75.148131121,39.983978279],[-75.148139046,39.983941511],[-75.14833685,39.983968112],[-75.148328672,39.984005486],[-75.148131121,39.983978279]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":null,"lotArea":784,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"14 AUBURN DR, RICHBORO PA, 18954","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"(PERMIT) FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. FOR USE AS TWO-FAMILY HOUSEHOLD LIVING. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS.","status":"Completed","outcome":"Granted","date":"2023-04-18","number":"ZP-2022-010726","relatedPermit":"ZP-2022-010726"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":45400,"taxable":0,"land":5022,"improvement":40378,"taxableLand":0,"taxableImprovement":0,"exemptLand":5022,"exemptImprovement":40378},{"y":2017,"v":45400,"taxable":0,"land":27240,"improvement":18160,"taxableLand":0,"taxableImprovement":0,"exemptLand":27240,"exemptImprovement":18160},{"y":2018,"v":45400,"taxable":0,"land":27240,"improvement":18160,"taxableLand":0,"taxableImprovement":0,"exemptLand":27240,"exemptImprovement":18160},{"y":2019,"v":22600,"taxable":0,"land":13560,"improvement":9040,"taxableLand":0,"taxableImprovement":0,"exemptLand":13560,"exemptImprovement":9040},{"y":2020,"v":22400,"taxable":22400,"land":13440,"improvement":8960,"taxableLand":13440,"taxableImprovement":8960,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":22400,"taxable":22400,"land":13440,"improvement":8960,"taxableLand":13440,"taxableImprovement":8960,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":22400,"taxable":22400,"land":13440,"improvement":8960,"taxableLand":13440,"taxableImprovement":8960,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":50000,"taxable":50000,"land":10000,"improvement":40000,"taxableLand":10000,"taxableImprovement":40000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":50000,"taxable":50000,"land":10000,"improvement":40000,"taxableLand":10000,"taxableImprovement":40000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":59000,"taxable":59000,"land":11800,"improvement":47200,"taxableLand":11800,"taxableImprovement":47200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":59000,"taxable":59000,"land":11800,"improvement":47200,"taxableLand":11800,"taxableImprovement":47200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":73900,"taxable":73900,"land":73900,"improvement":0,"taxableLand":73900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":826,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2021-004977","date":"2021-06-04","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2021-11-23","scope":"MAKE SAFE PERMIT- FOR THE REPLACEMENT OF THE SIDE ALLEY AND REAR BRICK WALLS, FOR REPLACEMENT OF JOISTS AND INSTALLATION OF STAR BOLT ASSEMBLY AT FRONT WALL, PER PE REPORT AND SUBMITTED PLANS, TO RESOLVE CASE #CF-2021-008178. 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# CF-2021-008178. 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."},{"number":"PP-2021-024644","date":"2021-12-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-03-31","scope":"LATERAL SEAL for building demo (make safe)"},{"number":"DP-2021-002606","date":"2021-12-23","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2022-04-01","scope":"**MAKE SAFE PERMIT** FOR THE COMPLETE DEMOLITION OF THE EXISTING THREE (3) STORY MASONRY STRUCTURE TO COMPLY WITH VIOLATION CASE #CF-2021-113499. ALL PERMITTED DEMOLITION ACTIVITY TO BE DONE IN ACCORDANCE WITH SITE SAFETY DEMOLITION PLAN AND SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. DEMOLITION TO BE DONE BY HAND AND WITH HAND TOOLS ONLY. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY, AND ADJACENT PROPERTIES TO BE IN PLACE PRIOR TO START OF WORK. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR RIGHT-OF-WAY ENCROACHMENT OR CLOSURE. 21 DAY POSTING & NOTICE WAIVED PER A-303.2."},{"number":"ZP-2022-010726","date":"2023-03-22","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH ROOF DECK AND ROOF DECK ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2021,"k":"viol","w":"9 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"insp","w":"Inspection failed ×4"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Minor Demolition"},{"y":2022,"k":"demo"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 3 passed"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 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":["1 permit event since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-010726: Completed · Granted; related permit ZP-2022-010726.","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: RP-2021-004977 (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 19 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":"10 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Jun 10, 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/"}],"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/"}]}