{"asOf":"2026-07-31T02:23:19.128Z","block":"3800-3899 HAVERFORD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3800-3899-haverford-ave","address":"3847 HAVERFORD AVE","parcelNumber":"242052010","source":"https://property.phila.gov/?p=242052010","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"WEST GIRARD LLC","coOwner":null,"marketValue":91100,"landAssessment":91100,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":80000,"date":"2021-04-06T04:00:00Z"},"openViolations":0,"violations":[{"number":"769455","date":"2007-12-11","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"CMPLY","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-06-27","underAppeal":false,"noticeUrl":null},{"number":"769457","date":"2007-12-11","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"CMPLY","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-06-27","underAppeal":false,"noticeUrl":null},{"number":"769456","date":"2007-12-11","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CMPLY","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-06-27","underAppeal":false,"noticeUrl":null},{"number":"769454","date":"2007-12-11","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"CMPLY","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-06-27","underAppeal":false,"noticeUrl":null},{"number":"1699740","date":"2010-05-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-10","underAppeal":false,"noticeUrl":null},{"number":"1699741","date":"2010-05-27","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-10","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-081294","date":"2021-11-23","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-02-01","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2022-02-02","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-014218","date":"2023-03-08","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2024-03-26","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-03-26","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-014219","date":"2023-03-08","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2023-05-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2024-03-26","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"138518","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2007-12-13","completedDate":"2012-06-27","noticeUrl":null,"violations":[{"number":"769455","date":"2007-12-11","code":"PM-102.4/1","title":"LICENSE-VAC LOT","status":"CMPLY","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-06-27","underAppeal":false,"noticeUrl":null},{"number":"769457","date":"2007-12-11","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"CMPLY","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-06-27","underAppeal":false,"noticeUrl":null},{"number":"769456","date":"2007-12-11","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CMPLY","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-06-27","underAppeal":false,"noticeUrl":null},{"number":"769454","date":"2007-12-11","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"CMPLY","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-06-27","underAppeal":false,"noticeUrl":null}]},{"number":"237107","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2010-05-27","completedDate":"2010-08-10","noticeUrl":null,"violations":[{"number":"1699740","date":"2010-05-27","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-10","underAppeal":false,"noticeUrl":null},{"number":"1699741","date":"2010-05-27","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2010-08-10","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2021-112687","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-11-23","completedDate":"2022-02-02","noticeUrl":null,"violations":[{"number":"VI-2021-081294","date":"2021-11-23","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-02-01","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2022-02-02","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2023-019021","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-03-08","completedDate":"2024-05-13","noticeUrl":null,"violations":[{"number":"VI-2023-014218","date":"2023-03-08","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2024-03-26","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-03-26","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-014219","date":"2023-03-08","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2023-05-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2024-03-26","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2007,"n":4,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2021,"n":1,"worst":null},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"138518","date":"2007-12-11","type":"BRU INSP","status":"FAILED"},{"caseNumber":"138518","date":"2012-06-27","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"CF-2021-112687","date":"2021-11-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-112687","date":"2022-01-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-112687","date":"2022-02-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-019021","date":"2023-03-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019021","date":"2023-04-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019021","date":"2023-05-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019021","date":"2023-08-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019021","date":"2024-03-26","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":4,"passes":0},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96347201811971,"lng":-75.19894944672602,"geom":{"type":"Polygon","coordinates":[[[-75.198895557,39.963337914],[-75.198951659,39.963332277],[-75.19900345,39.963605465],[-75.19894703,39.963611722],[-75.198895557,39.963337914]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-023393","type":"Sprinkler Certification","inspectionDate":"2023-10-24","result":"Certified","expirationDate":"2024-10-24","buildingId":"1550134"},{"number":"BC-2024-007304","type":"Fire Alarm Certification","inspectionDate":"2023-12-05","result":"Certified","expirationDate":"2024-12-05","buildingId":"1550134"},{"number":"BC-2024-026772","type":"Sprinkler Certification","inspectionDate":"2024-05-21","result":"Certified","expirationDate":"2025-05-21","buildingId":"1550134"},{"number":"BC-2025-007538","type":"Fire Alarm Certification","inspectionDate":"2024-12-11","result":"Certified","expirationDate":"2025-12-11","buildingId":"1550134"},{"number":"BC-2025-015062","type":"Sprinkler Certification","inspectionDate":"2025-05-07","result":"Certified","expirationDate":"2026-05-07","buildingId":"1550134"},{"number":"BC-2026-008581","type":"Fire Alarm Certification","inspectionDate":"2026-01-22","result":"Certified","expirationDate":"2027-01-22","buildingId":"1550134"},{"number":"BC-2026-013487","type":"Sprinkler Certification","inspectionDate":"2026-05-04","result":"Certified","expirationDate":"2027-05-04","buildingId":"1550134"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":null,"lotArea":1600,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"3720 SPRUCE ST #508, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the erection of a three story attached structure that include a full basement with egress wells, and a private roof deck with a roof access structure.\n\nFor the use of Multi-Family Household Living (seven dwelling units).","status":"Completed","outcome":"Granted with conditions","date":"2021-08-23","number":"ZP-2021-002186","relatedPermit":"ZP-2021-002186"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":16300,"taxable":0,"land":16300,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":16300,"exemptImprovement":0},{"y":2017,"v":36800,"taxable":0,"land":36800,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":36800,"exemptImprovement":0},{"y":2018,"v":36800,"taxable":0,"land":36800,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":36800,"exemptImprovement":0},{"y":2019,"v":36800,"taxable":0,"land":36800,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":36800,"exemptImprovement":0},{"y":2020,"v":36800,"taxable":0,"land":36800,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":36800,"exemptImprovement":0},{"y":2021,"v":36800,"taxable":24533,"land":36800,"improvement":0,"taxableLand":24533,"taxableImprovement":0,"exemptLand":12267,"exemptImprovement":0},{"y":2022,"v":36800,"taxable":36800,"land":36800,"improvement":0,"taxableLand":36800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":48800,"taxable":48800,"land":48800,"improvement":0,"taxableLand":48800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":48800,"taxable":48800,"land":48800,"improvement":0,"taxableLand":48800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":138900,"taxable":138900,"land":138900,"improvement":0,"taxableLand":138900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":138900,"taxable":138900,"land":138900,"improvement":0,"taxableLand":138900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":91100,"taxable":91100,"land":91100,"improvement":0,"taxableLand":91100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1944,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-002186","date":"2021-08-04","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-04-10","scope":"For the erection of a three story attached structure that include a full basement and a private roof deck with a roof access structure. Amended 10-9-2021 with by-right changes to building dimensions. Size and location per plans"},{"number":"CP-2021-006560","date":"2021-12-22","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-04-10","scope":"AMENDMENT 2: FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT CP-2021-006560 TO DOCUMENT CHANGE IN LAYOUT ON THE BASEMENT AND FIRST FLOOR LAYOUT AND CHANGES AS SHOWN PER APPROVED AMENDED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. AMENDMENT 1: FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT CP-2021-006560 TO DOCUMENT CHANGE IN LAYOUT ON THE BASEMENT AND FIRST FLOOR LAYOUT AND CHANGES AS SHOWN PER APPROVED AMENDED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. ORIGINAL: FOR THE ERECTION OF A THREE (3) STORY ATTACHED BUILDING FOR USE AS THE FOLLOWING: MULTI-FAMILY HOUSEHOLD LIVING (6 UNITS). STRUCTURE TO CONTAIN A ROOF DECK ACCESS BY A ROOF DECK ACCESS STRUCTURE (ACCESSED BY UNIT 6 ONLY). BUILDING IS FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 10 FEET OF THE BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE 2018 IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMIT REQUIRED PRIOR TO THE START OF ANY WORK.*** SEPARATE PERMIITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"FP-2022-001518","date":"2022-06-02","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-01-31","scope":"Rough-In Permit for FP-2022-001512 To install automatic wet sprinkler system to be designed and tested in accordance to NFPA 13,2016."},{"number":"FP-2022-001512","date":"2022-06-22","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-04-10","scope":"FOR INSTALLATION OF SPRINKLER SYSTEM PER NFPA 13 WITH 2-INCH FIRE SERVICE LINE AND BFP DEVICE AS PER APPROVED PLANS."},{"number":"EP-2022-004689","date":"2022-06-24","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-13","scope":"INSTALL A 600 AMP SERVICE, (7) GANG METER BANK, (6) 150 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS AND (6) DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS AND RECEPTACLES. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."},{"number":"PP-2022-006405","date":"2022-06-27","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-10","scope":"New construction, interior plumbing. +All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"MP-2022-002800","date":"2022-07-07","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-04-10","scope":"INSTALLATION OF NEW HVAC SYSTEM FOR A NEW CONSTRUCTION MULTI-FAMILY BUILDING AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"PP-2022-011335","date":"2022-08-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-10","scope":"Installing 1 1/2\" Water Service, 6\" Curb Trap, 6\" Main Drain & 4\" Fresh Air Inlet"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×4"},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"921949","type":"Rental","status":"Active","businessName":"Eugene Naydovich (WEST GIRARD LLC)","legalName":"Eugene Naydovich","address":"3847 HAVERFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2023-04-25","latestIssueDate":"2026-04-22","expirationDate":"2027-04-24","inactiveDate":null}],"licenseActivity":[{"number":"921949","type":"Rental","businessName":"Eugene Naydovich (WEST GIRARD LLC)","legalName":"Eugene Naydovich","issuedDate":"2023-04-25","latestIssueDate":"2026-04-22","closureDate":null,"expirationDate":"2027-04-24","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-30","units":6,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 185% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $48,800 to $138,900","no permit shown in 2024-2026"],"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 #ZP-2021-002186: Completed · Granted with conditions; related permit ZP-2021-002186.","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":"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":"7 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Mar 26, 2024.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 9 historical violations across 4 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 May 4, 2027; Fire Alarm Certification: Certified through Jan 22, 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/"}]}