{"asOf":"2026-07-24T22:00:26.220Z","block":"5400-5499 CEDAR AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5400-5499-cedar-ave","address":"5401 CEDAR AVE","parcelNumber":"463036701","source":"https://property.phila.gov/?p=463036701","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"U30","buildingCodeNew":"22","buildingClass":"ROW CONV/APT 2 STY MASON","buildingClassNew":"ROW TYPICAL","useLabel":"Apartment building","owner":"PHAN TUY QUOC","coOwner":"TRUONG TAM NGOC THU","marketValue":168300,"landAssessment":33660,"improvementAssessment":134640,"livableArea":1840,"yearBuilt":1925,"lastSale":{"price":51000,"date":"2014-04-01T04:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2024-092915","date":"2024-11-14","code":"14-904(1)(I)(.1)","title":"WINDOW SIGN PERCENTAGE","status":"COMPLIED","resolutionDate":"2025-08-04","resolution":"COMPLIED - OWNER 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OWNER REPAIR"},{"number":"VI-2026-006044","date":"2026-02-02","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-04-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-006045","date":"2026-02-02","code":"F-304.2","title":"STORAGE\n","status":"COMPLIED","resolutionDate":"2026-03-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-006046","date":"2026-02-02","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-03-18","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-015479","date":"2026-03-18","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2026-04-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-036513","date":"2026-05-28","code":"A-505.1/1","title":"NO ZONING/USE REG/CO","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2024-120366","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-11-15","completedDate":"2025-08-04","violations":[{"number":"VI-2024-092915","date":"2024-11-14","code":"14-904(1)(I)(.1)","title":"WINDOW SIGN PERCENTAGE","status":"COMPLIED","resolutionDate":"2025-08-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-092918","date":"2024-11-14","code":"19-2602(1)","title":"CAL LICENSE OBTAIN","status":"CLOSED","resolutionDate":"2025-03-24","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2024-092917","date":"2024-11-14","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"COMPLIED","resolutionDate":"2025-08-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-092916","date":"2024-11-14","code":"6-301(4)(A)(.2)","title":"FOOD - SMALL ESTABLISHMENT LICENSE","status":"COMPLIED","resolutionDate":"2025-03-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-011086","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-02-20","completedDate":"2025-04-02","violations":[{"number":"VI-2025-008618","date":"2025-02-20","code":"804.4.4 / TABLE 804","title":"SEPARATIONS","status":"CLOSED","resolutionDate":"2025-04-02","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2026-009251","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL NUISANCE PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2026-02-03","completedDate":"2026-04-10","violations":[{"number":"VI-2026-006043","date":"2026-02-02","code":"F-906.3","title":"FIRE EXTINGUISHER SIZE & DISTRIBUTION\n","status":"COMPLIED","resolutionDate":"2026-03-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-006044","date":"2026-02-02","code":"F-906.1","title":"FIRE EXTINGUISHERS REQUIRED\n","status":"COMPLIED","resolutionDate":"2026-04-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-006045","date":"2026-02-02","code":"F-304.2","title":"STORAGE\n","status":"COMPLIED","resolutionDate":"2026-03-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-006046","date":"2026-02-02","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-03-18","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2026-025048","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL NUISANCE PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2026-03-18","completedDate":"2026-04-10","violations":[{"number":"VI-2026-015479","date":"2026-03-18","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2026-04-10","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-060018","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL CHRONIC/CRITICAL NUISANCE INVSTGTR","status":"IN VIOLATION","createdDate":"2026-05-28","completedDate":null,"violations":[{"number":"VI-2026-036513","date":"2026-05-28","code":"A-505.1/1","title":"NO ZONING/USE REG/CO","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2024,"n":4,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":6,"worst":null}],"investigations":[{"caseNumber":"CF-2024-120366","date":"2024-11-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-120366","date":"2025-02-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-011086","date":"2025-02-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-120366","date":"2025-03-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-011086","date":"2025-04-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-120366","date":"2025-08-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-009251","date":"2026-02-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-009251","date":"2026-03-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-025048","date":"2026-03-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-009251","date":"2026-04-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-025048","date":"2026-04-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-060018","date":"2026-05-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-060018","date":"2026-06-03","type":null,"status":"FAILED"}],"inspYears":[{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":3,"passes":2},{"y":2026,"fails":5,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95117166157247,"lng":-75.23073900157536,"geom":{"type":"Polygon","coordinates":[[[-75.23068665,39.951293403],[-75.23073619,39.951043543],[-75.230793848,39.951050402],[-75.230741489,39.951300007],[-75.23068665,39.951293403]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-001605","type":"Fire Alarm Certification","inspectionDate":"2025-01-17","result":"Certified","expirationDate":"2026-01-17","buildingId":"1507369"},{"number":"BC-2026-001601","type":"Fire Alarm Certification","inspectionDate":"2026-01-07","result":"Certified","expirationDate":"2027-01-07","buildingId":"1507369"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":2,"lotArea":1495,"zoning":"CMX2","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"902 PENN AVE, DREXEL HILL PA, 19026","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":46100,"taxable":46100,"land":7730,"improvement":38370,"taxableLand":7730,"taxableImprovement":38370,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":46100,"taxable":46100,"land":7606,"improvement":38494,"taxableLand":7606,"taxableImprovement":38494,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":46100,"taxable":46100,"land":7606,"improvement":38494,"taxableLand":7606,"taxableImprovement":38494,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":73800,"taxable":73800,"land":12176,"improvement":61624,"taxableLand":12176,"taxableImprovement":61624,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":76600,"taxable":76600,"land":12638,"improvement":63962,"taxableLand":12638,"taxableImprovement":63962,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":76600,"taxable":76600,"land":12638,"improvement":63962,"taxableLand":12638,"taxableImprovement":63962,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":76600,"taxable":76600,"land":12638,"improvement":63962,"taxableLand":12638,"taxableImprovement":63962,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":132400,"taxable":132400,"land":26480,"improvement":105920,"taxableLand":26480,"taxableImprovement":105920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":132400,"taxable":132400,"land":26480,"improvement":105920,"taxableLand":26480,"taxableImprovement":105920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":131200,"taxable":131200,"land":26240,"improvement":104960,"taxableLand":26240,"taxableImprovement":104960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":131200,"taxable":131200,"land":26240,"improvement":104960,"taxableLand":26240,"taxableImprovement":104960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":168300,"taxable":168300,"land":33660,"improvement":134640,"taxableLand":33660,"taxableImprovement":134640,"exemptLand":0,"exemptImprovement":0}],"taxNow":1837,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"655642","date":"2015-12-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-12-16","scope":"USE OF 1ST FLOOR AS RETAIL SALE OF SUNDRIES, PHARMACEUTICALS AND CONVENIENCE SALES, VACANT 2ND FLOOR. NO SIGNS ON THIS APPLICATION."},{"number":"PP-2020-014878","date":"2020-12-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2023-04-24","scope":"Installing a Watts LF 009 M3 QT Ser. # 78803 next to the water meter at the front wall in the basement. In about a 9 square foot area Installing a 3/4 inch backflow device for Golden Health Pharmacy Located at 5401 Cedar ave. according to the 2018 PPC."},{"number":"ZP-2024-012341","date":"2024-12-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"AP-2025-000225","date":"2025-02-16","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2025-04-03","scope":"FOR A CERTIFICATE OF OCCUPANCY FOR THE RETAIL SALES OF CONSUMER GOODS ON THE FIRST FLOOR."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2006,"k":"sale","p":150000},{"y":2015,"k":"permit","w":"Use"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2026,"k":"viol","w":"6 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 5 failed, 2 passed"}],"rented":false,"licenses":[{"number":"370150","type":"Rental","status":"Inactive","businessName":"GLORIA TIMOTHY","legalName":"GLORIA TIMOTHY","address":"5401 CEDAR AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2006-05-25","latestIssueDate":"2006-05-25","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"547382","type":"Rental","status":"Inactive","businessName":"ONEIL FITZROY THOMAS","legalName":"ONEIL FITZROY THOMAS","address":"5401 CEDAR AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2011-10-26","latestIssueDate":"2012-05-30","expirationDate":"2013-02-28","inactiveDate":"2013-10-21"},{"number":"608086","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JP MORGAN CHASE BANK","legalName":"JP MORGAN CHASE BANK","address":"5401 CEDAR AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2013-10-21","latestIssueDate":"2013-10-21","expirationDate":"2014-02-28","inactiveDate":"2014-10-29"},{"number":"686763","type":"Food Establishment, Retail Permanent Location","status":"Revoked","businessName":"GOLDEN HEALTH PHARMACY LLC","legalName":"GOLDEN HEALTH PHARMACY LLC","address":"5401 CEDAR AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2015-12-18","latestIssueDate":"2022-05-27","expirationDate":"2023-04-30","inactiveDate":null},{"number":"0971628","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"FAMILY SNACK & CANDY LLC","legalName":"FAMILY SNACK & CANDY LLC","address":"5401 CEDAR AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2025-02-13","latestIssueDate":"2026-01-22","expirationDate":"2027-02-12","inactiveDate":null}],"licenseActivity":[{"number":"0971628","type":"Food Establishment, Retail Permanent Location","businessName":"FAMILY SNACK & CANDY LLC","legalName":"FAMILY SNACK & CANDY LLC","issuedDate":"2025-02-13","latestIssueDate":"2026-01-22","closureDate":null,"expirationDate":"2027-02-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"686763","type":"Food Establishment, Retail Permanent Location","businessName":"GOLDEN HEALTH PHARMACY LLC","legalName":"GOLDEN HEALTH PHARMACY LLC","issuedDate":"2015-12-18","latestIssueDate":"2022-05-27","closureDate":"2023-04-30","expirationDate":"2023-04-30","inactiveDate":null,"status":"Revoked","statusLabel":"Revoked","active":false},{"number":"608086","type":"Vacant Residential Property / Lot","businessName":"JP MORGAN CHASE BANK","legalName":"JP MORGAN CHASE BANK","issuedDate":"2013-10-21","latestIssueDate":"2013-10-21","closureDate":"2014-10-29","expirationDate":"2014-02-28","inactiveDate":"2014-10-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"547382","type":"Rental","businessName":"ONEIL FITZROY THOMAS","legalName":"ONEIL FITZROY THOMAS","issuedDate":"2011-10-26","latestIssueDate":"2012-05-30","closureDate":"2013-10-21","expirationDate":"2013-02-28","inactiveDate":"2013-10-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"370150","type":"Rental","businessName":"GLORIA TIMOTHY","legalName":"GLORIA TIMOTHY","issuedDate":"2006-05-25","latestIssueDate":"2006-05-25","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #655642: COMPLETED. The history also contains “NEW 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: PP-2020-014878 (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":"1 open L&I violation","finding":"11 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","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":"9 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 3, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #608086: Inactive since Oct 29, 2014; Food Establishment, Retail Permanent Location #686763: Revoked","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":"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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jan 7, 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/"}]}