{"asOf":"2026-07-26T05:40:14.545Z","block":"600-699 N BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/600-699-n-broad-st","address":"615 N BROAD ST","parcelNumber":"771064001","source":"https://property.phila.gov/?p=771064001","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"WD0","buildingCodeNew":"620","buildingClass":"HSE WORSHIP ALL 4 STY MAS","buildingClassNew":"RELIGIOUS","useLabel":"Place of worship","owner":"CONGREGATION RODEPH SHALO","coOwner":null,"marketValue":8938300,"landAssessment":2502724,"improvementAssessment":6435576,"livableArea":100099,"yearBuilt":1927,"lastSale":{"price":1,"date":"2013-01-02T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-043611","date":"2025-06-12","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-06-12","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2025-057929","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-06-12","completedDate":"2025-07-02","violations":[{"number":"VI-2025-043611","date":"2025-06-12","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-06-12","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2025-057929","date":"2025-06-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-057929","date":"2025-06-12","type":null,"status":null}],"inspYears":[{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96359124908375,"lng":-75.15999717769915,"geom":{"type":"Polygon","coordinates":[[[-75.160873916,39.96395061],[-75.159014345,39.963719676],[-75.159120448,39.963231882],[-75.160980004,39.963462813],[-75.160873916,39.96395061]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2021-003278","type":"Fire Alarm Certification","inspectionDate":"2021-07-30","result":"Certified","expirationDate":"2022-07-30","buildingId":"1067355"},{"number":"BC-2022-006307","type":"Sprinkler Certification","inspectionDate":"2022-05-10","result":"Certified","expirationDate":"2023-05-10","buildingId":"1067355"},{"number":"BC-2022-011944","type":"Fire Alarm Certification","inspectionDate":"2022-08-08","result":"Certified","expirationDate":"2023-08-08","buildingId":"1067355"},{"number":"BC-2023-016466","type":"Sprinkler Certification","inspectionDate":"2023-05-02","result":"Certified","expirationDate":"2024-05-02","buildingId":"1067355"},{"number":"BC-2023-015968","type":"Fire Alarm Certification","inspectionDate":"2023-07-11","result":"Certified","expirationDate":"2024-07-11","buildingId":"1067355"},{"number":"BC-2023-020283","type":"Special Hazards Certification","inspectionDate":"2023-10-02","result":"Certified","expirationDate":"2024-10-02","buildingId":"1067355"},{"number":"BC-2024-006820","type":"Special Hazards Certification","inspectionDate":"2024-03-13","result":"Certified","expirationDate":"2025-03-13","buildingId":"1067355"},{"number":"BC-2024-019133","type":"Sprinkler Certification","inspectionDate":"2024-05-01","result":"Certified","expirationDate":"2025-05-01","buildingId":"1067355"},{"number":"BC-2024-023318","type":"Fire Alarm Certification","inspectionDate":"2024-08-07","result":"Certified","expirationDate":"2025-08-07","buildingId":"1067355"},{"number":"BC-2024-028186","type":"Special Hazards Certification","inspectionDate":"2024-10-15","result":"Certified","expirationDate":"2025-10-15","buildingId":"1067355"},{"number":"BC-2025-009193","type":"Special Hazards Certification","inspectionDate":"2025-04-07","result":"Certified","expirationDate":"2026-04-07","buildingId":"1067355"},{"number":"BC-2025-029273","type":"Sprinkler Certification","inspectionDate":"2025-05-14","result":"Certified","expirationDate":"2026-05-14","buildingId":"1067355"},{"number":"BC-2025-026368","type":"Special Hazards Certification","inspectionDate":"2025-10-06","result":"Certified","expirationDate":"2026-10-06","buildingId":"1067355"},{"number":"BC-2026-010386","type":"Special Hazards Certification","inspectionDate":"2026-04-13","result":"Certified","expirationDate":"2027-04-13","buildingId":"1067355"},{"number":"BC-2026-018091","type":"Fire Alarm Certification","inspectionDate":"2026-04-23","result":"Certified","expirationDate":"2027-04-23","buildingId":"1067355"},{"number":"BC-2026-017663","type":"Fire Alarm Certification","inspectionDate":"2026-04-28","result":"Certified","expirationDate":"2027-04-28","buildingId":"1067355"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":null,"lotArea":95128,"zoning":"CMX4","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"615 N BROAD ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2018,"v":8938300,"taxable":0,"land":2502724,"improvement":6435576,"taxableLand":0,"taxableImprovement":0,"exemptLand":2502724,"exemptImprovement":6435576},{"y":2019,"v":8938300,"taxable":0,"land":2502724,"improvement":6435576,"taxableLand":0,"taxableImprovement":0,"exemptLand":2502724,"exemptImprovement":6435576},{"y":2020,"v":8938300,"taxable":0,"land":2502724,"improvement":6435576,"taxableLand":0,"taxableImprovement":0,"exemptLand":2502724,"exemptImprovement":6435576},{"y":2021,"v":8938300,"taxable":0,"land":2502724,"improvement":6435576,"taxableLand":0,"taxableImprovement":0,"exemptLand":2502724,"exemptImprovement":6435576},{"y":2022,"v":8938300,"taxable":0,"land":2502724,"improvement":6435576,"taxableLand":0,"taxableImprovement":0,"exemptLand":2502724,"exemptImprovement":6435576},{"y":2023,"v":8938300,"taxable":0,"land":2502724,"improvement":6435576,"taxableLand":0,"taxableImprovement":0,"exemptLand":2502724,"exemptImprovement":6435576},{"y":2024,"v":8938300,"taxable":0,"land":2502724,"improvement":6435576,"taxableLand":0,"taxableImprovement":0,"exemptLand":2502724,"exemptImprovement":6435576},{"y":2025,"v":8938300,"taxable":0,"land":2502724,"improvement":6435576,"taxableLand":0,"taxableImprovement":0,"exemptLand":2502724,"exemptImprovement":6435576},{"y":2026,"v":8938300,"taxable":0,"land":2502724,"improvement":6435576,"taxableLand":0,"taxableImprovement":0,"exemptLand":2502724,"exemptImprovement":6435576},{"y":2027,"v":8938300,"taxable":0,"land":2502724,"improvement":6435576,"taxableLand":0,"taxableImprovement":0,"exemptLand":2502724,"exemptImprovement":6435576}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"438101","date":"2012-11-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-11-21","scope":"FOR THE ERECTION OF A FOUR, TWO AND ONE STORY ADDITION (61'8\" HIGH) TO AN EXISTING DETACHED BUILDING AND FOR THE ERECTION OF AN EXTERIOR EGRESS STAIR AT THE FOURTH FLOOR ROOF OF THE EXISTING BUILDING, (SIZE AND LOCATION AS SHOWN IN THE APPLICATION). FOR THE EXTENSION OF AN EXISTING SYNAGOGUE WITH AN EXISTING SCHOOL AND ACCESSORY FACILITIES AND SERVICES WITH THREE INTERIOR BICYCLE PARKING SPACES; FOR THE RECONFIGURATION OF THE PARKING LOT TO CREATE A TOTAL OF 108 ACCESSORY PARKING SPACES (INCLUDING 6 HANDICAP ACCESSIBLE SPACES) WITH LANDSCAPED BUFFER AREAS ALONG GREEN STREET, 13TH STREET AND MOUNT VERNON STREET, (SIZE AND LOCATION AS SHOWN IN THE APPLICATION)."},{"number":"458047","date":"2013-04-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-05-29","scope":"INSTALL OF 20-4' STRIP LGT FIXTURES ON INTERIOR OF NEW STAIR TOWER, 3-WALL PACK EXTERIOR OF NEW STAIR TOWER, 3-STROBES LGTS, 3-EXIT SIGN & PULL STATION AS PER NEC 2008 & NFPA 72"},{"number":"474815","date":"2013-06-27","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-06-28","scope":"PARTIAL CHANGE OF OCCUPANCY TO INCLUDE CERTIFICATE OF OCCUPANCY FOR TWO (2) DAYCARE CLASSROOMS ON THE THIRD FLOOR LEVEL OF AN EXISTING STRUCTURE AS PER APPROVED PLANS."},{"number":"489183","date":"2013-08-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-10-03","scope":"INSTALL WIREMOLD WITH CIRCUITRY FOR 4 AT LOCATIONS & 2 RECPTACLES FOR WINDOW A/C UNITS."},{"number":"493948","date":"2013-11-13","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2015-08-10","scope":"FOR PARTIAL SITE & INTERIOR DEMOLITION TO EXIST. BUILDING, SITE EXCAVATION TO CREATE OPEN PARKING LOT, & THE ERECTION OF A FOUR (4) STORY ADDITION OF CONVENTIONAL STEEL & CONCRETE FRAME W. SHALLOW FOUNDATION CONSTRUCTION FOR CONFERENCE, OFFICE, & LOBBY SPACES, & FOR LEVEL II ALTERATIONS W. NO CHANGE OF OCCUPANCY CLASSIFICATION THROUGHOUT AN EXIST. FIVE (5) STORY MIXED-USE RELIGOUS ASSEMBLY BUILDING TO INCLUDE INSTALLATION OF NEW EXIT STAIRWAYS; WORK AREAS & EXISTING BUILDING TO BE PARTIALLY SPRINKLERED. ALL PERMITTED WORK IN ACCORDANCE WITH PLANS APPROVED BY PHC DATED 08.28.13. ASBESTOS ABATEMENT TO BE COMPLETED PRIOR TO COMMENCEMENT OF PERMITTED WORK."},{"number":"512589","date":"2014-03-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-06-19","scope":"NEW PLUMBING FOR ADDITION (HOUSE OF WORSHIP)"},{"number":"523809","date":"2014-04-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-20","scope":"FA,LIGHTING,LIGHTING CONTROLS,BRANCH WIRING,POWER TO HVAC EQUIP,PHONE AND DATA WORK,DISTRIBUTION EQUIPMENT,400AMP SERVICE,TEMP POWER AND LIGHTING,POWER TO JOB TRAILERS,ELECTRICAL DEMO PER 2008 NEC & NFPA (PLACE OF WORSHIP)"},{"number":"523608","date":"2014-04-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-06-19","scope":"FOR THE ALTERATIONS OF AN EXISTING HVAC SYSTEM, TO INCLUDE DUCTWORK AND REFRIGERANT PIPING TO INCLUDE REGISTERS/GRILLES/DIFFUSERS, AIR HANDLING UNITS, FAN COIL UNITS, AND EXHAUST FANS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR THE INSTALLATION OF KITCHEN EXHAUST HOODS."},{"number":"528108","date":"2014-05-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-11-04","scope":"INSTALL (1)5INCH SANITARY SEWER AND INSTALL (1)12INCH STORM LATERAL PA20140920007 (PLACE OF WORSHIP)***NO WATER PERMIT***"},{"number":"553105","date":"2014-09-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-06-19","scope":"ROUTE NEW BULK STANDPIPE MAIN THROUGH EXISTING BLDG TO NEW ADDITION; NEW STANDPIPE AT ADDITION. NEW STANDPIPE AT EXISTING CENTER STAIR, NEW SPRINKLER PROTECTION PER NFPA 13 THROUGHOUT NEW ADDITION, NEW PARTIAL SPRINKLER PROTECTION WITHIN EXISTING BUILDING"},{"number":"617699","date":"2015-06-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-06-19","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY IN ASSOCIATION WITH A/P # 493948"},{"number":"922027","date":"2019-03-19","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-10-28","scope":"FACADE RESTORATION AND REPAIRS AS PER APPROVED PLAN AND APPROVAL BY PHC. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC.. ALL MEANS OF PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK. SEPARATE PERMIT FROM STREET DEPARTMENT FOR SIDEWALK CLOSURE."},{"number":"GM-2024-009181","date":"2024-11-04","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-05-06","scope":"EZ PERMIT RE-ROOFING - For the Installation of New Roof Coverings on Existing Roofs as per attached standard. Deviations from these standards require submission of construction and site plans. REPLACE THE THREE ROOFING SECTIONS TOWARDS THE REAR OF THE BUILDING WITH EPDM / REPLACE THE ROOF AREAS THAT HOUSE THE MECHANICALS WITH EPDM, REPLACE THE CATWALK AROUND THE UPPER HIPPED ROOF WITH EPDM / REPLACE THE UPPER HIPPED ROOF WITH EPDM"},{"number":"GP-2026-001142","date":"2026-02-18","work":"Solar Panels and Structure","type":"General","description":"General Permit","status":"Completed","completedDate":"2026-04-15","scope":"FOR THE INSTALLATION OF ROOF MOUNTED SOLAR PANELS IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK."},{"number":"EP-2026-001329","date":"2026-02-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-04-20","scope":"Installation of 50kWAC PV system. Per Plans NEC 2020 GP-2026-001142"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2019,"k":"permit","w":"Alteration"},{"y":2024,"k":"permit","w":"Roof Covering Replacement"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"permit","w":"Solar Panels and Structure"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"0971796","type":"Bingo","status":"Active","businessName":"Action Aids Inc (Action Wellness Inc)","legalName":"Action Aids Inc","address":"615 N BROAD ST","revenueCode":"3809","rentalCategory":null,"units":null,"issuedDate":"2025-02-18","latestIssueDate":"2026-01-13","expirationDate":"2027-02-17","inactiveDate":null},{"number":"1010738","type":"Food Preparing and Serving","status":"Active","businessName":"Congregation Rodeph Shalom (The Clubhouse)","legalName":"Congregation Rodeph Shalom","address":"615 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-06-18","latestIssueDate":"2026-06-18","expirationDate":"2027-06-17","inactiveDate":null}],"licenseActivity":[{"number":"1010738","type":"Food Preparing and Serving","businessName":"Congregation Rodeph Shalom (The Clubhouse)","legalName":"Congregation Rodeph Shalom","issuedDate":"2026-06-18","latestIssueDate":"2026-06-18","closureDate":null,"expirationDate":"2027-06-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0971796","type":"Bingo","businessName":"Action Aids Inc (Action Wellness Inc)","legalName":"Action Aids Inc","issuedDate":"2025-02-18","latestIssueDate":"2026-01-13","closureDate":null,"expirationDate":"2027-02-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"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":["3 permit events 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":"Use permit #438101: COMPLETED.","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: GM-2024-009181 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Apr 28, 2027; Sprinkler Certification: Certified through May 14, 2026; Special Hazards Certification: Certified through Apr 13, 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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 12, 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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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 1 historical violation across 1 case.","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/"}],"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/"}]}