{"asOf":"2026-07-27T15:51:40.667Z","block":"800-899 RACE ST","blockUrl":"https://philadelphia.blockreport.homes/block/800-899-race-st","address":"800-20 RACE ST","parcelNumber":"771524000","source":"https://property.phila.gov/?p=771524000","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"VG0","buildingCodeNew":"612","buildingClass":"SCHOOL 7 STY MASONRY","buildingClassNew":"SCHOOL","useLabel":"School","owner":"PENNSYLVANIA COLLEGE OF","coOwner":"PODIATRIC MEDICINE","marketValue":57348300,"landAssessment":745529,"improvementAssessment":56602771,"livableArea":145866,"yearBuilt":1973,"lastSale":{"price":4,"date":"2012-12-18T05:00:00Z"},"openViolations":3,"violations":[{"number":"2000449","date":"2011-03-02","code":"A-000.0/10","title":"VIOL C&I 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TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"268408","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2011-03-08","completedDate":"2011-04-08","violations":[{"number":"2000449","date":"2011-03-02","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"2000454","date":"2011-03-02","code":"FC-406.1/1","title":"FIRE/EVAC PLN-EMPLY TRNG DUTY","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"2000453","date":"2011-03-02","code":"FC-409.5/1","title":"SHELTER DRILL CONDUCT","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"2000452","date":"2011-03-02","code":"FC-409.4/1","title":"SHELTER PLN-EMPLY TRNG","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"2000451","date":"2011-03-02","code":"FC-409.1/1","title":"SHELTER PLN-REQ¿D","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"2000450","date":"2011-03-02","code":"FC-408.12/1","title":"HIRISE-PAY HIRISE FEE","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-019924","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2023-03-10","completedDate":"2023-07-11","violations":[{"number":"VI-2023-015011","date":"2023-03-10","code":"PM15-315.2","title":"FACADES","status":"COMPLIED","resolutionDate":"2023-07-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2024-051036","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-23","completedDate":"2024-07-10","violations":[{"number":"VI-2024-041619","date":"2024-05-23","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2024-07-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-041620","date":"2024-05-23","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2024-07-10","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-041621","date":"2024-05-23","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2024-07-10","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-021335","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-03-10","completedDate":null,"violations":[{"number":"VI-2026-013391","date":"2026-03-10","code":"F-904.9","title":"HALON SYSTEMS\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-048651","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-05-07","completedDate":null,"violations":[{"number":"VI-2026-029516","date":"2026-05-07","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-029517","date":"2026-05-07","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":6,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2024,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"268408","date":"2011-03-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"268408","date":"2011-04-08","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2023-019924","date":"2023-03-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019924","date":"2023-05-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019924","date":"2023-07-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-051036","date":"2024-05-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-051036","date":"2024-07-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-021335","date":"2026-03-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-021335","date":"2026-05-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-048651","date":"2026-05-07","type":null,"status":"FAILED"}],"inspYears":[{"y":2011,"fails":1,"passes":1},{"y":2023,"fails":2,"passes":1},{"y":2024,"fails":1,"passes":1},{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95476895196217,"lng":-75.15327924500056,"geom":{"type":"Polygon","coordinates":[[[-75.15294041,39.954511592],[-75.153712685,39.954607689],[-75.153614156,39.955026447],[-75.152849518,39.954931489],[-75.15294041,39.954511592]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-002352","type":"Facade Report","inspectionDate":"2018-02-21","result":"Safe with Repair","expirationDate":"2023-02-21","buildingId":"1391186"},{"number":"BC-2022-002851","type":"Special Hazards Certification","inspectionDate":"2021-12-08","result":"Certified","expirationDate":"2022-12-08","buildingId":"1391186"},{"number":"BC-2022-004196","type":"Fire Alarm Certification","inspectionDate":"2022-01-13","result":"Certified","expirationDate":"2023-01-13","buildingId":"1391186"},{"number":"BC-2022-015819","type":"Fire Alarm Certification","inspectionDate":"2022-09-29","result":"Certified","expirationDate":"2023-09-29","buildingId":"1391186"},{"number":"BC-2023-010085","type":"Fire Alarm Certification","inspectionDate":"2022-12-06","result":"Certified","expirationDate":"2023-12-06","buildingId":"1391186"},{"number":"BC-2023-014242","type":"Facade Report","inspectionDate":"2023-06-30","result":"Safe with Repair","expirationDate":"2028-06-30","buildingId":"1391186"},{"number":"BC-2023-024789","type":"Fire Alarm Certification","inspectionDate":"2023-09-29","result":"Certified","expirationDate":"2024-09-29","buildingId":"1391186"},{"number":"BC-2024-002176","type":"Special Hazards Certification","inspectionDate":"2023-12-07","result":"Certified","expirationDate":"2024-12-07","buildingId":"1391186"},{"number":"BC-2024-006999","type":"Fire Alarm Certification","inspectionDate":"2024-01-03","result":"Certified","expirationDate":"2025-01-03","buildingId":"1391186"},{"number":"BC-2025-019607","type":"Special Hazards Certification","inspectionDate":"2024-12-06","result":"Deficient","expirationDate":null,"buildingId":"1391186"},{"number":"BC-2025-027657","type":"Fire Alarm Certification","inspectionDate":"2025-09-28","result":"Certified","expirationDate":"2026-09-28","buildingId":"1391186"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":null,"lotArea":34030,"zoning":"CMX4","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"800-20 RACE ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE REMOVAL OF ALL EXISTING SIGNAGE ON STRUCTURE, AND FOR THE ERECTION OF FOUR (4) ACCESSORY, DOUBLE-FACED, STATICALLY ILLUMINATED PROJECTION SIGNS (SIGNS \"A1\", \"A2\", AND \"A3\" ON PLANS), AND THREE (3) ACCESSORY, STATICALLY ILLUMI","status":"OPEN","outcome":"Granted with conditions","date":"2016-11-09","number":"28684","relatedPermit":"707726"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":53795400,"taxable":0,"land":4253800,"improvement":49541600,"taxableLand":0,"taxableImprovement":0,"exemptLand":4253800,"exemptImprovement":49541600},{"y":2017,"v":53795400,"taxable":0,"land":4253800,"improvement":49541600,"taxableLand":0,"taxableImprovement":0,"exemptLand":4253800,"exemptImprovement":49541600},{"y":2018,"v":57348300,"taxable":0,"land":7455279,"improvement":49893021,"taxableLand":0,"taxableImprovement":0,"exemptLand":7455279,"exemptImprovement":49893021},{"y":2019,"v":57348300,"taxable":0,"land":745529,"improvement":56602771,"taxableLand":0,"taxableImprovement":0,"exemptLand":745529,"exemptImprovement":56602771},{"y":2020,"v":57348300,"taxable":0,"land":745529,"improvement":56602771,"taxableLand":0,"taxableImprovement":0,"exemptLand":745529,"exemptImprovement":56602771},{"y":2021,"v":57348300,"taxable":0,"land":745529,"improvement":56602771,"taxableLand":0,"taxableImprovement":0,"exemptLand":745529,"exemptImprovement":56602771},{"y":2022,"v":57348300,"taxable":0,"land":745529,"improvement":56602771,"taxableLand":0,"taxableImprovement":0,"exemptLand":745529,"exemptImprovement":56602771},{"y":2023,"v":57348300,"taxable":0,"land":745529,"improvement":56602771,"taxableLand":0,"taxableImprovement":0,"exemptLand":745529,"exemptImprovement":56602771},{"y":2024,"v":57348300,"taxable":0,"land":745529,"improvement":56602771,"taxableLand":0,"taxableImprovement":0,"exemptLand":745529,"exemptImprovement":56602771},{"y":2025,"v":57348300,"taxable":0,"land":745529,"improvement":56602771,"taxableLand":0,"taxableImprovement":0,"exemptLand":745529,"exemptImprovement":56602771},{"y":2026,"v":57348300,"taxable":0,"land":745529,"improvement":56602771,"taxableLand":0,"taxableImprovement":0,"exemptLand":745529,"exemptImprovement":56602771},{"y":2027,"v":57348300,"taxable":0,"land":745529,"improvement":56602771,"taxableLand":0,"taxableImprovement":0,"exemptLand":745529,"exemptImprovement":56602771}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"580139","date":"2014-12-16","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":null,"scope":"RELOCATE 286 EXISTING SPRINKLER HEADS (COMMERCIAL)"},{"number":"704060","date":"2016-08-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-08-02","scope":"APPLICATION FOR FLAT WALL SIGNS AND FREESTANDING SIGN ACCESSORY TO SCHOOL OF PODIATRIC MEDICINE PER PLANS. NOTE ALL EXISITNG SIGNS ARE TO BE REMOVED"},{"number":"707726","date":"2016-11-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-11-14","scope":"FOR THE REMOVAL OF ALL EXISTING SIGNAGE ON STRUCTURE, AND FOR THE ERECTION OF THREE (3) ACCESSORY, DOUBLE-FACED, STATICALLY ILLUMINATED PROJECTION SIGNS (SIGNS \"A1\", \"A2\", AND \"A3\" ON PLANS), ONE (1) ACCESSORY, NON-ILLUMINATED WALL SIGN (\"A5\" ON PLANS), AND TWO (2) ACCESSORY, STATICALLY ILLUMINATED WALL SIGNS (\"A6\", AND \"A7\" ON PLANS), SIZES AND LOCATIONS AS SHOWN ON PLANS/APPLICATION. ALL SIGNS ACCESSORY TO EXISTING USE OF MEDICAL CENTER (COLLEGE OF PODIATRIC MEDICINE)."},{"number":"793609","date":"2017-06-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLATION OF AN ACCESS CONTROL PANEL, 3- CARD READERS ON THREE CLASSROOOM DOORS, CLASS 2 WIRING...IN ACCORDANCE WITH 2008 NEC (SCHOOL)"},{"number":"1025585","date":"2019-11-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-04-21","scope":"SHELTER PLATFORM PERMIT- Erection of a sidewalk shelter platform as per Engineered Plans. Streets Department permit is required for sidewalk closure prior to the start work."},{"number":"CP-2024-005587","date":"2024-12-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-06-03","scope":"FOR VIOLATION CF-2024-051036 FOR THE MASONRY REPAIRS TO FRONT FACADE FOR THE STRUCTURE HIT BY VEHILE IMPACT. FOR USE AS PREVIOUSLY APPROVED. AS PER APPROVED PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"appeal","w":"Appeal granted with conditions"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"287504","type":"Public Garage / Parking Lot","status":"Inactive","businessName":"PA COLLEGE OF PODIATRIC MED","legalName":"PA COLLEGE OF PODIATRIC MED","address":"800-20 RACE ST","revenueCode":"3371","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"518038","type":"Dumpster License - Private Property","status":"Active","businessName":"TEMPLE UNIVERSITY SCHOOL OF PEDIATRIC MEDICINE","legalName":"TEMPLE UNIVERSITY SCHOOL OF PEDIATRIC MEDICINE","address":"800-20 RACE ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-10-27","latestIssueDate":"2013-09-25","expirationDate":null,"inactiveDate":null},{"number":"719171","type":"Handbill Distribution","status":"Inactive","businessName":"HI BUS INC","legalName":"HI BUS INC ","address":"800-20 RACE ST","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2016-11-09","latestIssueDate":"2017-11-22","expirationDate":"2018-11-08","inactiveDate":"2019-01-07"}],"licenseActivity":[{"number":"719171","type":"Handbill Distribution","businessName":"HI BUS INC","legalName":"HI BUS INC ","issuedDate":"2016-11-09","latestIssueDate":"2017-11-22","closureDate":"2019-01-07","expirationDate":"2018-11-08","inactiveDate":"2019-01-07","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"518038","type":"Dumpster License - Private Property","businessName":"TEMPLE UNIVERSITY SCHOOL OF PEDIATRIC MEDICINE","legalName":"TEMPLE UNIVERSITY SCHOOL OF PEDIATRIC MEDICINE","issuedDate":"2010-10-27","latestIssueDate":"2013-09-25","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"287504","type":"Public Garage / Parking Lot","businessName":"PA COLLEGE OF PODIATRIC MED","legalName":"PA COLLEGE OF PODIATRIC MED","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2023, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Facade Report: Safe with Repair through Jun 30, 2028; Special Hazards Certification: Deficient; Fire Alarm Certification: Certified through Sep 28, 2026","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #704060: 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":"3 permits not marked completed: 580139 (EXPIRED), 1025585 (Expired), CP-2024-005587 (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":"3 open L&I violations","finding":"13 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 7, 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":"Public Garage / Parking Lot #287504: Inactive; Handbill Distribution #719171: Inactive since Jan 7, 2019","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":"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/"}],"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/"}]}