{"asOf":"2026-07-26T13:13:45.158Z","block":"8300-8399 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/8300-8399-germantown-ave","address":"8300 GERMANTOWN AVE","parcelNumber":"775166000","source":"https://property.phila.gov/?p=775166000","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"WA0","buildingCodeNew":"620","buildingClass":"HSE WORSHIP ALL 1 STY MAS","buildingClassNew":"RELIGIOUS","useLabel":"Place of worship","owner":"THE EVANGELICAL","coOwner":"LUTHERAN CHRIST","marketValue":317900,"landAssessment":41327,"improvementAssessment":276573,"livableArea":2066,"yearBuilt":1871,"lastSale":{"price":1,"date":"1927-09-26T05:00:00Z"},"openViolations":0,"violations":[{"number":"1640359","date":"2008-05-01","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1640361","date":"2008-05-01","code":"FC-914.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1640360","date":"2008-05-01","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-008014","date":"2025-02-15","code":"A-304.2/2","title":"SPECIAL INSPECTIONS REQUIRED","status":"COMPLIED","resolutionDate":"2025-05-06","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"158354","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2008-05-03","completedDate":"2011-08-08","violations":[{"number":"1640359","date":"2008-05-01","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1640361","date":"2008-05-01","code":"FC-914.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1640360","date":"2008-05-01","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-010066","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-02-15","completedDate":"2025-05-06","violations":[{"number":"VI-2025-008014","date":"2025-02-15","code":"A-304.2/2","title":"SPECIAL INSPECTIONS REQUIRED","status":"COMPLIED","resolutionDate":"2025-05-06","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2008,"n":3,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"158354","date":"2008-05-01","type":"CI INSP","status":"FAILED"},{"caseNumber":"158354","date":"2009-08-24","type":"CI INSP","status":"FAILED"},{"caseNumber":"158354","date":"2009-09-24","type":"CI INSP","status":"FAILED"},{"caseNumber":"158354","date":"2010-04-05","type":"CI INSP","status":"PASSED"},{"caseNumber":"158354","date":"2011-08-08","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2025-010066","date":"2025-02-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-010066","date":"2025-05-06","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":2,"passes":0},{"y":2010,"fails":0,"passes":1},{"y":2011,"fails":0,"passes":1},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.074153901531155,"lng":-75.20431801258557,"geom":{"type":"Polygon","coordinates":[[[-75.203724988,40.074331727],[-75.20406734,40.073993047],[-75.204239141,40.074090459],[-75.204558355,40.073780587],[-75.204786372,40.073915102],[-75.204827871,40.073873569],[-75.204943623,40.07393921],[-75.204627645,40.074252893],[-75.204514424,40.074185778],[-75.204323698,40.074371732],[-75.204273814,40.074344031],[-75.204080414,40.074534131],[-75.203724988,40.074331727]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-000106","type":"Fire Alarm Certification","inspectionDate":"2022-12-20","result":"Certified","expirationDate":"2023-12-20","buildingId":"1153786"},{"number":"BC-2023-005165","type":"Sprinkler Certification","inspectionDate":"2023-02-16","result":"Certified","expirationDate":"2024-02-16","buildingId":"1153786"},{"number":"BC-2024-005953","type":"Sprinkler Certification","inspectionDate":"2024-01-31","result":"Certified","expirationDate":"2025-01-31","buildingId":"1153786"},{"number":"BC-2024-023089","type":"Fire Alarm Certification","inspectionDate":"2024-06-28","result":"Certified","expirationDate":"2025-06-28","buildingId":"1153797"},{"number":"BC-2025-003153","type":"Fire Alarm Certification","inspectionDate":"2024-12-02","result":"Certified","expirationDate":"2025-12-02","buildingId":"1153797"},{"number":"BC-2025-003724","type":"Sprinkler Certification","inspectionDate":"2025-02-05","result":"Certified","expirationDate":"2026-02-05","buildingId":"1153786"},{"number":"BC-2025-019152","type":"Fire Alarm Certification","inspectionDate":"2025-06-23","result":"Certified","expirationDate":"2026-06-23","buildingId":"1153797"},{"number":"BC-2026-001468","type":"Sprinkler Certification","inspectionDate":"2026-01-08","result":"Certified","expirationDate":"2027-01-08","buildingId":"1153786"},{"number":"BC-2026-019572","type":"Fire Alarm Certification","inspectionDate":"2026-05-27","result":"Certified","expirationDate":"2027-05-27","buildingId":"1153797"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":null,"baths":null,"stories":null,"lotArea":37283,"zoning":"RSA3","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"8300 GERMANTOWN AVE, PHILADELPHIA PA, 19118","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"see attached\n\nLate Appeal","status":"Closed","outcome":"Withdrawn","date":"2025-10-07","number":"HA-2025-001047","relatedPermit":null},{"type":"LIRB Violation Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-09-15","number":"HA-2025-001081","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":298300,"taxable":0,"land":38800,"improvement":259500,"taxableLand":0,"taxableImprovement":0,"exemptLand":38800,"exemptImprovement":259500},{"y":2017,"v":298300,"taxable":0,"land":38800,"improvement":259500,"taxableLand":0,"taxableImprovement":0,"exemptLand":38800,"exemptImprovement":259500},{"y":2018,"v":317900,"taxable":0,"land":41327,"improvement":276573,"taxableLand":0,"taxableImprovement":0,"exemptLand":41327,"exemptImprovement":276573},{"y":2019,"v":317900,"taxable":0,"land":41327,"improvement":276573,"taxableLand":0,"taxableImprovement":0,"exemptLand":41327,"exemptImprovement":276573},{"y":2020,"v":317900,"taxable":0,"land":41327,"improvement":276573,"taxableLand":0,"taxableImprovement":0,"exemptLand":41327,"exemptImprovement":276573},{"y":2021,"v":317900,"taxable":0,"land":41327,"improvement":276573,"taxableLand":0,"taxableImprovement":0,"exemptLand":41327,"exemptImprovement":276573},{"y":2022,"v":317900,"taxable":0,"land":41327,"improvement":276573,"taxableLand":0,"taxableImprovement":0,"exemptLand":41327,"exemptImprovement":276573},{"y":2023,"v":317900,"taxable":0,"land":41327,"improvement":276573,"taxableLand":0,"taxableImprovement":0,"exemptLand":41327,"exemptImprovement":276573},{"y":2024,"v":317900,"taxable":0,"land":41327,"improvement":276573,"taxableLand":0,"taxableImprovement":0,"exemptLand":41327,"exemptImprovement":276573},{"y":2025,"v":317900,"taxable":0,"land":41327,"improvement":276573,"taxableLand":0,"taxableImprovement":0,"exemptLand":41327,"exemptImprovement":276573},{"y":2026,"v":317900,"taxable":0,"land":41327,"improvement":276573,"taxableLand":0,"taxableImprovement":0,"exemptLand":41327,"exemptImprovement":276573},{"y":2027,"v":317900,"taxable":0,"land":41327,"improvement":276573,"taxableLand":0,"taxableImprovement":0,"exemptLand":41327,"exemptImprovement":276573}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"53546","date":"2007-02-16","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2008-09-11","scope":"INSTALL (30) AUTO SPRINKLERS AND BACKFLOW PREVENTER IN THE BASEMENT. BBS CASES #0117-06, 0117A-06 & 0117B-06."},{"number":"229303","date":"2009-07-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-18","scope":"REPLACE 200AMP, ADD SWITCH, 2 GFI'S, 4 LIGHTS, AND 2 FANS IN 1ST FLOOR BATHROOM AS PER 2005 NEC (NORTH DISTRICT)"},{"number":"231755","date":"2009-08-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-05-03","scope":"INTERIOR & EXTERIOR ALTERATIONS TO ADA REQUIREMENTS AS PER PLANS"},{"number":"235896","date":"2009-09-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-10-07","scope":"1ST FLOOR WOMENS ROOM, INSTALLING 2 NEW FIXTURES, WATER CLOSET, LAVATORY, 1ST FLOOR MEN'S ROOM INSTALLING 3 NEW FIXTURES, WATER CLOSET, LAVATORY & URINAL"},{"number":"306904","date":"2010-10-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-02-09","scope":"INSTALLATION CAMERA SYSTEM TO PROVIDE SECURITY & RECORD PARKING LOT ACTIVITIES. FED FROM EXISTING RECEPTACLE."},{"number":"540761","date":"2014-06-04","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REMOVE AND DISPOSE OF THE EXISTING MATERIAL FROM THE LEFT SIDE FIRST FLOOR FLAT ROOF. INSTALL NEW EVE BOX MADE WITH LEAD COATED COPPER AND NEW LEAD COATED BASE FLASINGS. INSTALL NEW WHITE MODIFIED BITUMEN ROOF SYSTEM. NO WORK TO CORNICE OR FACADE. FLAT ROOF ONLY."},{"number":"CP-2021-000448","date":"2021-04-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-05-04","scope":"FOR ALTERATIONS TO INCLUDE THE RELOCATION OF PLAYGROUND EQUIPMENT WITH NEW ANCHORAGE INSTALLATION. **NO WORK TO BE DONE ON HISTORIC STRUCTURES PER HISTORICAL COMMISSION REVIEW. SEPARATE PERMITS TO BE REQUIRED FOR WORK TO REMOVE AND INSTALL A PROPOSED SHED AND GREENHOUSE STRUCTURE. SEPARATE PERMIT TO BE REQUIRED FOR TENT CANOPY STRUCTURE.**"},{"number":"OP-2021-000099","date":"2021-07-27","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Completed","completedDate":"2022-02-15","scope":"ASSEMBLY USE TENT - Install One(1) X' x X' (XXX S.F.) Tent for Temporary Use On the playground behind parish hall at 8300 GERMANTOWN AVE, Philadelphia, PA 19118-3404. LAWFUL OCCUPANCY SHALL BE AS POSTED - REMOVAL DATE: 11/06/2021 ELECTRICAL PERMIT REQUIRED, UNLESS POWER IS PROVIDED THROUGH EXISTING EXTERIOR GROUND FAULT PROTECTED RECEPTACLES AND POWER CORDS ARE RATED EXTRA HEAVY DUTY WITH U. L. LABEL STATING SUCH RATING. NO COOKING OR HEATING PERMITTED WITH THIS APPROVAL. IF TENT IS NOT READY FOR INSPECTION TO INCLUDE ELECTRICAL COMPONENTS, AN ADDITIONAL FEE OF $200.00 WILL BE APPLIED FOR ANY AFTER HOURS INSPECTION WITH POSSIBLE ISSUANCE OF CODE VIOLATION NOTICES. ELECTRICAL PERMIT NUMBER MUST BE PROVIDED 24-HRS PRIOR TO EVENT."},{"number":"ZP-2021-013344","date":"2022-01-31","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-05-28","scope":"FOR THE ERECTION OF A ONE-STORY ADDITION TO AN EXISTING RELIGIOUS ASSEMBLY, AS PREVIOUSLY APPROVED. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"CP-2022-000678","date":"2022-05-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-02-15","scope":"FOR THE ERECTION OF A DETACHED ONE-STORY ACCESSORY STORAGE SHED STRUCTURE (GROUP S-2 USE & OCCUPANCY) IN THE REAR YARD OF AN EXISTING CHURCH. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IBC AND PHC APPROVAL DATED 2/9/2022. SEPARATE PERMITS REQUIRED FOR ELECTRICAL WORK AND ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. [AMENDMENT APPROVED 8/22/2022 FOR CHANGES TO THE FOUNDATION TYPE FROM TURNED-DOWN SLAB TO CONCRETE FOOTERS WITH CMU FOUNDATION WALLS AS PER APPROVED AMENDED PLANS.]"},{"number":"EP-2022-011591","date":"2022-11-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-12-13","scope":"2 new 20A circuits from main panel located in Kimes Hall (Adjacent building), lighting circuit and outlets as per 2017 NEC"},{"number":"PP-2023-009090","date":"2023-07-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-24","scope":"REPLACE 3/4\" BACKFLOW DEVICE"},{"number":"AP-2024-008088","date":"2024-12-04","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2024-12-06","scope":"TO DOCUMENT THE USE OF CHILD DAY CARE (I4 OCCUPANCY) IN THE BASEMENT. NO WORK IS PERMITTED UNDER THIS PERMIT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"appeal","w":"Appeal withdrawn"}],"rented":false,"licenses":[{"number":"739063","type":"Food Preparing and Serving (30+ SEATS)","status":"Closed","businessName":"CHRIST ASCENSION LUTHERAN CHURCH","legalName":"CHRIST ASCENSION LUTHERAN CHURCH","address":"8300 GERMANTOWN AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2017-05-18","latestIssueDate":"2025-05-15","expirationDate":"2026-05-17","inactiveDate":null}],"licenseActivity":[{"number":"739063","type":"Food Preparing and Serving (30+ SEATS)","businessName":"CHRIST ASCENSION LUTHERAN CHURCH","legalName":"CHRIST ASCENSION LUTHERAN CHURCH","issuedDate":"2017-05-18","latestIssueDate":"2025-05-15","closureDate":"2026-05-17","expirationDate":"2026-05-17","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"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":["2 permit events since 2023","2 zoning/board appeals 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":"The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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":"2 permits not marked completed: 540761 (EXPIRED), CP-2021-000448 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 6, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving (30+ SEATS) #739063: Closed","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 2 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":"Fire Alarm Certification: Certified through May 27, 2027; Sprinkler Certification: Certified through Jan 8, 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/"}]}