{"asOf":"2026-07-31T15:25:38.036Z","block":"5400-5499 RISING SUN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5400-5499-rising-sun-ave","address":"5409-15 RISING SUN AVE","parcelNumber":"776711600","source":"https://property.phila.gov/?p=776711600","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"WB1","buildingCodeNew":"620","buildingClass":"HSE WORSHIP ALL 2 STY M+O","buildingClassNew":"RELIGIOUS","useLabel":"Place of worship","owner":"SORYARANGSEY BUDDIST","coOwner":"TEMPLE","marketValue":179200,"landAssessment":115000,"improvementAssessment":64200,"livableArea":3000,"yearBuilt":1922,"lastSale":{"price":120000,"date":"1995-03-31T05:00:00Z"},"openViolations":0,"violations":[{"number":"2244905","date":"2011-09-06","code":"A-301.1/5","title":"PERMB- TOTAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-11-25","underAppeal":false,"noticeUrl":null},{"number":"3042815","date":"2012-09-19","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"RESOLVE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-06-13","underAppeal":false,"noticeUrl":null},{"number":"3042814","date":"2012-09-19","code":"A-301.1/1","title":"PERMB- CONST ERECT NEW STRUCT","status":"RESOLVE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-06-13","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"295637","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2011-09-06","completedDate":"2011-11-25","noticeUrl":null,"violations":[{"number":"2244905","date":"2011-09-06","code":"A-301.1/5","title":"PERMB- TOTAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2011-11-25","underAppeal":false,"noticeUrl":null}]},{"number":"351239","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2012-09-19","completedDate":"2019-06-13","noticeUrl":null,"violations":[{"number":"3042815","date":"2012-09-19","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"RESOLVE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-06-13","underAppeal":false,"noticeUrl":null},{"number":"3042814","date":"2012-09-19","code":"A-301.1/1","title":"PERMB- CONST ERECT NEW STRUCT","status":"RESOLVE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2019-06-13","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2011,"n":1,"worst":null},{"y":2012,"n":2,"worst":null}],"investigations":[{"caseNumber":"80742","date":"2006-09-21","type":"CI INSP","status":"FAILED"},{"caseNumber":"80742","date":"2006-09-21","type":"CI INSP","status":"PASSED"},{"caseNumber":"86819","date":"2006-10-24","type":"CI INSP","status":"FAILED"},{"caseNumber":"86819","date":"2006-10-24","type":"CI INSP","status":"PASSED"},{"caseNumber":"295637","date":"2011-09-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"295637","date":"2011-10-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"295637","date":"2011-11-25","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"351239","date":"2012-09-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"351239","date":"2012-10-04","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"351239","date":"2012-11-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"351239","date":"2013-01-04","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"351239","date":"2013-11-01","type":"PRECOURT","status":"FAILED"},{"caseNumber":"351239","date":"2013-12-20","type":"PRECOURT","status":"FAILED"},{"caseNumber":"351239","date":"2019-06-13","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":2},{"y":2011,"fails":2,"passes":1},{"y":2012,"fails":2,"passes":1},{"y":2013,"fails":2,"passes":0},{"y":2019,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.0320421450274,"lng":-75.11651828559408,"geom":{"type":"Polygon","coordinates":[[[-75.116222776,40.032075747],[-75.116435948,40.03182315],[-75.116813807,40.032008604],[-75.116601013,40.03226121],[-75.116222776,40.032075747]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19120","beds":null,"baths":null,"stories":null,"lotArea":13750,"zoning":"RSA3","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"5409-15 RISING SUN AVE, PHILADELPHIA PA, 19120","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE DEMOLITION OF AN EXISTING SHED AND FOR THE ERECTION OF A ONE (1) STORY ADDITION TO AN EXISTING TWO (2) STORY STRUCTURE FOR USE AS AN EXISTING TEMPLE TO INCLUDE ACCESSORY STORY.","status":"CLOSED","outcome":"Granted","date":"2012-08-07","number":"17982","relatedPermit":"404395"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":168300,"taxable":18517,"land":137500,"improvement":30800,"taxableLand":15130,"taxableImprovement":3387,"exemptLand":122370,"exemptImprovement":27413},{"y":2017,"v":168300,"taxable":18517,"land":137500,"improvement":30800,"taxableLand":15130,"taxableImprovement":3387,"exemptLand":122370,"exemptImprovement":27413},{"y":2018,"v":179200,"taxable":19716,"land":146944,"improvement":32256,"taxableLand":16169,"taxableImprovement":3547,"exemptLand":130775,"exemptImprovement":28709},{"y":2019,"v":179200,"taxable":19714,"land":115000,"improvement":64200,"taxableLand":12654,"taxableImprovement":7060,"exemptLand":102346,"exemptImprovement":57140},{"y":2020,"v":179200,"taxable":19714,"land":115000,"improvement":64200,"taxableLand":12654,"taxableImprovement":7060,"exemptLand":102346,"exemptImprovement":57140},{"y":2021,"v":179200,"taxable":19714,"land":115000,"improvement":64200,"taxableLand":12654,"taxableImprovement":7060,"exemptLand":102346,"exemptImprovement":57140},{"y":2022,"v":179200,"taxable":19714,"land":115000,"improvement":64200,"taxableLand":12654,"taxableImprovement":7060,"exemptLand":102346,"exemptImprovement":57140},{"y":2023,"v":179200,"taxable":19714,"land":115000,"improvement":64200,"taxableLand":12654,"taxableImprovement":7060,"exemptLand":102346,"exemptImprovement":57140},{"y":2024,"v":179200,"taxable":19714,"land":115000,"improvement":64200,"taxableLand":12654,"taxableImprovement":7060,"exemptLand":102346,"exemptImprovement":57140},{"y":2025,"v":179200,"taxable":19714,"land":115000,"improvement":64200,"taxableLand":12654,"taxableImprovement":7060,"exemptLand":102346,"exemptImprovement":57140},{"y":2026,"v":179200,"taxable":19714,"land":115000,"improvement":64200,"taxableLand":12654,"taxableImprovement":7060,"exemptLand":102346,"exemptImprovement":57140},{"y":2027,"v":179200,"taxable":19714,"land":115000,"improvement":64200,"taxableLand":12654,"taxableImprovement":7060,"exemptLand":102346,"exemptImprovement":57140}],"taxNow":276,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1086","date":"2007-04-09","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2007-04-09","scope":"ERECT TENT 40' X 80 AT THE SORAYARANGSEY KHMER TEMPLE ON THURSDAT, APRIL 12, 2007."},{"number":"1548","date":"2007-10-11","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2007-10-11","scope":"ERECT TENT 40X80 ON 10/11/2007"},{"number":"1549","date":"2007-10-11","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2007-10-12","scope":"ERECT TENT 40X80 ON 11/11/2007. ON-SITE CONTACT: LY DIM @ 215-455-8381. IF NO ANSWER, CALL BORY KUOCH @ 215-342-4658."},{"number":"5128","date":"2008-04-09","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2008-04-09","scope":"4/10/08 - TENT ERECTED @ TEMPLE PARKING / LOT AREA"},{"number":"12857","date":"2008-09-23","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2008-09-23","scope":"9/25/08 - TENT ERECTED IN YARD ON SITE"},{"number":"17934","date":"2009-03-30","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2009-03-30","scope":"4/9/09 - TENT ERECTED IN YARD ON SITE"},{"number":"19869","date":"2009-09-18","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2009-09-18","scope":"9/17/09-ERECTION OF TENT IN PARKING AREA FOR WORSHIP AND SERVING PRE-COOKED FOOD"},{"number":"231590","date":"2010-01-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-04-15","scope":"INSTALL NEW FIRE ALARM SYSTEM THROUGH OUT, NEW SMOKE DETECTORS AND 6 EXIT SIGNS AS PER NFPA-72 (EAST DISTRICT)"},{"number":"20226","date":"2010-04-15","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2010-04-15","scope":"4/15/10-ERECTION OF (1)-80X40 ASSEMBLY USE TENT FOR CAMBODIAN NEW YEAR"},{"number":"20725","date":"2010-10-05","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2010-10-05","scope":"10/7/10-ERECTION OF (1)-ASSEMBLY USE TENT FOR CAMBODIAN PHCHUM BUN CELEBRATION"},{"number":"20966","date":"2011-04-07","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2011-04-07","scope":"PERMIT FOR THE ERECTION OF ONE (1) 40 X 80 TENT FOR THE CELEBRATION OF CAMBODIAN NEW YEAR AT SORYARABGSEY BUDDHIST TEMPLE."},{"number":"364202","date":"2011-09-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-12-30","scope":"INSTALLATION OF THREE NEW AREA DRAINS CONNECTING TO EXISTING STORM DRAIN"},{"number":"21157","date":"2011-09-23","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2011-09-30","scope":"09/23/2011 ERECTION OF (1) ASSEMBLY USE TENT"},{"number":"21517","date":"2012-04-06","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2012-04-06","scope":"04/11/2012 ERECTION OF (1) ASSEMBLY USE TENT"},{"number":"404395","date":"2012-08-31","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-08-31","scope":"DEMO EXISTING SHED AND ERECT 1 STORY ADDITION"},{"number":"21917","date":"2012-10-11","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2012-10-16","scope":"ASSEMBLY TENT FOR CAMBODIAN 'PHCHUM BUN' CELEBRATION"},{"number":"22207","date":"2013-03-26","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2013-03-26","scope":"04/11/2013 ERECTION OF (1) ASSEMBLY USE TENT (40'X80') REMOVE 04/16/2013"},{"number":"22578","date":"2013-09-26","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2013-09-26","scope":"ASSEMBLY TENT FOR CAMBODIAN 'PHCHUM BUN' CELEBRATION"},{"number":"22782","date":"2014-03-20","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2014-03-20","scope":"04/11/2014 ERECT ASSEMBLY TENT (40'X80') FOR SORYARANGSEY BUDDIST TEMPLE CAMBODIAN NEW YEAR"},{"number":"23110","date":"2014-09-02","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2014-09-02","scope":"09/18/2014 ERECT ASSEMBLY TENT (40'X80') FOR SORYARANGSEY BUDDIST TEMPLE CAMBODIAN 'PHCHUM BUN' CELEBRATION"},{"number":"23380","date":"2015-03-17","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2015-03-18","scope":"03/17/2015 ERECT ASSEMBLY TENT (40'X80') FOR SORYARANGSEY BUDDIST TEMPLE"},{"number":"23791","date":"2015-10-05","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2015-10-05","scope":"10/09/2015 ERECT ASSEMBLY TENT (40'X 80') FOR SORYARANGSEY BUDDIST TEMPLE"},{"number":"626408","date":"2015-12-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-12-22","scope":"FOR THE DEMOLITION OF A NONCONFORMING REAR ADDITION TO AN EXISTING STRUCTURE AND THE REMOVAL OF ACCESSORY GARAGE. SIZE AND LOCATION AS SHOWN IN PLANS. FOR USE AS AN EXISTING RELIGIOUS ASSEMBLY (NO PARKING ON LOT). PERMIT ISSUED TO COMPLY L+I VIOLATION, CASE NO. 351239."},{"number":"24066","date":"2016-03-17","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2016-03-17","scope":"4/15/16 ERECT ASSEMBLY TENT 40X80"},{"number":"24471","date":"2016-09-16","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2016-09-16","scope":"9/29/16 ERECT ASSEMBLY TENT 40X80"},{"number":"724736","date":"2016-10-03","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-11-02","scope":"PARTIAL DEMOLITION OF ILLEGAL REAR ADDITION (SEE CASE NO. 351239) ON EXISTING DETACHED RELIGIOUS ASSEMBLY BUILDING TO INCLUDE SITE WORK AS PER APPROVED PLANS."},{"number":"24719","date":"2017-03-24","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2017-03-24","scope":"3/20/17 ERECT ASSEMBLY TENT 12X60"},{"number":"25134","date":"2017-09-01","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2017-09-01","scope":"9/15/17 ERECT ASSEMBLY TENT 40X80"},{"number":"25385","date":"2018-03-22","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2018-04-10","scope":"4-13-18 - TENT ERECTED 40 X 80 @ BUDDIST PARKING / LOT AREA"},{"number":"25849","date":"2018-09-26","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2018-09-26","scope":"ERECT A 48' X 80' TENT"},{"number":"26155","date":"2019-04-01","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2019-10-17","scope":"ERECT A 48' X 80' TENT"},{"number":"26532","date":"2019-09-11","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-01-13","scope":null}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Operations"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Operations"},{"y":2016,"k":"permit","w":"Operations"},{"y":2016,"k":"permit","w":"Demolition"},{"y":2017,"k":"permit","w":"Operations"},{"y":2017,"k":"permit","w":"Operations"},{"y":2018,"k":"permit","w":"Operations"},{"y":2018,"k":"permit","w":"Operations"},{"y":2019,"k":"permit","w":"Operations"},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"permit","w":"Temporary Tents and Canopies"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-30","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #17982: CLOSED · Granted; related permit 404395. Use permit #404395: COMPLETED. The history also contains “PERM Z- 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: 26532 (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":"8 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 13, 2019.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 3 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/"}],"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/"}]}