{"asOf":"2026-07-24T18:42:28.903Z","block":"1900-1999 E ALLEGHENY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-e-allegheny-ave","address":"1952 E ALLEGHENY AVE","parcelNumber":"777684110","source":"https://property.phila.gov/?p=777684110","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"DD0","buildingCodeNew":"241","buildingClass":"OFF BLD N/PKG N/COM MASON","buildingClassNew":"OFFICE BLDNG - Low Rise","useLabel":"Commercial","owner":"IMPACT SERVICES CORP.","coOwner":null,"marketValue":3624200,"landAssessment":1221960,"improvementAssessment":2402240,"livableArea":50652,"yearBuilt":1920,"lastSale":{"price":1,"date":"1997-09-19T04:00:00Z"},"openViolations":15,"violations":[{"number":"229314818","date":"2019-11-06","code":"FC-13-605.5","title":"EXTENSION CORDS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314827","date":"2019-11-06","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314826","date":"2019-11-06","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314825","date":"2019-11-06","code":"FC-13-1008","title":"GENERAL REQ.- CITE CODE SECTIO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314824","date":"2019-11-06","code":"FC-13-1006.2","title":"ILLUMINATION LEVEL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314822","date":"2019-11-06","code":"FC-13-1007.2","title":"EXIT SIGN ILLUMINATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314821","date":"2019-11-06","code":"FC-13-1003.4","title":"EGRESS READILY OPENABLE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314820","date":"2019-11-06","code":"FC-13-315.23","title":"STORAGE EQUIPMENT ROOMS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314819","date":"2019-11-06","code":"FC-13-100825","title":"EXIT DOORS SELF CLOSING/LATCHI","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314817","date":"2019-11-06","code":"FC-13-100824","title":"PANIC HARDWARE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314816","date":"2019-11-06","code":"FC-13-1007.1","title":"EXIT SIGNS REQUIRED","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314815","date":"2019-11-06","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314784","date":"2019-11-06","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314783","date":"2019-11-06","code":"FC-13-915","title":"CERTIFICATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314782","date":"2019-11-06","code":"FC-13-915.1A","title":"FIRE SUPPRESSION CERTIFICATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-097730","date":"2025-12-17","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-02-02","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2026-007289","date":"2026-02-06","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-02-11","resolution":"CLOSED - WRITTEN IN ERROR"}],"violationCases":[{"number":"715068","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":null,"status":"IN VIOLATION","createdDate":"2019-11-07","completedDate":null,"violations":[{"number":"229314818","date":"2019-11-06","code":"FC-13-605.5","title":"EXTENSION CORDS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314827","date":"2019-11-06","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314826","date":"2019-11-06","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314825","date":"2019-11-06","code":"FC-13-1008","title":"GENERAL REQ.- CITE CODE SECTIO","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314824","date":"2019-11-06","code":"FC-13-1006.2","title":"ILLUMINATION LEVEL","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314822","date":"2019-11-06","code":"FC-13-1007.2","title":"EXIT SIGN ILLUMINATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314821","date":"2019-11-06","code":"FC-13-1003.4","title":"EGRESS READILY OPENABLE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314820","date":"2019-11-06","code":"FC-13-315.23","title":"STORAGE EQUIPMENT ROOMS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314819","date":"2019-11-06","code":"FC-13-100825","title":"EXIT DOORS SELF CLOSING/LATCHI","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314817","date":"2019-11-06","code":"FC-13-100824","title":"PANIC HARDWARE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314816","date":"2019-11-06","code":"FC-13-1007.1","title":"EXIT SIGNS REQUIRED","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314815","date":"2019-11-06","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"715069","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":null,"status":"IN VIOLATION","createdDate":"2019-11-07","completedDate":null,"violations":[{"number":"229314784","date":"2019-11-06","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314783","date":"2019-11-06","code":"FC-13-915","title":"CERTIFICATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"229314782","date":"2019-11-06","code":"FC-13-915.1A","title":"FIRE SUPPRESSION CERTIFICATION","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-134705","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2025-12-17","completedDate":null,"violations":[{"number":"VI-2025-097730","date":"2025-12-17","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-02-02","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2026-011140","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"CLOSED","createdDate":"2026-02-06","completedDate":"2026-02-11","violations":[{"number":"VI-2026-007289","date":"2026-02-06","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-02-11","resolution":"CLOSED - WRITTEN IN ERROR"}]}],"violYears":[{"y":2019,"n":15,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"715069","date":"2019-11-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"715068","date":"2019-11-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"CF-2025-134705","date":"2025-12-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-134705","date":"2026-02-02","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-011140","date":"2026-02-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-011140","date":"2026-02-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":2,"passes":0},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99426368712381,"lng":-75.11204906735969,"geom":null,"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":null,"lotArea":20400,"zoning":"ICMX","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"124 E INDIANA AVE, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2632600,"taxable":100000,"land":202000,"improvement":2430600,"taxableLand":100000,"taxableImprovement":0,"exemptLand":102000,"exemptImprovement":2430600},{"y":2017,"v":2632600,"taxable":100000,"land":202000,"improvement":2430600,"taxableLand":100000,"taxableImprovement":0,"exemptLand":102000,"exemptImprovement":2430600},{"y":2018,"v":2806400,"taxable":111145,"land":224512,"improvement":2581888,"taxableLand":111145,"taxableImprovement":0,"exemptLand":113367,"exemptImprovement":2581888},{"y":2019,"v":2806400,"taxable":111145,"land":224512,"improvement":2581888,"taxableLand":111145,"taxableImprovement":0,"exemptLand":113367,"exemptImprovement":2581888},{"y":2020,"v":2806400,"taxable":111145,"land":224512,"improvement":2581888,"taxableLand":111145,"taxableImprovement":0,"exemptLand":113367,"exemptImprovement":2581888},{"y":2021,"v":2806400,"taxable":111145,"land":224512,"improvement":2581888,"taxableLand":111145,"taxableImprovement":0,"exemptLand":113367,"exemptImprovement":2581888},{"y":2022,"v":2806400,"taxable":111145,"land":224512,"improvement":2581888,"taxableLand":111145,"taxableImprovement":0,"exemptLand":113367,"exemptImprovement":2581888},{"y":2023,"v":3624200,"taxable":1108593,"land":1221960,"improvement":2581888,"taxableLand":1108593,"taxableImprovement":0,"exemptLand":113367,"exemptImprovement":2581888},{"y":2024,"v":3624200,"taxable":111145,"land":1221960,"improvement":2402240,"taxableLand":111145,"taxableImprovement":0,"exemptLand":1110815,"exemptImprovement":2402240},{"y":2025,"v":3624200,"taxable":3624200,"land":1221960,"improvement":2402240,"taxableLand":1221960,"taxableImprovement":2402240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3624200,"taxable":2899360,"land":1221960,"improvement":2402240,"taxableLand":977568,"taxableImprovement":1921792,"exemptLand":244392,"exemptImprovement":480448},{"y":2027,"v":3624200,"taxable":2899360,"land":1221960,"improvement":2402240,"taxableLand":977568,"taxableImprovement":1921792,"exemptLand":244392,"exemptImprovement":480448}],"taxNow":40585,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"688780","date":"2016-05-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-05-02","scope":"FOR CLASS ROOMS FOR HIGH SCHOOL STUDENTS WITH ACCESSORY OFFICES"},{"number":"696249","date":"2016-06-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-06-22","scope":"FOR MINOR ALTERATIONS TO AN EXISTING SPACE TO ACCOMODATE A NEW USE GROUP CLASSIFICATION OF \"E\". NO CONSTRUCTION ACTIVITY JUST CONFIGURE EXISTING SPACE OF 6332 SQ FT. A CERTIFICATE OF OCCUPANCY WILL BE ISSUED UPON COMPLETION OF A COMPLIANT FINAL INSPECTION. THE SPACE MUST BE COMPLIANT WITH THE PHILADELPHIA FIRE CODE. THIS WORK WILL BE PERFORMED BY A CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. ** POST THIS PERMIT ** POST THE PROJECT INFORMATION SIGN **"},{"number":"699494","date":"2016-06-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REMOVE 12 LIGHTS AND REPLACE WITH 6 NEW LIGHTS,REMOVE AND REPLACE 4 EMERGENCY LIGHTS AND 4 EXIST SIGNS WITH NO ADDITIONAL WIRING AS PER 2008 NEC (EAST DISTRICT)"},{"number":"758068","date":"2017-02-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-02-24","scope":"APPLICATION TO REGISTER USES FOR ENTIRE BUILDING AS FOLLOWS: ENTIRE BASEMENT AS BUSINESS SUPPORT; ENTIRE FIRST FLOOR AS EDUCATIONAL FACILITY (AS PREVIOUSLY APPROVED); ENTIRE SECOND FLOOR AS GROUP HEALTH PRACTITIONER; ENTIRE THIRD FLOOR AND FIFTH FLOOR BUSINESS & PROFESSIONAL OFFICES; ENTIRE FOURTH FLOOR AS BUSINESS SUPPORT AND WAREHOUSE AS SHOWN IN KEY PLAN.CERTIFICATE OF OCCUPANCY IS REQUIRED PRIOR TO OCCUPYING THE BUILDING."},{"number":"784148","date":"2017-05-16","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-02-05","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"800291","date":"2018-02-01","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2018-11-27","scope":"PARITAL CHANGE IN USE AND OCCUPANCY CLASSIFICATION. LEVEL II INTERIOR ALTERATIONS AS PER APPROVD PLANS. NO STRUCTURAL WORK ON THIS PERMIT. SEPARATE PERMIT REQUIRED FOR ANY MEP AND FIRE SUPPRESSION WORK."},{"number":"854259","date":"2018-03-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"EXISTING SERVICE,REWIRE WITH OUTLETS,LIGHTS,SWITCHES AND FIXTURES PER 2008 NEC (HEALTH CARE)"},{"number":"873453","date":"2018-05-03","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":"2018-11-27","scope":"ROUGH IN 2 WATER CLOSETS,2 SINKS AND KITCHEN SINK (COMMERCIAL)"},{"number":"1052614","date":"2020-02-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-10-24","scope":"INSTALL 29 CAT6 PLENUM 4 PR 23AWG CABLES TO LOCATIONS ALL CABLES SUPPORTED WITH J HOOKS ALL FIRE RATED SLEEVED AND FIRE STOPPED AS PER 2017 NEC"},{"number":"1053158","date":"2020-03-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-10-24","scope":"INSTALL NEW 20A RECEPS AND WIRE (6) AS PER ATTACHED PLANS.'17 NEC."},{"number":"EP-2021-007270","date":"2021-08-03","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-27","scope":"Adding 2 - 2/20 amp 120/208 circuits and 2 - 1/20 amp 120volt circuits for furniture, network printer & data cabinet as per APPROVED DRAWINGS-2017 nec."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"viol","w":"15 L&I violations"},{"y":2019,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 2 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","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":["15 open L&I violations","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 29% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $2,806,400 to $3,624,200","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #688780: COMPLETED. 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":"4 permits not marked completed: 800291 (EXPIRED), 873453 (EXPIRED), 1052614 (Expired), 1053158 (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":"15 open L&I violations","finding":"17 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":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 11, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits 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/"}],"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/"}]}