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IDENTIFICATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-042440","date":"2025-06-10","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-042426","date":"2025-06-10","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-043034","date":"2025-06-10","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-042960","date":"2025-06-10","code":"F-1013.6.2","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-042444","date":"2025-06-10","code":"F-2311.2.3.2","title":"DISPOSAL OF OILY WASTE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-042443","date":"2025-06-10","code":"PM15-605.3","title":"ELECTRICAL- LIGHTING","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-042441","date":"2025-06-10","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-056693","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PUBLIC PROPERTY","status":"IN VIOLATION","createdDate":"2026-05-21","completedDate":null,"violations":[{"number":"VI-2026-034686","date":"2026-05-21","code":"F-315.3","title":"STORAGE IN BUILDINGS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-034685","date":"2026-05-21","code":"F-1104.27","title":"STAIRWAYS IN THE MEANS OF EGRESS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-034684","date":"2026-05-21","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-034664","date":"2026-05-21","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-034662","date":"2026-05-21","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-034661","date":"2026-05-21","code":"F-906.5","title":"FIRE EXTINGUISHER CONSPICUOUS LOCATION\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":12,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2020,"n":7,"worst":null},{"y":2021,"n":9,"worst":null},{"y":2022,"n":6,"worst":null},{"y":2023,"n":7,"worst":null},{"y":2024,"n":7,"worst":null},{"y":2025,"n":8,"worst":null},{"y":2026,"n":6,"worst":null}],"investigations":[{"caseNumber":"121784","date":"2007-07-24","type":"CI INSP","status":"FAILED"},{"caseNumber":"121784","date":"2008-07-08","type":"CI INSP","status":"FAILED"},{"caseNumber":"121784","date":"2009-07-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"121784","date":"2010-08-04","type":"CI INSP","status":"CLOSED"},{"caseNumber":"315294","date":"2012-02-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"315294","date":"2012-03-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"315294","date":"2012-05-08","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"315294","date":"2012-11-13","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2020-036873","date":"2020-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-070558","date":"2021-07-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-062551","date":"2022-06-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-062551","date":"2023-06-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-058839","date":"2023-06-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-070558","date":"2023-07-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-036873","date":"2023-08-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-072124","date":"2024-07-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-058839","date":"2024-07-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-072124","date":"2025-06-10","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-055629","date":"2025-06-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-056693","date":"2026-05-21","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2012,"fails":2,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":3},{"y":2024,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95216152149593,"lng":-75.17767624141788,"geom":{"type":"Polygon","coordinates":[[[-75.177132358,39.95240727],[-75.177260446,39.951796555],[-75.178220121,39.95191577],[-75.17809204,39.952526487],[-75.177132358,39.95240727]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-010410","type":"Fire Alarm Certification","inspectionDate":"2022-06-13","result":"Certified","expirationDate":"2023-06-13","buildingId":"1542049"},{"number":"BC-2023-005693","type":"Fire Alarm Certification","inspectionDate":"2022-06-29","result":"Certified","expirationDate":"2023-06-29","buildingId":"1542049"},{"number":"BC-2025-022677","type":"Fire Alarm Certification","inspectionDate":"2025-08-21","result":"Certified","expirationDate":"2026-08-21","buildingId":"1542049"},{"number":"BC-2025-027260","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-10-16","result":"Certified","expirationDate":"2026-10-16","buildingId":"1542049"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":null,"lotArea":61425,"zoning":"CMX4","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"440 N BROAD ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":26602500,"taxable":0,"land":12285000,"improvement":14317500,"taxableLand":0,"taxableImprovement":0,"exemptLand":12285000,"exemptImprovement":14317500},{"y":2017,"v":26602500,"taxable":0,"land":12285000,"improvement":14317500,"taxableLand":0,"taxableImprovement":0,"exemptLand":12285000,"exemptImprovement":14317500},{"y":2018,"v":28359600,"taxable":0,"land":3686748,"improvement":24672852,"taxableLand":0,"taxableImprovement":0,"exemptLand":3686748,"exemptImprovement":24672852},{"y":2019,"v":28359600,"taxable":0,"land":3686748,"improvement":24672852,"taxableLand":0,"taxableImprovement":0,"exemptLand":3686748,"exemptImprovement":24672852},{"y":2020,"v":28359600,"taxable":0,"land":3686748,"improvement":24672852,"taxableLand":0,"taxableImprovement":0,"exemptLand":3686748,"exemptImprovement":24672852},{"y":2021,"v":28359600,"taxable":0,"land":3686748,"improvement":24672852,"taxableLand":0,"taxableImprovement":0,"exemptLand":3686748,"exemptImprovement":24672852},{"y":2022,"v":28359600,"taxable":0,"land":3686748,"improvement":24672852,"taxableLand":0,"taxableImprovement":0,"exemptLand":3686748,"exemptImprovement":24672852},{"y":2023,"v":28359600,"taxable":0,"land":3686748,"improvement":24672852,"taxableLand":0,"taxableImprovement":0,"exemptLand":3686748,"exemptImprovement":24672852},{"y":2024,"v":28359600,"taxable":0,"land":3686748,"improvement":24672852,"taxableLand":0,"taxableImprovement":0,"exemptLand":3686748,"exemptImprovement":24672852},{"y":2025,"v":28359600,"taxable":0,"land":3686748,"improvement":24672852,"taxableLand":0,"taxableImprovement":0,"exemptLand":3686748,"exemptImprovement":24672852},{"y":2026,"v":28359600,"taxable":0,"land":3686748,"improvement":24672852,"taxableLand":0,"taxableImprovement":0,"exemptLand":3686748,"exemptImprovement":24672852},{"y":2027,"v":28359600,"taxable":0,"land":3686748,"improvement":24672852,"taxableLand":0,"taxableImprovement":0,"exemptLand":3686748,"exemptImprovement":24672852}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"219595","date":"2009-06-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-06-12","scope":"ALTERATIONS AS PER PLANS"},{"number":"221018","date":"2009-06-25","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2009-10-06","scope":"ERECTION OF A ONE STORY TRASH ENCLOSURE AND FOR THE REMOVAL AND REPLACEMENT OF THE ROOF OF AN EXISTING TRASH ENCLOSURE AS PART OF A SCHOOL AS PER PLANS."},{"number":"230338","date":"2009-08-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-02-19","scope":"INSTALL AREA DRAIN"},{"number":"291896","date":"2010-07-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-09-15","scope":"REMOVE EXISTING AREA DRAIN AND RECONNECT WITH NEW AREA DRAIN AS PART OF \"GREEN\" STORM WATER MANAGEMENT AREA IN SCHOOL YARD. PHASE 1 OF THIS WORK WAS PERFORMED UNDER PERMIT # 230338"},{"number":"293638","date":"2010-09-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-10-15","scope":"INSTALLATION OF PV SOLAR SYSTEM/PANELS ON EXISTING ROOF, AS PER PLANS AND SPECS. IN CONJUNCTION WITH ROOF WORK AP221018"},{"number":"300849","date":"2010-09-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-10-21","scope":"INSTALLATION OF A 5.33KW PV SYSTEM TO EXISTING SERVICE. * BLD PMT# 293638"},{"number":"347685","date":"2011-07-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-02-08","scope":"INSTALL NEW DOOR HARDWARE AND PUSH PLATE FOR ACCESSIBILITY."},{"number":"401757","date":"2012-04-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-11-01","scope":"INSTALL 4 SINKS, COPPER WATER AND WASTE VENT AND DEMO 2 SINKS(SCHOOL)"},{"number":"448045","date":"2013-02-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-09","scope":"PROVIDE 1 NEW 500KVA TRANSFORMER,1-800A CHILLER PANEL AND FEEDERS, POWER WIRING FOR CHILLERS,PUMPS,CHILLER CONTROL PANEL,TEMP CONTROL PANEL. PROVIDE LIGHTS, SWITCHES,AND GFI RECEPTS. ALL WORK DONE IN ACCORDANCE WITH 2008 NEC(SCHOOL)(CC DIST)"},{"number":"471352","date":"2013-06-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-06-06","scope":"FOR THE REMOVAL OF EXISTING CHILLER AND COOLING TOWER, AND TO REPLACE WITH NEW AIR COOLED CHILLERS AND PUMPS WITH NEW PIPING. REPLACE CHILLED WATER PIPING. ASBESTOS ABATEMENT TO BE REQUIRED PRIOR TO INITIATION OF PROPOSED WORK."},{"number":"451603","date":"2013-06-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-02-05","scope":"FOR THE REMOVAL OF EXISTING CHILLER AND COOLING TOWER, AND TO REPLACE WITH NEW AIR COOLED CHILLERS AND PUMPS WITH NEW PIPING. REPLACE CHILLED WATER PIPING. ASBESTOS ABATEMENT TO BE REQUIRED PRIOR TO INITIATION OF PROPOSED WORK."},{"number":"877461","date":"2018-09-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2021-11-03","scope":"FOR THE LEVEL II ALTERATIONS AND REPAIR AS PER APPROVED PLANS.ASBESTOS REMEDIATION REQUIRED PRIOR TO START OF WORK. SEPARATE PERMITS TO BE REQUIRED FOR NEW ELECTRICAL, MECHANICAL, AND PLUMBING WORK.SEPARATE PERMITS REQUIRED FROM PA DEPT OF LABOR & INDUSTRY FOR ELEVATOR INSTALLATION."},{"number":"909226","date":"2019-01-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-07-27","scope":"REPLACE FEEDERS,MECH EQUIPMENT POWER CONNECTIONS,DEMO,BRANCH CIRCUITS,ENCLOSED CIRCUIT BREAKERS,RECEPTS,LIGHTING,LIGHTING CONTROLS,CIRCUIT BREAKERS,GROUNDING,TELEPHONE WIRING PANELBOARDS AND FUSES AS PER 2008 NEC (CC DISTRICT) INSTALL A NEW FIRE ALARM SYSTEM COMPLETE WITH PULLS,HORNS,STROBES,LIGHTS AND PANEL AS PER NFPA72"},{"number":"927258","date":"2019-02-05","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2021-03-01","scope":"FOR ALTERATIONS TO AN EXISTING MECHANICAL SYSTEM THROUGHOUT THE ALBERT M GREENFIELD ELEMENTARY SCHOOL; FOR REMOVAL OF STEAM HEAT EXCHANGERS AND STEAM PIPING, REMOVAL AND REPLACEMENT OF ALL AHU UNITS, VENTS, AND VARIOUS APPLIANCES, AS PER PLANS; NO OTHER WORK ON THIS PERMIT; SEE AP#877461 FOR BUILDING PERMIT."},{"number":"927431","date":"2019-02-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-10-03","scope":"ALTERATIONS: INTERIOR PLUMBING;EXISTING EDUCATIONAL FACILITY; NEW BACKFLOW PREVENTER AND NEW HOT WATER HEATER."},{"number":"CP-2020-002362","date":"2020-09-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-11-23","scope":"FOR ALTERATIONS TO EXTERIOR PLAYGROUND EQUIPMENT IN ACCORDANCE TO MANUFACTURER'S INSTALLATION INSTRUCTIONS."},{"number":"SP-2025-001571","date":"2026-02-20","work":"General Earth Disturbance ONLY","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"FOR SELECT SITE CLEARING AND THE INSTALLATION OF NEW LANDSCAPING/PAVEMENT ACCESSORY TO AN EXISTING PLAYGROUND, FOR THE ERECTION OF PLAY AREAS CONTAINING PLAY COMPONENTS DESIGNED AND CONSTRUCTED FOR CHILDREN AND LOCATED ON AN ACCESSIBLE ROUTE. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"7 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2024,"k":"viol","w":"7 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"8 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"permit","w":"General Earth Disturbance ONLY"},{"y":2026,"k":"viol","w":"6 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"licenseActivity":[],"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":["14 open L&I violations","failed L&I inspection activity in 2021, 2022, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #219595: 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":"4 permits not marked completed: 877461 (Expired), 909226 (Expired), 927258 (Expired), SP-2025-001571 (Issued). 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":"14 open L&I violations","finding":"63 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":"12 failed, 6 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 21, 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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Aug 21, 2026; Emergency and Standby Power Systems Certification: Certified through Oct 16, 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":"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/"}]}