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HARDWARE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036703","date":"2026-05-29","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036704","date":"2026-05-29","code":"F-315.3","title":"STORAGE IN BUILDINGS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036697","date":"2026-05-29","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036698","date":"2026-05-29","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-060430","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PUBLIC PROPERTY","status":"IN VIOLATION","createdDate":"2026-05-29","completedDate":null,"violations":[{"number":"VI-2026-036756","date":"2026-05-29","code":"F-509.1.1","title":"UTILITY IDENTIFICATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036757","date":"2026-05-29","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036758","date":"2026-05-29","code":"F-313.1","title":"FUELED EQUIPMENT\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036759","date":"2026-05-29","code":"F-1104.30","title":"OCCUPANT LOAD SIGN\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036763","date":"2026-05-29","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036769","date":"2026-05-29","code":"F-315.3","title":"STORAGE IN BUILDINGS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036779","date":"2026-05-29","code":"F-1104.3","title":"EXIT SIGN ILLUMINATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036745","date":"2026-05-29","code":"F-604.3.1","title":"LABELING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036748","date":"2026-05-29","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":2,"worst":null},{"y":2020,"n":17,"worst":null},{"y":2021,"n":22,"worst":null},{"y":2022,"n":13,"worst":null},{"y":2023,"n":15,"worst":null},{"y":2024,"n":12,"worst":null},{"y":2025,"n":12,"worst":null},{"y":2026,"n":16,"worst":null}],"investigations":[{"caseNumber":"66206","date":"2006-06-05","type":"CI INSP","status":"FAILED"},{"caseNumber":"66206","date":"2007-07-17","type":"CI INSP","status":"FAILED"},{"caseNumber":"66206","date":"2008-07-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"66206","date":"2009-07-30","type":"CI INSP","status":"FAILED"},{"caseNumber":"66206","date":"2010-07-13","type":"CI INSP","status":"CLOSED"},{"caseNumber":"CF-2020-037771","date":"2020-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-065528","date":"2021-07-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-065619","date":"2021-07-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-069666","date":"2022-07-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-071727","date":"2022-07-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-060789","date":"2023-06-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-071727","date":"2023-06-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-060946","date":"2023-06-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-069666","date":"2023-06-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-037771","date":"2023-06-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-065619","date":"2023-07-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-065528","date":"2023-07-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-076661","date":"2024-07-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-060789","date":"2024-07-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-076676","date":"2024-07-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-060946","date":"2024-07-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-048797","date":"2025-05-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-049034","date":"2025-05-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-076661","date":"2025-08-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-076676","date":"2025-08-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-049034","date":"2026-05-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-060381","date":"2026-05-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-048797","date":"2026-05-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-060430","date":"2026-05-29","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":2,"passes":5},{"y":2024,"fails":2,"passes":2},{"y":2025,"fails":2,"passes":2},{"y":2026,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03856659701037,"lng":-75.08446631750535,"geom":{"type":"Polygon","coordinates":[[[-75.084189505,40.039234469],[-75.083479344,40.03883853],[-75.084485221,40.03776135],[-75.085458795,40.038302947],[-75.084433075,40.039370261],[-75.084189505,40.039234469]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2022-008924","type":"Sprinkler Certification","inspectionDate":"2022-06-27","result":"Certified","expirationDate":"2023-06-27","buildingId":"1270122"},{"number":"BC-2023-007213","type":"Fire Alarm Certification","inspectionDate":"2023-04-03","result":"Certified","expirationDate":"2024-04-03","buildingId":"1270122"},{"number":"BC-2023-011347","type":"Fire Alarm Certification","inspectionDate":"2023-04-05","result":"Certified","expirationDate":"2024-04-05","buildingId":"1270122"},{"number":"BC-2023-018652","type":"Sprinkler Certification","inspectionDate":"2023-08-03","result":"Certified","expirationDate":"2024-08-03","buildingId":"1270122"},{"number":"BC-2024-009383","type":"Fire Alarm Certification","inspectionDate":"2024-03-29","result":"Certified","expirationDate":"2025-03-29","buildingId":"1270122"},{"number":"BC-2024-009381","type":"Fire Alarm Certification","inspectionDate":"2024-03-29","result":"Certified","expirationDate":"2025-03-29","buildingId":"1270123"},{"number":"BC-2024-025904","type":"Sprinkler Certification","inspectionDate":"2024-08-13","result":"Certified","expirationDate":"2025-08-13","buildingId":"1270122"},{"number":"BC-2025-012675","type":"Fire Alarm Certification","inspectionDate":"2025-05-03","result":"Certified","expirationDate":"2026-05-03","buildingId":"1270123"},{"number":"BC-2025-012676","type":"Fire Alarm Certification","inspectionDate":"2025-05-03","result":"Certified","expirationDate":"2026-05-03","buildingId":"1270122"},{"number":"BC-2025-024465","type":"Sprinkler Certification","inspectionDate":"2025-08-06","result":"Certified","expirationDate":"2026-08-06","buildingId":"1270122"},{"number":"BC-2026-019283","type":"Fire Alarm Certification","inspectionDate":"2026-05-18","result":"Certified","expirationDate":"2027-05-18","buildingId":"1270123"},{"number":"BC-2026-020439","type":"Fire Alarm Certification","inspectionDate":"2026-05-18","result":"Certified","expirationDate":"2027-05-18","buildingId":"1270122"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19149","beds":null,"baths":null,"stories":null,"lotArea":159125,"zoning":"RSA5","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":10573100,"taxable":0,"land":3182500,"improvement":7390600,"taxableLand":0,"taxableImprovement":0,"exemptLand":3182500,"exemptImprovement":7390600},{"y":2017,"v":10573100,"taxable":0,"land":3182500,"improvement":7390600,"taxableLand":0,"taxableImprovement":0,"exemptLand":3182500,"exemptImprovement":7390600},{"y":2018,"v":10890200,"taxable":0,"land":1415726,"improvement":9474474,"taxableLand":0,"taxableImprovement":0,"exemptLand":1415726,"exemptImprovement":9474474},{"y":2019,"v":10890200,"taxable":0,"land":1415726,"improvement":9474474,"taxableLand":0,"taxableImprovement":0,"exemptLand":1415726,"exemptImprovement":9474474},{"y":2020,"v":10890200,"taxable":0,"land":1415726,"improvement":9474474,"taxableLand":0,"taxableImprovement":0,"exemptLand":1415726,"exemptImprovement":9474474},{"y":2021,"v":10890200,"taxable":0,"land":1415726,"improvement":9474474,"taxableLand":0,"taxableImprovement":0,"exemptLand":1415726,"exemptImprovement":9474474},{"y":2022,"v":10890200,"taxable":0,"land":1415726,"improvement":9474474,"taxableLand":0,"taxableImprovement":0,"exemptLand":1415726,"exemptImprovement":9474474},{"y":2023,"v":10890200,"taxable":0,"land":1415726,"improvement":9474474,"taxableLand":0,"taxableImprovement":0,"exemptLand":1415726,"exemptImprovement":9474474},{"y":2024,"v":10890200,"taxable":0,"land":1415726,"improvement":9474474,"taxableLand":0,"taxableImprovement":0,"exemptLand":1415726,"exemptImprovement":9474474},{"y":2025,"v":10890200,"taxable":0,"land":1415726,"improvement":9474474,"taxableLand":0,"taxableImprovement":0,"exemptLand":1415726,"exemptImprovement":9474474},{"y":2026,"v":10890200,"taxable":0,"land":1415726,"improvement":9474474,"taxableLand":0,"taxableImprovement":0,"exemptLand":1415726,"exemptImprovement":9474474},{"y":2027,"v":10890200,"taxable":0,"land":1415726,"improvement":9474474,"taxableLand":0,"taxableImprovement":0,"exemptLand":1415726,"exemptImprovement":9474474}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"243150","date":"2009-11-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-07-13","scope":"INSTALL NEW FIRE ALARM SYSTEM, REMOVE OLD SYSTEM, AS PER NFPA-72 (EAST DIST)"},{"number":"367304","date":"2011-10-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-10-06","scope":"USE 2ND FLOOR FOR OUT PATIENT AND PSYCHIATRIC SERVICES TO STUDENTS FOR THE SCHOOL DISTRICT."},{"number":"949459","date":"2019-03-26","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-09-22","scope":"REPLACE PANEL AND REPLACE LIGHTS AS PER NEC 2008"},{"number":"CP-2020-000951","date":"2020-06-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-01-04","scope":"**ASBESTOS ABATEMENT TO BE COMPLETED PRIOR TO THE COMMENCEMENT OF THE WORK SCOPE.** FOR ALTERATIONS AT THE ROOF AND EXTERIOR FACADE TO INCLUDE THE REMOVAL OF EXISTING ROOF SYSTEM AND REPLACEMENT WITH NEW ROOF SYSTEM, WITH ADDITIONAL WORK INCLUDING ASSOCIATED COPINGS, EDGE & TRIM ROOF DRAINS, AND MASONRY REPAIRS. (IEBC 2018, REPAIRS)"},{"number":"CP-2021-000443","date":"2021-03-31","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-11-07","scope":"MODERNIZATION TO 27 CLASSROOMS WITHIN EXISTING SCHOOL AS PER APPROVED PLAN."},{"number":"PP-2021-006387","date":"2021-04-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-21","scope":"Replacement only existing plumbing fixtures with new"},{"number":"EP-2021-005667","date":"2021-06-07","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2021-10-22","scope":"Rough-In Permit for EP-2021-005665 Electrical Distribution Upgrade. install Switchgear, Distribution panels and branch Circuit panels and conduit and wire. New Conduit feeders to panels and mech equipment. New Branch circuit wiring and receptacles in classrooms as per Approved drawing, NEC 2017"},{"number":"EP-2021-001922","date":"2021-07-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-08","scope":"Renovations of 27 classrooms, including new tameproof receptacles, voice/data cabling, lighting and controls, replace fire alarm devices and panel as per APPROVED DRAWINGS 2017 nec and 2016 nfpa 72 and 2018 Phila Fire Code."},{"number":"MP-2021-002270","date":"2021-08-04","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-11-29","scope":"FOR A NEW MECHANICAL INSTALLATION TO ACCOMMODATE AN EXISTING EDUCATIONAL FACILITY AS PER APPROVED PLANS."},{"number":"EP-2021-005665","date":"2021-12-31","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-21","scope":"Electrical Distribution Upgrade. install Switchgear, Distribution panels and branch Circuit panels and conduit and wire. New Conduit feeders to panels and mech equipment. New Branch circuit wiring and receptacles in classrooms as per Approved drawing, NEC 2017 **NOTED FOR SERVICE SWITCH & MDP LOCATION -DOORS TO BE EQUIPPED W/ LISTED PANIC HARDWARE 110.26(C)(3) '17 NEC.**"},{"number":"EP-2024-011763","date":"2024-12-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-02-10","scope":"LOW VOLTAGE. INSTALLATION OF INTERIOR TELECOMMUNICATION WIRING,RUNNING 100 DROPS IN EMT OF PLENUM RATED CAT6 CABLING WITH THE LONGEST RUN OF ABOUT 60FT AS PER 2017 NEC (NORTH DISTRICT) OR RUNNING ARMORED CAT6 ABOVE CEILING TITLES USING J-HOOKS. FOR CCTV SYSTEM AS PER 2017 NEC"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"15 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 5 passed"},{"y":2024,"k":"viol","w":"12 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"12 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2026,"k":"viol","w":"16 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":false,"licenses":[{"number":"365770","type":"Hazardous Materials","status":"Inactive","businessName":"FRANCINE LOCKE (PSD-OFFICE OF ENV MGT & SVCS)","legalName":"FRANCINE LOCKE","address":"6101 SUMMERDALE AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2006-04-26","latestIssueDate":"2006-04-26","expirationDate":"2007-04-26","inactiveDate":null}],"licenseActivity":[{"number":"365770","type":"Hazardous Materials","businessName":"FRANCINE LOCKE (PSD-OFFICE OF ENV MGT & SVCS)","legalName":"FRANCINE LOCKE","issuedDate":"2006-04-26","latestIssueDate":"2006-04-26","closureDate":"2007-04-26","expirationDate":"2007-04-26","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["16 open L&I violations","failed L&I inspection activity in 2021, 2022"],"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 #367304: 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":"1 permit not marked completed: EP-2021-005667 (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":"16 open L&I violations","finding":"109 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":"17 failed, 11 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 29, 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":"Hazardous Materials #365770: Inactive","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Aug 6, 2026; Fire Alarm Certification: Certified through May 18, 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/"}]}