{"asOf":"2026-07-29T08:14:54.273Z","block":"0-99 S 3RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-s-3rd-st","address":"44-46 S 3RD ST","parcelNumber":"871009050","source":"https://property.phila.gov/?p=871009050","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y90","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 5 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"44 S 3RD ST LLC","coOwner":null,"marketValue":966000,"landAssessment":193200,"improvementAssessment":772800,"livableArea":4600,"yearBuilt":1900,"lastSale":{"price":1028450,"date":"2017-05-31T04:00:00Z"},"openViolations":0,"violations":[{"number":"4129691","date":"2016-09-30","code":"FC-13-1016","title":"GENERAL REQ.- CITE CODE 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REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"643521","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2018-07-11","completedDate":"2018-10-11","violations":[{"number":"4801594","date":"2018-07-11","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-005647","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2023-01-23","completedDate":"2023-06-14","violations":[{"number":"VI-2023-004544","date":"2023-01-23","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-06-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"798434","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4827406","date":"2018-09-28","code":"A-401.1/1","title":"DENIED ACCESS INSP BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":9,"worst":null},{"y":2017,"n":1,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"557922","date":"2016-09-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"557922","date":"2016-10-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"557922","date":"2016-11-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"611134","date":"2017-11-06","type":"CI INSP","status":"FAILED"},{"caseNumber":"611134","date":"2017-12-04","type":"CI INSP","status":"PASSED"},{"caseNumber":"643521","date":"2018-07-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"643521","date":"2018-08-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"643521","date":"2018-10-03","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2023-005647","date":"2023-01-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-005647","date":"2023-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-005647","date":"2023-06-14","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":2,"passes":1},{"y":2017,"fails":1,"passes":1},{"y":2018,"fails":2,"passes":1},{"y":2023,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.949012363818944,"lng":-75.14609657150984,"geom":{"type":"Polygon","coordinates":[[[-75.146011082,39.949032454],[-75.14602361,39.94897176],[-75.146181784,39.94899223],[-75.146169882,39.94905294],[-75.146011082,39.949032454]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-000272","type":"Fire Escape Report","inspectionDate":"2016-11-22","result":"Safe","expirationDate":"2021-11-22","buildingId":"1369108"},{"number":"BC-2023-012406","type":"Fire Escape Report","inspectionDate":"2022-03-28","result":"Safe","expirationDate":"2027-03-28","buildingId":"1369108"},{"number":"BC-2022-010573","type":"Fire Alarm Certification","inspectionDate":"2022-07-29","result":"Certified","expirationDate":"2023-07-29","buildingId":"1369108"},{"number":"BC-2025-007755","type":"Fire Alarm Certification","inspectionDate":"2025-03-26","result":"Certified","expirationDate":"2026-03-26","buildingId":"1369108"},{"number":"BC-2026-011423","type":"Fire Alarm Certification","inspectionDate":"2026-03-24","result":"Certified","expirationDate":"2027-03-24","buildingId":"1369108"},{"number":"BC-2026-011502","type":"Fire Alarm Certification","inspectionDate":"2026-04-23","result":"Certified","expirationDate":"2027-04-23","buildingId":"1369108"},{"number":"BC-2026-020601","type":"Sprinkler Certification","inspectionDate":"2026-05-22","result":"Certified","expirationDate":"2027-05-22","buildingId":"1369108"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19106","beds":null,"baths":null,"stories":null,"lotArea":1041,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1140 FRANKFORD AVE, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":828000,"taxable":828000,"land":130100,"improvement":697900,"taxableLand":130100,"taxableImprovement":697900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":828000,"taxable":828000,"land":130100,"improvement":697900,"taxableLand":130100,"taxableImprovement":697900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":994900,"taxable":994900,"land":198980,"improvement":795920,"taxableLand":198980,"taxableImprovement":795920,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":947600,"taxable":947600,"land":189520,"improvement":758080,"taxableLand":189520,"taxableImprovement":758080,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":957000,"taxable":957000,"land":191400,"improvement":765600,"taxableLand":191400,"taxableImprovement":765600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":957000,"taxable":957000,"land":191400,"improvement":765600,"taxableLand":191400,"taxableImprovement":765600,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":957000,"taxable":957000,"land":191400,"improvement":765600,"taxableLand":191400,"taxableImprovement":765600,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":894200,"taxable":894200,"land":178800,"improvement":715400,"taxableLand":178800,"taxableImprovement":715400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":894200,"taxable":894200,"land":178800,"improvement":715400,"taxableLand":178800,"taxableImprovement":715400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":983200,"taxable":983200,"land":196640,"improvement":786560,"taxableLand":196640,"taxableImprovement":786560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":983200,"taxable":983200,"land":196640,"improvement":786560,"taxableLand":196640,"taxableImprovement":786560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":966000,"taxable":966000,"land":193200,"improvement":772800,"taxableLand":193200,"taxableImprovement":772800,"exemptLand":0,"exemptImprovement":0}],"taxNow":13763,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"428213","date":"2012-09-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-09-19","scope":"CONVERT 650 SQ FT OFFICE SPACE ON 2ND FLOOR TO A APARTMENT CONSISTENT WITH CURRENT BUILDING USE OF 3 EXISTING APARTMENTS"},{"number":"727568","date":"2016-10-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-10-06","scope":"CONVERT 650 SQ FT APRTMENT SPACE ON 2ND FLOOR BACK TO OFFICE SPACE"},{"number":"779732","date":"2017-05-25","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":"2017-12-08","scope":"FOR THE INSTALLATION OF A NEW TWO (2) INCH FIRE SERVICE LINE, BACKFLOW PREVENTOR, FDC, AND RISER EQUIPMENT AS PER APPROVED PLANS. ALL WORK SHALL BE IN ACCORDANCE WITH HISTORICAL COMMISSION APPROVAL."},{"number":"788861","date":"2017-06-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-06-16","scope":"FOR ONE(1) APARTMENT AT SECOND FLOOR IN THE SAME BUILDING WITH EXISTING PERSONAL SERVICE AT FIRST FLOOR AND THREE(3) APARTMENTS ABOVE ( TOTAL FOUR(4) APARTMENTS IN THE BUILDING)."},{"number":"798434","date":"2017-07-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-10-03","scope":"LEVEL II INTERIOR ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE A NEW DWELLING UNIT ON THE SECOND FLOOR (THREE DWELLING UNITS EXISTING ON THIRD THROUGH FIFTH FLOORS) IN AN EXISTING BUILDING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. NO WORK TO EXTERIOR PER PHILADELPHIA HISTORICAL COMMISSION APPROVALS. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"809282","date":"2017-10-27","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-10-15","scope":"INSTALL NFPA 13 SPRINKLER SYSTEM THROUGHOUT 1ST FLOOR COMMERCIAL SPACE AND NEW 2ND FLOOR DWELLING UNIT IN AN EXISTING 5-STORY BUILDING. EXISTING SPRINKLER SYSTEM IN BASEMENT. NO SPRINKLER SYSTEM AT EXISTING DWELLING UNITS ON FLOORS THREE THRU FIVE. SEE BUILDING PERMIT #798434 AND #818954."},{"number":"837279","date":"2017-12-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-27","scope":"INSTALL 5 NEW OUTLETS ... IN ACCORDANCE WITH 2008 NEC (MIXED USE)"},{"number":"841024","date":"2018-01-30","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-07-31","scope":"AMENDING PERMIT NUMBER 809282 TO RELOCATE FIRE DEPARTMENT CONNECTION AS SHOWN ON REVISED PLAN AND HISTORICAL COMMISSION APPROVAL. FDC TO BE RELOCATED FROM CORNER OF BUILDING AT FRONT TO CENTER OF BUILDING AT FRONT AS SHOWN. CLEARANCES FOR FDC TO CONFORM TO FIRE DEPARTMENT REQUIREMENTS. NO CHANGE TO SYSTEM HYDRAULICS AS A RESULT OF REVISION."},{"number":"845063","date":"2018-03-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-27","scope":"EXISTING SERVICE (100AMP PANEL) REWIRE 2ND FLOOR APARTMENT WITH NEW OUTLETS, SWITCHES, LIGHTING AND 120VOLT SMOKE DETECTORS AS PER 2008 NEC (CC DISTRICT)"},{"number":"841070","date":"2018-05-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-10-03","scope":"7 PLUMBING FIXTURES WITH PIPING FOR MULTI FAMILY RNOVATION THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"ZP-2022-005587","date":"2022-05-23","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"},{"number":"ZP-2026-001000","date":"2026-04-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Animal Services"},{"number":"CP-2026-002860","date":"2026-05-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR CHANGE OF OCCUPANCY (NO CHANGE IN OCCUPANCY CLASSIFICATION) LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. *2018 IEBC*"},{"number":"EP-2026-006326","date":"2026-07-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install new light fixtures and receptacles utilizing existing circuits as per sealed electrical drawings. Install data cables as per drawings. Install 7 new circuit breakers in existing panels as per sealed electrical drawings. All tele/data cabling to be free air plenum rated cable, less then 200'. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"715957","type":"Rental","status":"Inactive","businessName":"Leonard Francis Helbig","legalName":"Leonard Francis Helbig","address":"44-46 S 3RD ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2016-10-06","latestIssueDate":"2016-10-06","expirationDate":"2017-10-05","inactiveDate":"2017-12-04"},{"number":"791581","type":"Rental","status":"Inactive","businessName":"44 S. 3rd Street LLC","legalName":"44 S. 3rd Street LLC","address":"44-46 S 3RD ST","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2018-10-11","latestIssueDate":"2019-08-26","expirationDate":"2020-10-10","inactiveDate":"2020-12-09"},{"number":"853452","type":"Rental","status":"Active","businessName":"44 S 3rd LLC","legalName":"44 S 3rd LLC","address":"44-46 S 3RD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2020-10-14","latestIssueDate":"2026-03-31","expirationDate":"2026-10-13","inactiveDate":null}],"licenseActivity":[{"number":"853452","type":"Rental","businessName":"44 S 3rd LLC","legalName":"44 S 3rd LLC","issuedDate":"2020-10-14","latestIssueDate":"2026-03-31","closureDate":null,"expirationDate":"2026-10-13","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"791581","type":"Rental","businessName":"44 S. 3rd Street LLC","legalName":"44 S. 3rd Street LLC","issuedDate":"2018-10-11","latestIssueDate":"2019-08-26","closureDate":"2020-12-09","expirationDate":"2020-10-10","inactiveDate":"2020-12-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"715957","type":"Rental","businessName":"Leonard Francis Helbig","legalName":"Leonard Francis Helbig","issuedDate":"2016-10-06","latestIssueDate":"2016-10-06","closureDate":"2017-12-04","expirationDate":"2017-10-05","inactiveDate":"2017-12-04","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":4,"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":["3 permit events 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":"Use permit #428213: 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":"3 permits not marked completed: 779732 (EXPIRED), CP-2026-002860 (Issued), EP-2026-006326 (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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1900 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 14, 2023.","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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 13 historical violations across 5 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 Escape Report: Safe through Mar 28, 2027; Fire Alarm Certification: Certified through Apr 23, 2027; Sprinkler Certification: Certified through May 22, 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/"}]}