{"asOf":"2026-07-26T21:13:35.950Z","block":"1000-1099 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1000-1099-south-st","address":"1020 SOUTH ST","parcelNumber":"871014800","source":"https://property.phila.gov/?p=871014800","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"PHILADELPHIAS MAGIC GARDE","coOwner":null,"marketValue":622000,"landAssessment":124400,"improvementAssessment":497600,"livableArea":2592,"yearBuilt":1900,"lastSale":{"price":1200000,"date":"2019-09-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"4631694","date":"2016-06-25","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4631693","date":"2016-06-25","code":"FC-907.3/3","title":"FA-REQ¿D EXIST GROUP SPEC A","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4631691","date":"2016-06-25","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4631692","date":"2016-06-25","code":"FC-907.3/21","title":"AFDS-REQD EXIST MIX RES/NON-R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4630940","date":"2018-04-03","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4630939","date":"2018-04-03","code":"FC-13-1007.1","title":"EXIT SIGNS REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"541528","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2016-06-25","completedDate":null,"violations":[{"number":"4631694","date":"2016-06-25","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4631693","date":"2016-06-25","code":"FC-907.3/3","title":"FA-REQ¿D EXIST GROUP SPEC A","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4631691","date":"2016-06-25","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4631692","date":"2016-06-25","code":"FC-907.3/21","title":"AFDS-REQD EXIST MIX RES/NON-R","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"627602","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2018-04-05","completedDate":"2018-04-11","violations":[{"number":"4630940","date":"2018-04-03","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4630939","date":"2018-04-03","code":"FC-13-1007.1","title":"EXIT SIGNS REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":4,"worst":null},{"y":2018,"n":2,"worst":null}],"investigations":[{"caseNumber":"541528","date":"2016-06-25","type":"CI INSP","status":"FAILED"},{"caseNumber":"541528","date":"2016-08-12","type":"CI INSP","status":"FAILED"},{"caseNumber":"541528","date":"2016-10-06","type":"CI INSP","status":"CLOSED"},{"caseNumber":"627602","date":"2018-04-03","type":"CI INSP","status":"FAILED"},{"caseNumber":"627602","date":"2018-04-11","type":"CI INSP","status":"PASSED"},{"caseNumber":"541528","date":"2018-04-12","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2016,"fails":2,"passes":0},{"y":2018,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9426993885004,"lng":-75.1593221496827,"geom":{"type":"Polygon","coordinates":[[[-75.159322899,39.942578287],[-75.159373661,39.94258436],[-75.159321364,39.942820338],[-75.159269726,39.942813865],[-75.159322899,39.942578287]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":1377,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1020 SOUTH ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ESTABLISHMENT OF A UNITY OF USE  TO CREATE ONE (1) LOT FOR ZONING PURPOSES WITH RESTRICTIVE COVENANTS, AGREEMENTS AND EASMENTS TO BE RECORDED BY DEED TO BIND CURRENT AND FUTURE OWNERS OF THE CONTINGUOUS FIVE (5) PARCELS (1020","status":"CLOSED","outcome":"Granted","date":"2013-01-15","number":"19253","relatedPermit":"419032"},{"type":"Building standards appeal","grounds":"ON 3/12/14, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #491403.","status":"CLOSED","outcome":"APPROVED","date":"2014-06-25","number":"22578","relatedPermit":"491403"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE PROPOSED USE OF ASSEMBLY AND ENTERTAINMENT INCLUDING PRIVATE EVENTS FOR 75 PEOPLE (NIGHT CLUB/ PRIVATE CLUB) ( NO ACTIVITIES AS DEFINED IN 14-603 (13) OF THE PHILADELPHIA ZONING CODE) AS PART OF AN INTEGRATED ART CENTER TO IN","status":"OPEN","outcome":"Granted with conditions","date":"2017-03-21","number":"29774","relatedPermit":"742739"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":388800,"taxable":388800,"land":172151,"improvement":216649,"taxableLand":172151,"taxableImprovement":216649,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":388800,"taxable":388800,"land":172151,"improvement":216649,"taxableLand":172151,"taxableImprovement":216649,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":416300,"taxable":416300,"land":83260,"improvement":333040,"taxableLand":83260,"taxableImprovement":333040,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":454200,"taxable":454200,"land":90840,"improvement":363360,"taxableLand":90840,"taxableImprovement":363360,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":458700,"taxable":302742,"land":91740,"improvement":366960,"taxableLand":60548,"taxableImprovement":242194,"exemptLand":31192,"exemptImprovement":124766},{"y":2021,"v":458700,"taxable":302742,"land":91740,"improvement":366960,"taxableLand":60548,"taxableImprovement":242194,"exemptLand":31192,"exemptImprovement":124766},{"y":2022,"v":458700,"taxable":302742,"land":91740,"improvement":366960,"taxableLand":60548,"taxableImprovement":242194,"exemptLand":31192,"exemptImprovement":124766},{"y":2023,"v":570700,"taxable":376662,"land":114100,"improvement":456600,"taxableLand":75306,"taxableImprovement":301356,"exemptLand":38794,"exemptImprovement":155244},{"y":2024,"v":570700,"taxable":376662,"land":114100,"improvement":456600,"taxableLand":75306,"taxableImprovement":301356,"exemptLand":38794,"exemptImprovement":155244},{"y":2025,"v":646300,"taxable":426558,"land":129260,"improvement":517040,"taxableLand":85312,"taxableImprovement":341246,"exemptLand":43948,"exemptImprovement":175794},{"y":2026,"v":646300,"taxable":426558,"land":129260,"improvement":517040,"taxableLand":85312,"taxableImprovement":341246,"exemptLand":43948,"exemptImprovement":175794},{"y":2027,"v":622000,"taxable":410520,"land":124400,"improvement":497600,"taxableLand":82104,"taxableImprovement":328416,"exemptLand":42296,"exemptImprovement":169184}],"taxNow":5971,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"20590","date":"2010-07-22","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2010-07-22","scope":"8/21/10-ERECTION OF (1)-ASSEMBLY USE TENT"},{"number":"419032","date":"2013-02-28","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2013-02-28","scope":"FOR THE ESTABLISHMENT OF A UNITY OF USE TO CREATE ONE (1) LOT FOR ZONING PURPOSES WITH RESTRICTIVE COVENANTS, AGREEMENTS AND EASMENTS TO BE RECORDED BY ZONING LOT DECLARATION TO BIND CURRENT AND FUTURE OWNERS OF THE CONTINGUOUS FIVE (5) PARCELS (1020 SOUTH, 1022 SOUTH, 1003-5 KATER, 1024 SOUTH, 1026 SOUTH) TO PRESERVE THE UNITY OF USE AND THE LEGALITY OF THE ENITRE PROJECT THAT STEMS FROM SINGLE ZONING LOT TREATMENT, FOR THE LEGALIZATION OF AN INTEGRATED ART CENTER TO INCLUDE EXHIBITION SPACE (OUTDOOR), SCULPTURE GARDEN (OUTDOOR), ART GALLERY(1020 SOUTH STREET- FIRST FLOOR), MUSEUM (1003-05 KATER STREET- FIRST FLOOR), STUDIO (1003-05 KATER STREET- SECOND FLOOR), OFFICE(1003-05 KATER-FIRST FLOOR) AND TWO (2) APARTMENTS (1020 SOUTH STREET- THREE STORIES W/CELLAR- APARTMENT ON SECOND AND THIRD FLOOR) AND PERMITTED ACCESSORY USES INCIDENTAL TO ART CENTER (OFFICE, LECTURES, MEETING SPACE, STORAGE OF ART SUPPLIES AND OFFICE MATERIALS), INCLUDING ART SALES. PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY, PROOF OF RECORDATION OF EASEMENT, AGREEMENT AND RESTRICTIVE CONVENANTS MUST BE SUPPLIED."},{"number":"491403","date":"2014-12-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-02-22","scope":"FOR CERTIFICATE OF OCCUPANCY AND LAWFUL OCCUPANCY FOR EXISTING BUILDING USED AS AN INTEGRATED ART CENTER, OFFICE AND ONE (1) DWELLING UNIT, TO INCLUDE ALTERATIONS FOR PARTY WALL BREACHES AND STAIR ENCLOSURE DOOR INSTALLATION. (IEBC 2009, COMPLIANCE PATH--WORK AREA METHOD: LVL II ALTERATIONS) (SEE UNITY OF USE APPLICATION, AP#419032.) (SEPARATE APPLICATIONS TO BE REQUIRED FOR THE CERTIFICATE OF OCCUPANCY AT 1022, 1024 & 1026 SOUTH ST.)"},{"number":"587004","date":"2015-01-28","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-03-16","scope":"FOR AMENDMENT OF AP#491403, FOR CERTIFICATE OF OCCUPANCY TO INCLUDE A TOTAL OF TWO (2) DWELLING UNITS AT THE 2ND AND 3RD LEVEL, AS SHOWN ON APPROVED PLANS, WITH ASSEMBLY USE AT GROUND LEVEL. (SEE UNITY OF USE APPLICATION, AP#419032.) (SEPARATE APPLICATIONS TO BE REQUIRED FOR THE CERTIFICATE OF OCCUPANCY AT 1022, 1024 & 1026 SOUTH ST.)"},{"number":"24100","date":"2016-04-04","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2016-04-04","scope":"4/2/16 ERECT ASSEMBLY TENT 12X50"},{"number":"711470","date":"2016-09-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-01-05","scope":"INSTALL NEW FIRE ALARM SYSTEM FOR THE EXISTING SPACE USED AS AN ASSEMBLY OCCUPANCY AS PER NFPA72 (SOUTH DISTRICT)"},{"number":"742739","date":"2017-04-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-04-24","scope":"APPLICATION IS FOR THE PROPOSED USE OF ASSEMBLY AND ENTERTAINMENT INCLUDING PRIVATE EVENTS FOR MAXIMUM OF 75 PEOPLE(NIGHT CLUB AND PRIVATE CLUB)(NO ACTIVITIES AS DEFINED IN 14-603(13) OF THE PHILADELPHIA ZONING CODE)AS PART OF AN INTEGRATED ART CENTER TO INCLUDE EXHIBITION SPACE(OUTDOOR), SCULPTURE GARDEN(OUTDOOR)ART GALLERY(1020 SOUTH STREET-FIRST FLOOR), MUSEUM(1003-05 KATER STREET-FIRST FLOOR), STUDIO(1003-05 KATER STREET-SECOND FLOOR), OFFICE(1003-05 KATER STREET-FIRST FLOOR)AND TWO(2) APARTMENTS(1020 SOUTH STREET-THREE STORIES WITH CELLAR)-APARTMENT ON SECOND AND THIRD FLOOR)AND PERMITTED ACCESSORY USES INCIDENTAL TO ART SUPPLIES AND OFFICE MATERIALS), INCLUDING ART SALES (UNDER THE UNITY OF USE AGREEMENT)."}],"storyTag":"Renovated & sold on","storyDelta":14,"timeline":[{"y":2014,"k":"appeal","w":"Appeal approved"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2016,"k":"permit","w":"Operations"},{"y":2016,"k":"viol","w":"4 L&I violations"},{"y":2016,"k":"insp","w":"Inspection failed ×2"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"appeal","w":"Appeal granted with conditions"},{"y":2017,"k":"permit","w":"Use"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2019,"k":"sale","p":1200000}],"rented":false,"licenses":[{"number":"712158","type":"Monthly Small Games of Chance","status":"Inactive","businessName":"PHILASOUP","legalName":"PHILASOUP","address":"1020 SOUTH ST","revenueCode":"3844","rentalCategory":null,"units":null,"issuedDate":"2016-08-24","latestIssueDate":"2016-08-24","expirationDate":"2017-02-23","inactiveDate":null},{"number":"747110","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"PHILADELPHIA'S MAGIC GARDENS","legalName":"PHILADELPHIA'S MAGIC GARDENS","address":"1020 SOUTH ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2017-07-29","latestIssueDate":"2019-07-12","expirationDate":"2020-07-28","inactiveDate":"2020-09-26"},{"number":"772420","type":"Special Assembly Occupancy","status":"Inactive","businessName":"PHILADELPHIA'S MAGIC GARDEN","legalName":"PHILADELPHIA'S MAGIC GARDEN","address":"1020 SOUTH ST","revenueCode":"3006","rentalCategory":null,"units":null,"issuedDate":"2018-04-11","latestIssueDate":"2024-07-19","expirationDate":"2026-04-10","inactiveDate":"2026-06-09"}],"licenseActivity":[{"number":"772420","type":"Special Assembly Occupancy","businessName":"PHILADELPHIA'S MAGIC GARDEN","legalName":"PHILADELPHIA'S MAGIC GARDEN","issuedDate":"2018-04-11","latestIssueDate":"2024-07-19","closureDate":"2026-06-09","expirationDate":"2026-04-10","inactiveDate":"2026-06-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"747110","type":"Dumpster License - Public ROW","businessName":"PHILADELPHIA'S MAGIC GARDENS","legalName":"PHILADELPHIA'S MAGIC GARDENS","issuedDate":"2017-07-29","latestIssueDate":"2019-07-12","closureDate":"2020-09-26","expirationDate":"2020-07-28","inactiveDate":"2020-09-26","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"712158","type":"Monthly Small Games of Chance","businessName":"PHILASOUP","legalName":"PHILASOUP","issuedDate":"2016-08-24","latestIssueDate":"2016-08-24","closureDate":"2017-02-23","expirationDate":"2017-02-23","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #19253: CLOSED · Granted; related permit 419032. Use permit #742739: 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":"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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Apr 12, 2018.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Monthly Small Games of Chance #712158: Inactive; Dumpster License - Public ROW #747110: Inactive since Sep 26, 2020; Special Assembly Occupancy #772420: Inactive since Jun 9, 2026","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":"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 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 6 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/"}]}