{"asOf":"2026-07-29T03:58:50.759Z","block":"300-399 MARTIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-martin-st","address":"391 MARTIN ST","parcelNumber":"871020705","source":"https://property.phila.gov/?p=871020705","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"ZAFA & FAISAL","coOwner":"REAL ESTATE INC","marketValue":363100,"landAssessment":72600,"improvementAssessment":290500,"livableArea":2454,"yearBuilt":2014,"lastSale":{"price":1,"date":"2013-06-10T04:00:00Z"},"openViolations":0,"violations":[{"number":"510184","date":"2007-03-06","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"510185","date":"2007-03-06","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"510186","date":"2007-03-06","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1931054","date":"2010-08-24","code":"FC-304.1/2","title":"EXT RUBBISH/EXCESS STORAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1931053","date":"2010-08-24","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2627605","date":"2012-08-20","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2590544","date":"2012-09-26","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2590545","date":"2012-09-26","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2590546","date":"2012-09-26","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"104316","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-03-07","completedDate":"2009-06-04","violations":[{"number":"510184","date":"2007-03-06","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"510185","date":"2007-03-06","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"510186","date":"2007-03-06","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"248702","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-08-25","completedDate":"2011-03-24","violations":[{"number":"1931054","date":"2010-08-24","code":"FC-304.1/2","title":"EXT RUBBISH/EXCESS STORAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1931053","date":"2010-08-24","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"345339","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-08-20","completedDate":"2013-04-09","violations":[{"number":"2627605","date":"2012-08-20","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"352536","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-09-27","completedDate":"2013-04-09","violations":[{"number":"2590544","date":"2012-09-26","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2590545","date":"2012-09-26","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2590546","date":"2012-09-26","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2012,"n":4,"worst":null}],"investigations":[{"caseNumber":"86224","date":"2006-10-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"104316","date":"2007-03-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"86224","date":"2008-02-13","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"104316","date":"2009-06-03","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"248702","date":"2010-08-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"248702","date":"2010-09-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"248702","date":"2010-10-14","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"248702","date":"2010-12-22","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"248702","date":"2011-03-23","type":"PRECOURT","status":"PASSED"},{"caseNumber":"345339","date":"2012-08-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"345339","date":"2012-09-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"352536","date":"2012-09-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"345339","date":"2012-11-01","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"345339","date":"2013-04-03","type":"PRECOURT","status":"PASSED"},{"caseNumber":"352536","date":"2013-04-03","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":0,"passes":1},{"y":2010,"fails":2,"passes":1},{"y":2011,"fails":0,"passes":1},{"y":2012,"fails":3,"passes":0},{"y":2013,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.0298517555096,"lng":-75.21691490079223,"geom":{"type":"Polygon","coordinates":[[[-75.216791045,40.02978839],[-75.216860872,40.029745437],[-75.217038712,40.02991528],[-75.216969695,40.029958216],[-75.216791045,40.02978839]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-005086","type":"Fire Alarm Certification","inspectionDate":"2023-03-03","result":"Certified","expirationDate":"2024-03-03","buildingId":"1106437"},{"number":"BC-2024-002218","type":"Fire Alarm Certification","inspectionDate":"2024-01-10","result":"Certified","expirationDate":"2025-01-10","buildingId":"1106437"},{"number":"BC-2025-008702","type":"Fire Alarm Certification","inspectionDate":"2025-03-27","result":"Certified","expirationDate":"2026-03-27","buildingId":"1106437"},{"number":"BC-2026-007551","type":"Fire Alarm Certification","inspectionDate":"2026-03-13","result":"Certified","expirationDate":"2027-03-13","buildingId":"1106437"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19128","beds":null,"baths":null,"stories":null,"lotArea":3875,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"PO BOX 52483, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[],"taxYears":[{"year":2015,"total":0.01,"principal":0.01,"interest":0,"penalty":0}],"taxNet":0.01,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":447000,"taxable":49600,"land":49600,"improvement":397400,"taxableLand":49600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":397400},{"y":2017,"v":447000,"taxable":49600,"land":49600,"improvement":397400,"taxableLand":49600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":397400},{"y":2018,"v":286600,"taxable":57320,"land":57320,"improvement":229280,"taxableLand":57320,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":229280},{"y":2019,"v":295100,"taxable":59020,"land":59020,"improvement":236080,"taxableLand":59020,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":236080},{"y":2020,"v":298000,"taxable":59600,"land":59600,"improvement":238400,"taxableLand":59600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":238400},{"y":2021,"v":298000,"taxable":59600,"land":59600,"improvement":238400,"taxableLand":59600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":238400},{"y":2022,"v":298000,"taxable":59600,"land":59600,"improvement":238400,"taxableLand":59600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":238400},{"y":2023,"v":331700,"taxable":66300,"land":66300,"improvement":265400,"taxableLand":66300,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":265400},{"y":2024,"v":331700,"taxable":331700,"land":66300,"improvement":265400,"taxableLand":66300,"taxableImprovement":265400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":283800,"taxable":283800,"land":56760,"improvement":227040,"taxableLand":56760,"taxableImprovement":227040,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":283800,"taxable":283800,"land":56760,"improvement":227040,"taxableLand":56760,"taxableImprovement":227040,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":363100,"taxable":363100,"land":72600,"improvement":290500,"taxableLand":72600,"taxableImprovement":290500,"exemptLand":0,"exemptImprovement":0}],"taxNow":3973,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"403004","date":"2012-05-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-05-22","scope":"USE TO TRIPLEX"},{"number":"437249","date":"2013-02-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-02-13","scope":"REAR ADDITION AND RENOVATION OF AN EXISTING CONSTRUCTION TO CREATE A TRIPLEX WITH RETAIL SALE OF CONSUMER GOODS (BIKE SHOP) ALONG THE GROUND FLOOR FRONTAGE."},{"number":"425942","date":"2013-03-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-08-14","scope":"CONSTRUCT NEW 2 AND 3 STORY ADDITIONS ON EXISTING AND PARTIAL NEW FOUNDATION, INTERIOR/EXTERIOR ALTERATIONS TO EXISTING STRUCTURE TO CREATE A NEW 3 FAMILY DWELLING AND COMMERICAL 1ST FLOOR, CHANGE IN USE AND OCCUPANCY CLASSIFICATIONS. BUILDING TO BE SPRINKLERED. NO UNDERPINNING PROPOSED OR APPROVED. ADDITIONAL PERMITS REQUIRED : ELECTRICAL, PLUMBING, HVAC, SPRINKLERS, SIGNS, SPECIAL INSPECTION AND PLANS REQUIRED BY REGISTERED ENGINEER IF UNDERPINNING DURING EXCAVATION WILL BE NECESSARY. IN CONJUNCTION WITH ADDITIONA PERMIT AP455640"},{"number":"455640","date":"2013-03-04","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2013-08-14","scope":"CONSTRUCT NEW 2 AND 3 STORY ADDITIONS ON EXISTING AND PARTIAL NEW FOUNDATION, INTERIOR/EXTERIOR ALTERATIONS TO EXISTING STRUCTURE TO CREATE A NEW 3 FAMILY DWELLING AND COMMERICAL 1ST FLOOR, CHANGE IN USE AND OCCUPANCY CLASSIFICATIONS. BUILDING TO BE SPRINKLERED. NO UNDERPINNING PROPOSED OR APPROVED. ADDITIONAL PERMITS REQUIRED : ELECTRICAL, PLUMBING, HVAC, SPRINKLERS, SIGNS, SPECIAL INSPECTION AND PLANS REQUIRED BY REGISTERED ENGINEER IF UNDERPINNING DURING EXCAVATION WILL BE NECESSARY. IN CONJUNCTION WITH ALTERATIONS PERMIT AP425942"},{"number":"467398","date":"2013-05-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-08-14","scope":"INSTAL NEW MAIN DRAIN- STACKS AND DRAIN OINES FOR THE TOILET , VANITY AND TUB - WASHING MACHINE AND KITCHEN SINK FOR EACH APARTMENT - INSTALLING A FLOOR DRAIN IN THE STAIRWELL - 2 DRAINS IN WINDOW WELLS - 1 DOWNSPOUT AND 1 COMBO RAIN LEADER CESSPOOL"},{"number":"470127","date":"2013-06-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-01-07","scope":"NEW ELECTRIC WIRING & INSTALLATION & FIRE ALARM INSTALLATION AS PER NEC 2008 (SFD) AS PER NEC 2008 & NFPA 72 (TRIPLEX)"},{"number":"471210","date":"2013-07-03","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-08-14","scope":"**AMEND BUILDING PERMIT # 425942 TO REFLECT REVISED FLOOR PLANS** AND RECORD ADDITIONAL FOUNDATION/ FOOTING WORK ALREADY COMPLETED. ADDITIONAL PERMTIS REQ: ELECTRICAL, PLUMBING, HVAC, SPRINKLERS, SIGNS. RETAIL FRONT PORTION OF 1ST FLOOR PER ZONING."},{"number":"479927","date":"2013-07-11","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2013-07-11","scope":"SUBDIVISION OF LOT INTO 2 LOTS SEE ATTACHED PLAN."},{"number":"484815","date":"2013-07-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-07-24","scope":"FOR THE CONSUMER GOODS ON FIRST FLOOR AND 3 APARTMENTS ABOVE."},{"number":"471264","date":"2013-07-31","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-08-14","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE WITH A BACK FLOW PREVENTER ASSEMBLY FOR COMMERCIAL OCCUPANCY ON THE FIRST FLOOR WITH A THREE FAMILY DWELLING THROUGHOUT; INSTALLATION OF FIRE SUPRESSION SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 AND NFPA 13R."},{"number":"484189","date":"2013-08-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-08-10","scope":"NEW APARTMENT BUILDING WITH 1ST FLOOR FRONT COMMERCIAL SPACE."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2012,"k":"insp","w":"Inspection failed ×3"},{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"Addition"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Alteration"},{"y":2013,"k":"permit","w":"Zoning"},{"y":2013,"k":"permit","w":"Use"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2013,"k":"insp","w":"Inspection passed ×2"},{"y":2013,"k":"permit","w":"Zoning/use"}],"rented":true,"licenses":[{"number":"584000","type":"Rental","status":"Active","businessName":"ZAFAR AND FAISAL REAL ESTATE","legalName":"ZAFAR AND FAISAL REAL ESTATE","address":"391 MARTIN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2013-02-07","latestIssueDate":"2026-01-21","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"584000","type":"Rental","businessName":"ZAFAR AND FAISAL REAL ESTATE","legalName":"ZAFAR AND FAISAL REAL ESTATE","issuedDate":"2013-02-07","latestIssueDate":"2026-01-21","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 28% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $283,800 to $363,100","no permit shown in 2026-2028"],"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 #403004: COMPLETED. The history also contains “PERM Z- NEW USE.”","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-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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 5 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 3, 2013.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 9 historical violations across 4 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 Alarm Certification: Certified through Mar 13, 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/"}]}