{"asOf":"2026-07-31T01:01:29.716Z","block":"7100-7199 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7100-7199-germantown-ave","address":"7118 GERMANTOWN AVE","parcelNumber":"871022400","source":"https://property.phila.gov/?p=871022400","ownerType":"investor","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":"PC2 LLC","coOwner":null,"marketValue":365500,"landAssessment":73100,"improvementAssessment":292400,"livableArea":2389,"yearBuilt":1930,"lastSale":{"price":212500,"date":"2012-10-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"1247546","date":"2009-02-05","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-02-05","underAppeal":false,"noticeUrl":null},{"number":"2900203","date":"2013-08-08","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-09-18","underAppeal":false,"noticeUrl":null},{"number":"VI-2025-035863","date":"2025-05-23","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2026-02-18","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2026-02-18","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=878945632&hash=82DCB0806D771DC79346B3ACBA8E2F26A8DC6FF2662C0589FABBDC9766F69BCE"},{"number":"VI-2025-035864","date":"2025-05-23","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2026-02-18","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2026-02-18","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=878945632&hash=82DCB0806D771DC79346B3ACBA8E2F26A8DC6FF2662C0589FABBDC9766F69BCE"},{"number":"VI-2025-035865","date":"2025-05-23","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2026-02-18","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2026-02-18","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=878945632&hash=82DCB0806D771DC79346B3ACBA8E2F26A8DC6FF2662C0589FABBDC9766F69BCE"}],"violationCases":[{"number":"192200","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-02-19","completedDate":"2009-02-19","noticeUrl":null,"violations":[{"number":"1247546","date":"2009-02-05","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2009-02-05","underAppeal":false,"noticeUrl":null}]},{"number":"397510","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-08-14","completedDate":"2013-09-23","noticeUrl":null,"violations":[{"number":"2900203","date":"2013-08-08","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2013-09-18","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2025-047918","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-23","completedDate":"2026-02-18","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=878945632&hash=82DCB0806D771DC79346B3ACBA8E2F26A8DC6FF2662C0589FABBDC9766F69BCE","violations":[{"number":"VI-2025-035863","date":"2025-05-23","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2026-02-18","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2026-02-18","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=878945632&hash=82DCB0806D771DC79346B3ACBA8E2F26A8DC6FF2662C0589FABBDC9766F69BCE"},{"number":"VI-2025-035864","date":"2025-05-23","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2026-02-18","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2026-02-18","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=878945632&hash=82DCB0806D771DC79346B3ACBA8E2F26A8DC6FF2662C0589FABBDC9766F69BCE"},{"number":"VI-2025-035865","date":"2025-05-23","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2026-02-18","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2026-02-18","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=878945632&hash=82DCB0806D771DC79346B3ACBA8E2F26A8DC6FF2662C0589FABBDC9766F69BCE"}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2025,"n":3,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"192200","date":"2009-02-05","type":"BC INSP","status":"PASSED"},{"caseNumber":"397510","date":"2013-08-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"397510","date":"2013-09-18","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2025-047918","date":"2025-05-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-047918","date":"2026-02-18","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":0,"passes":1},{"y":2013,"fails":1,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.058655995659485,"lng":-75.19005409779489,"geom":{"type":"Polygon","coordinates":[[[-75.189930895,40.058736389],[-75.190149574,40.058534454],[-75.190175346,40.058574659],[-75.190072479,40.058673922],[-75.189963241,40.058773887],[-75.189930895,40.058736389]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-009203","type":"Fire Alarm Certification","inspectionDate":"2022-05-17","result":"Certified","expirationDate":"2023-05-17","buildingId":"1136981"},{"number":"BC-2022-009204","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2022-05-17","result":"Certified","expirationDate":"2023-05-17","buildingId":"1136981"},{"number":"BC-2023-009762","type":"Fire Alarm Certification","inspectionDate":"2023-04-17","result":"Certified","expirationDate":"2024-04-17","buildingId":"1136981"},{"number":"BC-2024-017005","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-05-14","result":"Certified","expirationDate":"2025-05-14","buildingId":"1136981"},{"number":"BC-2024-017004","type":"Fire Alarm Certification","inspectionDate":"2024-05-14","result":"Certified","expirationDate":"2025-05-14","buildingId":"1136981"},{"number":"BC-2025-017457","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-05-27","result":"Certified","expirationDate":"2026-05-27","buildingId":"1136981"},{"number":"BC-2025-017456","type":"Fire Alarm Certification","inspectionDate":"2025-05-27","result":"Certified","expirationDate":"2026-05-27","buildingId":"1136981"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19119","beds":null,"baths":null,"stories":null,"lotArea":1592,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7118 GERMANTOWN AVE, PHILADELPHIA PA, 19119","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":191100,"taxable":191100,"land":55700,"improvement":135400,"taxableLand":55700,"taxableImprovement":135400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":191100,"taxable":191100,"land":55700,"improvement":135400,"taxableLand":55700,"taxableImprovement":135400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":197600,"taxable":197600,"land":39520,"improvement":158080,"taxableLand":39520,"taxableImprovement":158080,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":203500,"taxable":203500,"land":40700,"improvement":162800,"taxableLand":40700,"taxableImprovement":162800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":205500,"taxable":205500,"land":41100,"improvement":164400,"taxableLand":41100,"taxableImprovement":164400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":205500,"taxable":205500,"land":41100,"improvement":164400,"taxableLand":41100,"taxableImprovement":164400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":205500,"taxable":205500,"land":41100,"improvement":164400,"taxableLand":41100,"taxableImprovement":164400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":291600,"taxable":291600,"land":58320,"improvement":233280,"taxableLand":58320,"taxableImprovement":233280,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":291600,"taxable":291600,"land":58320,"improvement":233280,"taxableLand":58320,"taxableImprovement":233280,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":297800,"taxable":297800,"land":59560,"improvement":238240,"taxableLand":59560,"taxableImprovement":238240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":297800,"taxable":297800,"land":59560,"improvement":238240,"taxableLand":59560,"taxableImprovement":238240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":365500,"taxable":365500,"land":73100,"improvement":292400,"taxableLand":73100,"taxableImprovement":292400,"exemptLand":0,"exemptImprovement":0}],"taxNow":4169,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"360268","date":"2011-08-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-08-26","scope":"USE SPACE AS A DAYCARE ON 1ST FLOOR WITH APTS ON 2ND AND 3RD FLOOR."},{"number":"362175","date":"2011-10-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-06-04","scope":"NO ALTERATIONS; CERTIFICATE OF OCCUPANCY FOR A PARTIAL CHANGE OF OCCUPANCY TO DAY CARE IN THE ENTIRE FIRST FLOOR OF AN EXISTING BUILDING (NO USE OF BASEMENT LEVEL)."},{"number":"405439","date":"2012-06-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-23","scope":"REMOVE EXISTING FACP AND DEVICES,INSTALL NEW FACP AND DEVICES THROUGHOUT BLDG. INSTALLATION AS PER 2008 NEC AND NFPA72 (MIXED USE)"},{"number":"429307","date":"2012-09-26","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-09-26","scope":"1ST FLOOR DAYCARE, 2ND FLOOR 2 APTS AND 3RD FLOOR 1 APT"},{"number":"CP-2025-004587","date":"2025-09-14","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-02-20","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE # CF-2025-047918- FOR THE REPAIR TO AN EXISTING STRUCTURE AS PER PLANS AND ENGINEER REPORT. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6' IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #CF-2025-047918 IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION."}],"storyTag":"Renovated & sold on","storyDelta":0.44,"timeline":[{"y":2009,"k":"insp","w":"Inspection passed"},{"y":2011,"k":"permit","w":"Use"},{"y":2011,"k":"permit","w":"Administrative"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Use"},{"y":2012,"k":"sale","p":212500},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"214947","type":"Rental","status":"Inactive","businessName":"KEITH CARROLL (C/O J RUSSELL WINDER INC)","legalName":"KEITH CARROLL","address":"7118 GERMANTOWN AVE","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2003-05-07","latestIssueDate":"2012-02-22","expirationDate":"2013-02-28","inactiveDate":"2013-08-30"},{"number":"560173","type":"Food Preparing and Serving","status":"Inactive","businessName":"HAROLD R ALLEN","legalName":"HAROLD R ALLEN","address":"7118 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-04-09","latestIssueDate":"2012-04-09","expirationDate":"2013-04-09","inactiveDate":"2012-06-22"},{"number":"567550","type":"Food Preparing and Serving","status":"Inactive","businessName":"HAROLD R ALLEN","legalName":"HAROLD R ALLEN","address":"7118 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-06-22","latestIssueDate":"2013-11-26","expirationDate":"2014-04-30","inactiveDate":null},{"number":"604001","type":"Rental","status":"Active","businessName":"PC2 LLC","legalName":"PC2 LLC","address":"7118 GERMANTOWN AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2013-08-30","latestIssueDate":"2026-02-27","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"604001","type":"Rental","businessName":"PC2 LLC","legalName":"PC2 LLC","issuedDate":"2013-08-30","latestIssueDate":"2026-02-27","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"567550","type":"Food Preparing and Serving","businessName":"HAROLD R ALLEN","legalName":"HAROLD R ALLEN","issuedDate":"2012-04-09","latestIssueDate":"2013-11-26","closureDate":"2014-04-30","expirationDate":"2014-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"214947","type":"Rental","businessName":"KEITH CARROLL (C/O J RUSSELL WINDER INC)","legalName":"KEITH CARROLL","issuedDate":"2003-05-07","latestIssueDate":"2012-02-22","closureDate":"2013-08-30","expirationDate":"2013-02-28","inactiveDate":"2013-08-30","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 42% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $205,500 to $291,600","no permit shown in 2022-2024"],"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 #360268: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 5 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 27, 2026; Emergency and Standby Power Systems Certification: Certified through May 27, 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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 1930 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":"2 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 18, 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":"Food Preparing and Serving #560173: Inactive since Jun 22, 2012; Food Preparing and Serving #567550: 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":"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/"}],"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/"}]}