{"asOf":"2026-07-29T10:05:26.278Z","block":"4900-4999 N BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/4900-4999-n-broad-st","address":"4938 N BROAD ST","parcelNumber":"871083150","source":"https://property.phila.gov/?p=871083150","ownerType":"investor","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":"MANA REALTY INC","coOwner":null,"marketValue":244500,"landAssessment":48900,"improvementAssessment":195600,"livableArea":3597,"yearBuilt":1930,"lastSale":{"price":145000,"date":"2011-09-06T04:00:00Z"},"openViolations":2,"violations":[{"number":"3955807","date":"2015-11-13","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3952558","date":"2016-04-20","code":"FC-703.1/4","title":"INT DOOR SELF-CLOSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3952559","date":"2016-04-20","code":"FC-704.1/1","title":"FIRE-DOOR STAIR 1HR RATING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3952561","date":"2016-04-20","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3952560","date":"2016-04-20","code":"FC-901.7/1","title":"FIRE PROT SYS MAINTENANCE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-052151","date":"2020-12-09","code":"FC-13-915","title":"CERTIFICATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2020-052152","date":"2020-12-09","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"CVN ISSUED","resolutionDate":"2021-01-14","resolution":"CVN ISSUED"}],"violationCases":[{"number":"510361","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-11-16","completedDate":null,"violations":[{"number":"3955807","date":"2015-11-13","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"528884","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2016-04-21","completedDate":"2016-05-31","violations":[{"number":"3952558","date":"2016-04-20","code":"FC-703.1/4","title":"INT DOOR SELF-CLOSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3952559","date":"2016-04-20","code":"FC-704.1/1","title":"FIRE-DOOR STAIR 1HR RATING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3952561","date":"2016-04-20","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3952560","date":"2016-04-20","code":"FC-901.7/1","title":"FIRE PROT SYS MAINTENANCE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-086526","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2020-12-09","completedDate":null,"violations":[{"number":"VI-2020-052151","date":"2020-12-09","code":"FC-13-915","title":"CERTIFICATION","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2020-052152","date":"2020-12-09","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"CVN ISSUED","resolutionDate":"2021-01-14","resolution":"CVN ISSUED"}]}],"violYears":[{"y":2015,"n":1,"worst":null},{"y":2016,"n":4,"worst":null},{"y":2020,"n":2,"worst":null}],"investigations":[{"caseNumber":"510361","date":"2015-11-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"510361","date":"2016-01-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"510361","date":"2016-03-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"510361","date":"2016-04-20","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"528884","date":"2016-04-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"528884","date":"2016-04-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"528884","date":"2016-05-26","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"528884","date":"2016-05-27","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"510361","date":"2016-05-31","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"CF-2020-086526","date":"2020-12-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-086526","date":"2021-01-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-086526","date":"2022-03-23","type":null,"status":"FAILED"}],"inspYears":[{"y":2015,"fails":1,"passes":0},{"y":2016,"fails":5,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.028778030847256,"lng":-75.1473234301783,"geom":{"type":"Polygon","coordinates":[[[-75.14714032,40.028783593],[-75.147152324,40.028726461],[-75.147506878,40.028772685],[-75.147494888,40.028829477],[-75.14714032,40.028783593]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-018190","type":"Fire Alarm Certification","inspectionDate":"2025-07-09","result":"Certified","expirationDate":"2026-07-09","buildingId":"1202107"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19141","beds":null,"baths":null,"stories":null,"lotArea":2100,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"8300 BUSTLETON AVE, PHILADELPHIA PA, 19152","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT IS FOR TAKEOUT RESTAURANT ON 1ST FLOOR WITH EXISTING FOUR (4) FAMILY DWELLING ABOVE IN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Dismissed","date":"2016-11-29","number":"27748","relatedPermit":"681873"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":143900,"taxable":143900,"land":28500,"improvement":115400,"taxableLand":28500,"taxableImprovement":115400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":143900,"taxable":143900,"land":28500,"improvement":115400,"taxableLand":28500,"taxableImprovement":115400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":175100,"taxable":175100,"land":35020,"improvement":140080,"taxableLand":35020,"taxableImprovement":140080,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":180300,"taxable":180300,"land":36060,"improvement":144240,"taxableLand":36060,"taxableImprovement":144240,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":182100,"taxable":182100,"land":36420,"improvement":145680,"taxableLand":36420,"taxableImprovement":145680,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":182100,"taxable":182100,"land":36420,"improvement":145680,"taxableLand":36420,"taxableImprovement":145680,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":182100,"taxable":182100,"land":36420,"improvement":145680,"taxableLand":36420,"taxableImprovement":145680,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":185000,"taxable":185000,"land":37000,"improvement":148000,"taxableLand":37000,"taxableImprovement":148000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":185000,"taxable":185000,"land":37000,"improvement":148000,"taxableLand":37000,"taxableImprovement":148000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":187900,"taxable":187900,"land":37580,"improvement":150320,"taxableLand":37580,"taxableImprovement":150320,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":187900,"taxable":187900,"land":37580,"improvement":150320,"taxableLand":37580,"taxableImprovement":150320,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":244500,"taxable":244500,"land":48900,"improvement":195600,"taxableLand":48900,"taxableImprovement":195600,"exemptLand":0,"exemptImprovement":0}],"taxNow":2630,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"171445","date":"2008-08-18","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-02-05","scope":"MINOR UPGRADES TO KITCHENS & BATHROOMS IN APARTMENT ONLY. INSTALL DRYWALL OVER EXISITNG WALL.NO NEW PARTITIONS."},{"number":"1052150","date":"2020-02-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2020-02-24","scope":"USE TO SIT-DOWN RESTAURANT ON THE FIRST FLOOR (UNDER 50 PERSONS) OF A THREE-STORY STRUCTURE WITH FOUR (4) SINGLE FAMILY HOUSEHOLD LIVING UNITS ON THE 2ND & 3RD FLOORS. *NO SIGN PERMIT ON THIS APPLICATION*"},{"number":"AP-2020-003910","date":"2020-06-23","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"CO FOR AN EXISTING SIT-DOWN RESTAURANT PER ZONING USE PERMIT 1052150; NO NEW ALTERATIONS/RENOVATIONS APPROVED ON THIS PERMIT."},{"number":"ZP-2024-010760","date":"2024-12-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"CP-2024-006697","date":"2025-03-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-08-29","scope":"FOR LEVEL II ALTERATION TO CREATE A GROUP E DAY CARE CENTER ON THE 1ST FLOOR FRONT AS PER APPROVED PLANS. BUILDING IS NOT REQUIRED TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQURED FOR MEP WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"viol","w":"L&I violation"},{"y":2016,"k":"viol","w":"4 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2016,"k":"appeal","w":"Appeal dismissed"},{"y":2020,"k":"permit","w":"Use"},{"y":2020,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"395073","type":"Food Preparing and Serving","status":"Inactive","businessName":"SALLY LETT (MAMA SALLY SOUL FOOD & SEAFOOD)","legalName":"SALLY LETT","address":"4938 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-12-22","latestIssueDate":"2007-05-01","expirationDate":"2008-04-30","inactiveDate":"2009-02-05"},{"number":"459889","type":"Food Preparing and Serving","status":"Inactive","businessName":"CLASSIC LADIES SOUL FOOD & CULTURAL CUISINE","legalName":"CLASSIC LADIES SOUL FOOD & CULTURAL CUISINE","address":"4938 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-10-30","latestIssueDate":"2008-10-30","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"483145","type":"Rental","status":"Inactive","businessName":"SALLY  WRIGHT SEAN LETT","legalName":"SALLY  WRIGHT SEAN LETT","address":"4938 N BROAD ST","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2009-09-14","latestIssueDate":"2011-03-01","expirationDate":"2012-02-29","inactiveDate":"2012-12-22"},{"number":"547183","type":"Rental","status":"Inactive","businessName":"MANA REALTY INC","legalName":"MANA REALTY INC","address":"4938 N BROAD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":4,"issuedDate":"2011-10-24","latestIssueDate":"2025-07-09","expirationDate":"2026-02-28","inactiveDate":"2026-04-29"},{"number":"749259","type":"Rental","status":"Inactive","businessName":"MANA REALTY INC","legalName":"MANA REALTY INC","address":"4938 N BROAD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2017-08-21","latestIssueDate":"2017-08-21","expirationDate":"2018-08-20","inactiveDate":"2018-10-19"},{"number":"790153","type":"Rental","status":"Inactive","businessName":"MANA REALTY INC","legalName":"MANA REALTY INC","address":"4938 N BROAD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2018-09-26","latestIssueDate":"2019-12-05","expirationDate":"2020-09-25","inactiveDate":"2020-11-24"},{"number":"866565","type":"Rental","status":"Inactive","businessName":"MANA REALTY INC","legalName":"MANA REALTY INC","address":"4938 N BROAD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2021-04-21","latestIssueDate":"2025-02-27","expirationDate":"2025-04-20","inactiveDate":"2025-06-19"},{"number":"0996546","type":"Food Preparing and Serving","status":"Active","businessName":"Kai Learning Corner","legalName":"Kai Learning Corner","address":"4938 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-12-31","latestIssueDate":"2025-12-31","expirationDate":"2026-12-30","inactiveDate":null}],"licenseActivity":[{"number":"0996546","type":"Food Preparing and Serving","businessName":"Kai Learning Corner","legalName":"Kai Learning Corner","issuedDate":"2025-12-31","latestIssueDate":"2025-12-31","closureDate":null,"expirationDate":"2026-12-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"547183","type":"Rental","businessName":"MANA REALTY INC","legalName":"MANA REALTY INC","issuedDate":"2011-10-24","latestIssueDate":"2025-07-09","closureDate":"2026-04-29","expirationDate":"2026-02-28","inactiveDate":"2026-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"483145","type":"Rental","businessName":"SALLY  WRIGHT SEAN LETT","legalName":"SALLY  WRIGHT SEAN LETT","issuedDate":"2009-09-14","latestIssueDate":"2011-03-01","closureDate":"2012-12-22","expirationDate":"2012-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"459889","type":"Food Preparing and Serving","businessName":"CLASSIC LADIES SOUL FOOD & CULTURAL CUISINE","legalName":"CLASSIC LADIES SOUL FOOD & CULTURAL CUISINE","issuedDate":"2008-10-30","latestIssueDate":"2008-10-30","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"395073","type":"Food Preparing and Serving","businessName":"SALLY LETT (MAMA SALLY SOUL FOOD & SEAFOOD)","legalName":"SALLY LETT","issuedDate":"2006-12-22","latestIssueDate":"2007-05-01","closureDate":"2009-02-05","expirationDate":"2008-04-30","inactiveDate":"2009-02-05","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","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":["2 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":"Appeal #27748: CLOSED · Dismissed; related permit 681873. Use permit #1052150: 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: AP-2020-003910 (Issued).","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":"2 open L&I violations","finding":"7 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 9, 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-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":"9 failed, 1 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 23, 2022.","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 #395073: Inactive since Feb 5, 2009; Food Preparing and Serving #459889: Inactive since Dec 22, 2012","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":"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 and appears related-party/family-held.","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/"}],"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/"}]}