{"asOf":"2026-07-26T23:25:46.441Z","block":"1500-1599 N FRONT ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-n-front-st","address":"1501 N FRONT ST","parcelNumber":"871097400","source":"https://property.phila.gov/?p=871097400","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"1501-03 N FRONT STREET LL","coOwner":null,"marketValue":295200,"landAssessment":59040,"improvementAssessment":236160,"livableArea":1800,"yearBuilt":1920,"lastSale":{"price":215000,"date":"2015-03-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"4735217","date":"2018-07-10","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211986458","date":"2020-02-01","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"CLOSED","resolutionDate":"2021-11-18","resolution":"CLOSED - STOP PROCESSING"},{"number":"211986501","date":"2020-02-01","code":"14-231/3","title":"FENCE-RESID DIST-BLDG REAR","status":"CLOSED","resolutionDate":"2021-11-18","resolution":"CLOSED - STOP PROCESSING"},{"number":"211986457","date":"2020-02-01","code":"A-301.1/10","title":"PERMB- OUTDOOR DECK","status":"CLOSED","resolutionDate":"2021-11-18","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2023-071816","date":"2023-09-19","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-10-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"3859368","date":"2016-03-04","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"643294","type":"STANDARD","priority":"STANDARD","responsibility":"AIU","status":"CLOSED","createdDate":"2018-07-10","completedDate":"2019-11-12","violations":[{"number":"4735217","date":"2018-07-10","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"723151","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-02-01","completedDate":"2021-11-18","violations":[{"number":"211986458","date":"2020-02-01","code":"A-301.1/64","title":"PERMZ- CONST REMOV CHANGE","status":"CLOSED","resolutionDate":"2021-11-18","resolution":"CLOSED - STOP PROCESSING"},{"number":"211986501","date":"2020-02-01","code":"14-231/3","title":"FENCE-RESID DIST-BLDG REAR","status":"CLOSED","resolutionDate":"2021-11-18","resolution":"CLOSED - STOP PROCESSING"},{"number":"211986457","date":"2020-02-01","code":"A-301.1/10","title":"PERMB- OUTDOOR DECK","status":"CLOSED","resolutionDate":"2021-11-18","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2023-097319","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2023-09-19","completedDate":"2023-10-10","violations":[{"number":"VI-2023-071816","date":"2023-09-19","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-10-10","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"629957","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3859368","date":"2016-03-04","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2016,"n":1,"worst":null},{"y":2018,"n":1,"worst":null},{"y":2020,"n":3,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"125953","date":"2007-08-24","type":"BC INSP","status":"PASSED"},{"caseNumber":"643294","date":"2018-07-10","type":"AIU INSP","status":"FAILED"},{"caseNumber":"643294","date":"2019-11-12","type":"AIU INSP","status":"PASSED"},{"caseNumber":"723151","date":"2020-02-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"CF-2021-039567","date":"2021-05-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-039567","date":"2021-05-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-039567","date":"2021-06-30","type":null,"status":"PASSED"},{"caseNumber":"723151","date":"2021-10-14","type":null,"status":"FAILED"},{"caseNumber":"723151","date":"2021-11-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-097319","date":"2023-09-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-097319","date":"2023-10-10","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":0,"passes":1},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":0,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":3,"passes":2},{"y":2023,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.973119043854695,"lng":-75.13472799699629,"geom":{"type":"Polygon","coordinates":[[[-75.134628436,39.973121814],[-75.13464097,39.973081977],[-75.134827263,39.973116013],[-75.134814735,39.973156252],[-75.134628436,39.973121814]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-018075","type":"Fire Escape Report","inspectionDate":"2018-08-07","result":"Safe with Repair","expirationDate":"2023-08-07","buildingId":"1054289"},{"number":"BC-2023-020217","type":"Fire Escape Report","inspectionDate":"2023-10-02","result":"Safe","expirationDate":"2028-10-02","buildingId":"1054289"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":3,"lotArea":789,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"7707 CASTOR AVE, PHILADELPHIA PA, 19152","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":1959.84,"principal":1719.24,"interest":25.78,"penalty":17.19}],"taxNet":1959.84,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":130800,"taxable":130800,"land":19709,"improvement":111091,"taxableLand":19709,"taxableImprovement":111091,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":130800,"taxable":130800,"land":19709,"improvement":111091,"taxableLand":19709,"taxableImprovement":111091,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":154300,"taxable":154300,"land":30860,"improvement":123440,"taxableLand":30860,"taxableImprovement":123440,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":84400,"taxable":84400,"land":16880,"improvement":67520,"taxableLand":16880,"taxableImprovement":67520,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":85200,"taxable":85200,"land":17040,"improvement":68160,"taxableLand":17040,"taxableImprovement":68160,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":85200,"taxable":85200,"land":17040,"improvement":68160,"taxableLand":17040,"taxableImprovement":68160,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":85200,"taxable":85200,"land":17040,"improvement":68160,"taxableLand":17040,"taxableImprovement":68160,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":129700,"taxable":129700,"land":25940,"improvement":103760,"taxableLand":25940,"taxableImprovement":103760,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":129700,"taxable":129700,"land":25940,"improvement":103760,"taxableLand":25940,"taxableImprovement":103760,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":130100,"taxable":130100,"land":26020,"improvement":104080,"taxableLand":26020,"taxableImprovement":104080,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":252200,"taxable":130076,"land":50400,"improvement":201800,"taxableLand":50400,"taxableImprovement":79676,"exemptLand":0,"exemptImprovement":122124},{"y":2027,"v":295200,"taxable":152282,"land":59040,"improvement":236160,"taxableLand":59040,"taxableImprovement":93242,"exemptLand":0,"exemptImprovement":142918}],"taxNow":1821,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"628555","date":"2015-07-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-07-30","scope":"FOR A VACANT COMMERCIAL ON GROUND FLOOR (USE REGISTERATION PERMIT REQUIRED PRIOR TO OCCUPANCY) AND ABOVE TWO (2) FAMILY DWELLING UNITS. NO CHANGE TO HEIGHT OR AREA."},{"number":"629957","date":"2015-10-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-02-21","scope":"CHANGE IN OCCUPANCY WITH NO CHANGE OF OCCUPANCY CLASSIFICATION . INTERIOR ALTERATIONS ON THE 2ND AND 3RD FLOOR TO CONVERT A SINGLE FAMILY DWELLING INTO A TWO (2) FAMILY DWELLING. SCOPE OF WORK TO INCLUDE ONE (1) HOUR FIRE RESISTANCE RATED EXIT ENCLOSURE, ONE (1) HOUR FIRE RESISTANCE RATED DOORS FOR DWELLING UNITS, SISTER JOISTS AS REQUIRED, NEW GUARD AT 2ND FLOOR REAR, UPGRADE FLOOR/CEILING ASSEMBLIES TO BE FIRE RESISTANCE RATED AND TO MEET STC/ICC RATINGS, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK. **SEPARATE ZONING AND BUILDING PERMIT REQUIRED TO LEGALIZE REAR DECK; NO ACCESS TO REAR DECK**"},{"number":"669875","date":"2016-02-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-03-09","scope":"REPLACE 1\" DOMESTIC MAIN TO BLDG REPLACE 5\" SEWER MAIN TO BLDG FAI AND NEW CURB TRAP PA20160430784 SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"676441","date":"2016-04-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-02-21","scope":"NEW 2\" FIRE SERVICE, 13/13R, NEW BACKFLOW, SPRINKLERS THROUGHOUT"},{"number":"703448","date":"2016-06-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-02-21","scope":"INSTALLATION OF 2 WATER CLOSETS, 2 LAVS, 2 SHOWERS, 2 KITCHEN SINKS"},{"number":"684301","date":"2016-08-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-02-21","scope":"NEW 600AMP SERVICE WITH 4 POSITION METER,1-100AMP AND 3-200AMP,CREATING A VANILLA BOX ON THE FIRST FLOOR,ALL NEW WIRING THROUGHOUT,INSTALL SWITCHES,OUTLETS AND SMOKES AS PER 2008 NEC (EAST DISTRICT) INSTALL NEW FIRE ALARM AS PER NFPA72"},{"number":"722727","date":"2016-09-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-02-21","scope":"INSTALL (2) MINI SPLIT SYSTEMS. (MIXED USE)"},{"number":"1023490","date":"2019-10-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-10-30","scope":"FOR PERSONEL SERVICES(HAIR SALON) ON THE FIRST FLOOR OF AN EXISTING STRUCTURE WITH TWO PREVIOUSLY APPROVED DWELLING UNITS ABOVE.(NO SIGNS ON THIS PERMIT)"},{"number":"1031296","date":"2019-12-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-10-04","scope":"FOR A CHANGE OF OCCUPANCY TO BUSINESS AND LEVEL II ALTERATIONS TO INLCUDE NEW PARTITIONS, DOORS, EXTERIOR WALL OPENINGS AND INFILLS, FIXTURES, FURNISHINGS, AND FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. **IEBC 2018**"},{"number":"1047616","date":"2020-02-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-27","scope":"INSTALL 7-20AMP DEDICATED CIRCUITS FOR PERSONAL SERVICE USING 200AMP PANEL AS PER NEC 2017"},{"number":"1056696","date":"2020-05-21","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-10-05","scope":"TO AMEND AP#1031296 TO REMOVE RATED ENCLOSURE, NEW PARTITIONS, AND DOCUMENT OF OTHER CHANGES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"PP-2020-002141","date":"2020-08-05","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-27","scope":"salon fitt-out will be performing rough-in plumbing work water lines and sanitary. material will be copper water piping and cast iron drainage, 8 fixture total"}],"storyTag":"New construction","storyDelta":42,"timeline":[{"y":2018,"k":"viol","w":"L&I violation"},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Amend for conversion"},{"y":2020,"k":"viol","w":"3 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"1011551","type":"Rental","status":"Active","businessName":"1501-03 Front Street LLC","legalName":"1501-03 Front Street LLC","address":"1501 N FRONT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2026-06-29","latestIssueDate":"2026-06-29","expirationDate":"2027-06-28","inactiveDate":null}],"licenseActivity":[{"number":"1011551","type":"Rental","businessName":"1501-03 Front Street LLC","legalName":"1501-03 Front Street LLC","issuedDate":"2026-06-29","latestIssueDate":"2026-06-29","closureDate":null,"expirationDate":"2027-06-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":2,"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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 94% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $130,100 to $252,200","no permit shown in 2025-2027"],"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 #628555: 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-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 1920 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":"6 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 10, 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":"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 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 Escape Report: Safe through Oct 2, 2028","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/"}]}