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INSP","status":"PASSED"},{"caseNumber":"CF-2022-057082","date":"2022-06-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-057240","date":"2022-06-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-057082","date":"2022-06-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-057240","date":"2022-07-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-057240","date":"2022-08-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-041842","date":"2024-05-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-041842","date":"2024-06-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":2,"passes":0},{"y":2010,"fails":5,"passes":3},{"y":2011,"fails":2,"passes":1},{"y":2012,"fails":4,"passes":3},{"y":2013,"fails":1,"passes":1},{"y":2014,"fails":2,"passes":1},{"y":2015,"fails":4,"passes":1},{"y":2016,"fails":6,"passes":1},{"y":2017,"fails":2,"passes":3},{"y":2022,"fails":3,"passes":2},{"y":2024,"fails":1,"passes":1}],"taxOwed":1368.81,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":1368.81,"principalDue":500.33,"penaltyDue":268.17,"interestDue":333.06,"otherChargesDue":267.25,"yearsOwed":2,"oldestYearOwed":2020,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-09-01","assessmentYear":2022,"totalAssessment":202400,"taxableAssessment":202400,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":2833.2,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98156060650173,"lng":-75.13410534045988,"geom":{"type":"Polygon","coordinates":[[[-75.13403486,39.981716589],[-75.134101742,39.981391925],[-75.134176312,39.981401379],[-75.134109051,39.981729354],[-75.13403486,39.981716589]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":null,"lotArea":2400,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"120 W DIAMOND ST, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LEGALIZATION OF TWO (2) PROJECTING SIGNS (SIGNS 'A' AND 'B'). SIZE AND LOCATION AS SHOWN ON SUBMITTED PLANS. SIGNS ACCESSORY TO EXISTING SIT-DOWN RESTAURANT IN SAME BUILDING AS EXISTING MULTIFAMILY HOUSEHOLD LIVING FOR THREE ","status":"CLOSED","outcome":"Granted","date":"2016-12-13","number":"28976","relatedPermit":"690286"},{"type":"RB_LIRB","grounds":"IN AN EFFORT TO SOUNDPROOF THE PREMISES, I ADDED AND INTERIOR VESTIBULE.","status":"OPEN","outcome":"SUSTAINED","date":"2017-07-18","number":"29521","relatedPermit":null},{"type":"Zoning board appeal","grounds":"APPLICATION FOR THE ERECTION OF A 12'-0\" HIGH FENCE AT FRONT AND REAR OF LOT LINES (NO MORE THAN 50% OPAQUE) WITH THE EXTENSION OF AN EXISTING NON-CONFORMING USE (SIT DOWN RESTAURANT) INTO EXISTING REAR YARD. SIZE AND LOCATION AS SHOWN IN T","status":"OPEN","outcome":"Granted","date":"2017-05-03","number":"30085","relatedPermit":"753766"}],"taxYears":[{"year":2016,"total":3495.48,"principal":3132.61,"interest":46.98,"penalty":31.33}],"taxNet":3495.48,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":194600,"taxable":194600,"land":24000,"improvement":170600,"taxableLand":24000,"taxableImprovement":170600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":194600,"taxable":194600,"land":24000,"improvement":170600,"taxableLand":24000,"taxableImprovement":170600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":210400,"taxable":210400,"land":42080,"improvement":168320,"taxableLand":42080,"taxableImprovement":168320,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":200400,"taxable":200400,"land":40080,"improvement":160320,"taxableLand":40080,"taxableImprovement":160320,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":202400,"taxable":202400,"land":40480,"improvement":161920,"taxableLand":40480,"taxableImprovement":161920,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":202400,"taxable":202400,"land":40480,"improvement":161920,"taxableLand":40480,"taxableImprovement":161920,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":202400,"taxable":202400,"land":40480,"improvement":161920,"taxableLand":40480,"taxableImprovement":161920,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":352100,"taxable":352100,"land":70400,"improvement":281700,"taxableLand":70400,"taxableImprovement":281700,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":352100,"taxable":352100,"land":70400,"improvement":281700,"taxableLand":70400,"taxableImprovement":281700,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":346500,"taxable":346500,"land":69300,"improvement":277200,"taxableLand":69300,"taxableImprovement":277200,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":346500,"taxable":346500,"land":69300,"improvement":277200,"taxableLand":69300,"taxableImprovement":277200,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":316100,"taxable":316100,"land":63200,"improvement":252900,"taxableLand":63200,"taxableImprovement":252900,"exemptLand":0,"exemptImprovement":0}],"taxNow":4850,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"347310","date":"2011-06-14","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-06-27","scope":"CERTIFICATE OF OCCUPANCY FOR AN UNCERTIFIED BUILDING ACCORDING TO THE PA UCC. AUTOMATIC FIRE ALARM REQUIRED THROUGHOUT, EXIT SIGNS AND EMERGENCY LIGHTING REQUIRED THROUGHOUT BAR / RESTAURANT."},{"number":"347352","date":"2011-06-14","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-06-27","scope":"DUPLICATE OCCUPANCY SIGN"},{"number":"426982","date":"2012-09-12","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-07-17","scope":"400 SQ FT OF STUCCO ON FRONT WALL -_EXTERIOR PLASTER. INSTALLATION OF THESE MATERIALS SHALL BE IN COMPLIANCE WITH ASTMC926 AND ASTMC1063 AND THE PROVISIONS OF THIS CODE. R703.6.1 LATH. ALL LATH AND LATH ATTACHMENTS SHALL BE OF CORROSION- RESISTANT MATERIALS. EXPANDED METAL OR WOVEN WIRE LATH SHALL BE ATTACHED WITH 1-1/2-INCH-LONG (38 MM), 11 GAGE NAILS HAVING A 7/16-INCH (11.1 MM) HEAD, OR 7/8-INCH-LONG (22.2 MM), 16 GAGE STAPLES, SPACED AT NO MORE THAN 6 INCHES (152 MM), OR AS OTHERWISE APPROVED. CONTACT INSPECTOR AT DISTRICT OFFICE FOR WALL INSPECTION PRIOR TO STARTING WORK."},{"number":"690286","date":"2017-01-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-01-24","scope":"SIGN ACCESSORY TO EXISTING SIT-DOWN RESTAURANT IN SAME BUILDING AS EXISTING MULTIFAMILY HOUSEHOLD LIVING FOR THREE (3) FAMILIES. FOR THE LEGALIZATION OF TWO (2) PROJECTING SIGNS (SIGNS 'A' AND 'B'). SIZE AND LOCATION AS SHOWN ON APPROVED PLANS."},{"number":"753766","date":"2017-05-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-05-17","scope":"TO LEGALIZE 12' HIGH EXTERIOR FENCE EXCLUDED FROM PREVIOUS PERMIT ISSUED"},{"number":"EP-2022-006104","date":"2022-06-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-07-07","scope":"Replace damaged electrical wire from fire as per 2017 nec. SEPERATE PERMIT REQUIRED FOR ANY FIRE ALARM WORK"},{"number":"ZP-2025-008830","date":"2026-01-23","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOT LINES (CONSOLIDATION) TO CREATE ONE LOT (PARCEL 'A') FROM TWO DEEDED LOTS (120 AND 122 DIAMOND ST). SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"appeal","w":"Appeal granted"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"viol","w":"L&I violation"},{"y":2017,"k":"appeal","w":"Appeal sustained"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 3 passed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"9 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"permit","w":"Lot Line Relocation"}],"rented":true,"licenses":[{"number":"296208","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"HALFTIME GOODTIME INC","legalName":"HALFTIME GOODTIME INC","address":"120 DIAMOND ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2000-07-05","latestIssueDate":"2000-07-05","expirationDate":"2001-03-31","inactiveDate":"2010-09-07"},{"number":"209048","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"HALFTIME GOODTIME,INC 1","legalName":"HALFTIME GOODTIME,INC 1","address":"120 DIAMOND ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2005-01-04","latestIssueDate":"2022-04-30","expirationDate":"2023-04-30","inactiveDate":"2023-06-29"},{"number":"279524","type":"Dumpster License - Private Property","status":"Inactive","businessName":"ESTABROOK BAR INC","legalName":"ESTABROOK BAR INC","address":"120 DIAMOND ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":null,"inactiveDate":"2010-09-07"},{"number":"537808","type":"Dumpster License - Private Property","status":"Active","businessName":"HALFTIME GOODTIME INC","legalName":"HALFTIME GOODTIME INC","address":"120 DIAMOND ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-07-01","latestIssueDate":"2013-09-19","expirationDate":null,"inactiveDate":null},{"number":"541578","type":"Special Assembly Occupancy","status":"Closed","businessName":"HALFTIME GOODTIME INC","legalName":"HALFTIME GOODTIME INC","address":"120 DIAMOND ST","revenueCode":"3006","rentalCategory":null,"units":null,"issuedDate":"2011-08-16","latestIssueDate":"2011-08-16","expirationDate":"2013-08-16","inactiveDate":null},{"number":"746717","type":"Special Assembly Occupancy","status":"Inactive","businessName":"HALFTIME GOODTIME INC..","legalName":"HALFTIME GOODTIME INC..","address":"120 DIAMOND ST","revenueCode":"3006","rentalCategory":null,"units":null,"issuedDate":"2017-07-26","latestIssueDate":"2019-07-31","expirationDate":"2021-07-25","inactiveDate":"2021-09-23"},{"number":"903788","type":"Rental","status":"Active","businessName":"Antonio Gonzalez","legalName":"Antonio Gonzalez","address":"120 DIAMOND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-08-22","latestIssueDate":"2025-08-14","expirationDate":"2026-08-21","inactiveDate":null},{"number":"909947","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"MARIO FIGUEROA (PADRON)","legalName":"MARIO FIGUEROA","address":"120 DIAMOND ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2022-11-03","latestIssueDate":"2025-11-05","expirationDate":"2026-11-02","inactiveDate":null}],"licenseActivity":[{"number":"909947","type":"Food Preparing and Serving (30+ SEATS)","businessName":"MARIO FIGUEROA (PADRON)","legalName":"MARIO FIGUEROA","issuedDate":"2022-11-03","latestIssueDate":"2025-11-05","closureDate":null,"expirationDate":"2026-11-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"903788","type":"Rental","businessName":"Antonio Gonzalez","legalName":"Antonio Gonzalez","issuedDate":"2022-08-22","latestIssueDate":"2025-08-14","closureDate":null,"expirationDate":"2026-08-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"746717","type":"Special Assembly Occupancy","businessName":"HALFTIME GOODTIME INC..","legalName":"HALFTIME GOODTIME INC..","issuedDate":"2011-08-16","latestIssueDate":"2019-07-31","closureDate":"2021-09-23","expirationDate":"2021-07-25","inactiveDate":"2021-09-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"537808","type":"Dumpster License - Private Property","businessName":"HALFTIME GOODTIME INC","legalName":"HALFTIME GOODTIME INC","issuedDate":"2011-07-01","latestIssueDate":"2013-09-19","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"279524","type":"Dumpster License - Private Property","businessName":"ESTABROOK BAR INC","legalName":"ESTABROOK BAR INC","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2010-09-07","expirationDate":null,"inactiveDate":"2010-09-07","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"209048","type":"Food Preparing and Serving (30+ SEATS)","businessName":"HALFTIME GOODTIME,INC 1","legalName":"HALFTIME GOODTIME,INC 1","issuedDate":"2005-01-04","latestIssueDate":"2022-04-30","closureDate":"2023-06-29","expirationDate":"2023-04-30","inactiveDate":"2023-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"296208","type":"Dumpster License - Public ROW","businessName":"HALFTIME GOODTIME INC","legalName":"HALFTIME GOODTIME INC","issuedDate":"2000-07-05","latestIssueDate":"2000-07-05","closureDate":"2010-09-07","expirationDate":"2001-03-31","inactiveDate":"2010-09-07","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","units":3,"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":["$1,369 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 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 #28976: CLOSED · Granted; related permit 690286. Use permit #690286: 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$1,368.81 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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 1915 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":"32 failed, 17 passed, and 6 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 21, 2024.","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":"2 fire/suppression-related permits 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":"Dumpster License - Public ROW #296208: Inactive since Sep 7, 2010; Food Preparing and Serving (30+ SEATS) #209048: Inactive since Jun 29, 2023; Dumpster License - Private Property #279524: Inactive since Sep 7, 2010; Special Assembly Occupancy #541578: Closed","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 45 historical violations across 16 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/"}]}