{"asOf":"2026-07-29T15:14:41.812Z","block":"2900-2999 W DAUPHIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2900-2999-w-dauphin-st","address":"2946 W DAUPHIN ST","parcelNumber":"871128650","source":"https://property.phila.gov/?p=871128650","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"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":"STRAWBERRY MANSION LEARNING CENTER","coOwner":null,"marketValue":108000,"landAssessment":21600,"improvementAssessment":86400,"livableArea":2400,"yearBuilt":1915,"lastSale":{"price":1,"date":"2021-03-17T04:00:00Z"},"openViolations":0,"violations":[{"number":"1251915","date":"2008-12-02","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2021-036938","date":"2021-06-10","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"COMPLIED","resolutionDate":"2021-11-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-036935","date":"2021-06-10","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-11-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-036936","date":"2021-06-10","code":"PM15-306.1(2)","title":"CONCRETE COMPONENTS","status":"COMPLIED","resolutionDate":"2021-11-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-036937","date":"2021-06-10","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-11-08","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"188606","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2008-12-29","completedDate":null,"violations":[{"number":"1251915","date":"2008-12-02","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-050538","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-11","completedDate":"2021-11-09","violations":[{"number":"VI-2021-036938","date":"2021-06-10","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"COMPLIED","resolutionDate":"2021-11-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-036935","date":"2021-06-10","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-11-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-036936","date":"2021-06-10","code":"PM15-306.1(2)","title":"CONCRETE COMPONENTS","status":"COMPLIED","resolutionDate":"2021-11-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-036937","date":"2021-06-10","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2021-11-08","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2021,"n":4,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"188606","date":"2008-12-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"188606","date":"2009-02-20","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"188606","date":"2009-02-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"CF-2021-050538","date":"2021-06-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-050538","date":"2021-07-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-050538","date":"2021-11-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2021,"fails":2,"passes":1}],"taxOwed":9201.48,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":9201.48,"principalDue":0,"penaltyDue":470.71,"interestDue":8212.44,"otherChargesDue":518.33,"yearsOwed":20,"oldestYearOwed":1992,"mostRecentYearOwed":2011,"mostRecentPaymentDate":"2020-03-06","assessmentYear":2022,"totalAssessment":72800,"taxableAssessment":0,"exemptAbatementAssessment":72800,"homesteadValue":0,"netTaxAfterHomestead":0,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99100978762038,"lng":-75.18145497554055,"geom":{"type":"Polygon","coordinates":[[[-75.181407363,39.991104249],[-75.181444985,39.990909107],[-75.181503463,39.99091609],[-75.181463502,39.991112098],[-75.181407363,39.991104249]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":null,"lotArea":1173,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2946 W DAUPHIN ST, PHILADELPHIA PA, 19132","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A COMMUNITY CENTER TO INCLUDE INSTRUCTION IN COMPUTERS, READING, WRITING, MATHEMATICS, AND OTHER EDUCATIONAL DISCIPLINES ON THE FIRST FLOOR ON AN EXISTING STRUCTURE WITH VACANT SPACE ON THE 2ND AND 3RD FLOORS.","status":"CLOSED","outcome":"Granted","date":"2009-02-17","number":"5357","relatedPermit":"139637"},{"type":"Building standards appeal","grounds":"ON 08/15/2018, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #859545.","status":"OPEN","outcome":"CONTINUED","date":"2018-09-27","number":"34983","relatedPermit":"859545"}],"taxYears":[{"year":1991,"total":416.18,"principal":0,"interest":26.24,"penalty":0.95},{"year":1992,"total":708.22,"principal":0,"interest":624.71,"penalty":23.42},{"year":1993,"total":843.29,"principal":127.43,"interest":624.71,"penalty":23.42},{"year":1994,"total":1076.14,"principal":334.53,"interest":637.28,"penalty":23.42},{"year":1995,"total":1054.84,"principal":334.52,"interest":617.19,"penalty":23.42},{"year":1996,"total":1033.56,"principal":334.52,"interest":597.12,"penalty":23.42},{"year":1997,"total":1012.29,"principal":334.52,"interest":577.05,"penalty":23.42},{"year":1998,"total":980.37,"principal":334.52,"interest":546.94,"penalty":23.42},{"year":1999,"total":948.46,"principal":334.52,"interest":516.83,"penalty":23.42},{"year":2000,"total":916.55,"principal":334.52,"interest":486.73,"penalty":23.42},{"year":2001,"total":884.63,"principal":334.52,"interest":456.62,"penalty":23.42},{"year":2002,"total":852.72,"principal":334.52,"interest":426.51,"penalty":23.42},{"year":2003,"total":820.81,"principal":334.52,"interest":396.41,"penalty":23.42},{"year":2004,"total":788.89,"principal":334.52,"interest":366.3,"penalty":23.42},{"year":2005,"total":756.98,"principal":334.52,"interest":336.19,"penalty":23.42},{"year":2006,"total":725.07,"principal":334.52,"interest":306.09,"penalty":23.42},{"year":2007,"total":693.16,"principal":334.52,"interest":275.98,"penalty":23.42},{"year":2008,"total":661.24,"principal":334.52,"interest":245.87,"penalty":23.42},{"year":2009,"total":629.33,"principal":334.52,"interest":215.77,"penalty":23.42},{"year":2010,"total":597.42,"principal":334.52,"interest":185.66,"penalty":23.42},{"year":2011,"total":619.39,"principal":367.64,"interest":170.96,"penalty":25.73}],"taxNet":17019.54,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":159100,"taxable":0,"land":11300,"improvement":147800,"taxableLand":0,"taxableImprovement":0,"exemptLand":11300,"exemptImprovement":147800},{"y":2017,"v":159100,"taxable":0,"land":11300,"improvement":147800,"taxableLand":0,"taxableImprovement":0,"exemptLand":11300,"exemptImprovement":147800},{"y":2018,"v":70000,"taxable":0,"land":14000,"improvement":56000,"taxableLand":0,"taxableImprovement":0,"exemptLand":14000,"exemptImprovement":56000},{"y":2019,"v":72100,"taxable":0,"land":14420,"improvement":57680,"taxableLand":0,"taxableImprovement":0,"exemptLand":14420,"exemptImprovement":57680},{"y":2020,"v":72800,"taxable":0,"land":14560,"improvement":58240,"taxableLand":0,"taxableImprovement":0,"exemptLand":14560,"exemptImprovement":58240},{"y":2021,"v":72800,"taxable":0,"land":14560,"improvement":58240,"taxableLand":0,"taxableImprovement":0,"exemptLand":14560,"exemptImprovement":58240},{"y":2022,"v":72800,"taxable":0,"land":14560,"improvement":58240,"taxableLand":0,"taxableImprovement":0,"exemptLand":14560,"exemptImprovement":58240},{"y":2023,"v":77500,"taxable":0,"land":15500,"improvement":62000,"taxableLand":0,"taxableImprovement":0,"exemptLand":15500,"exemptImprovement":62000},{"y":2024,"v":77500,"taxable":0,"land":15500,"improvement":62000,"taxableLand":0,"taxableImprovement":0,"exemptLand":15500,"exemptImprovement":62000},{"y":2025,"v":95700,"taxable":0,"land":19140,"improvement":76560,"taxableLand":0,"taxableImprovement":0,"exemptLand":19140,"exemptImprovement":76560},{"y":2026,"v":95700,"taxable":0,"land":19140,"improvement":76560,"taxableLand":0,"taxableImprovement":0,"exemptLand":19140,"exemptImprovement":76560},{"y":2027,"v":108000,"taxable":0,"land":21600,"improvement":86400,"taxableLand":0,"taxableImprovement":0,"exemptLand":21600,"exemptImprovement":86400}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"139637","date":"2009-02-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-02-23","scope":"GENERAL RENOVATION OF 3001-3 AND BLDG. ADDITION TO THE KITCHEN AREA."},{"number":"25660","date":"2018-07-03","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2018-07-03","scope":"6/15/18 ERECT ONE (1) TENT 40X40"},{"number":"903869","date":"2018-10-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-10-17","scope":"FOR A COMMUNITY CENTER (OWN AND OPERATED BY A NON-PROFIT ORGANIZATION) ON 1ST FLOOR VACANT 2ND AND 3RD FLOOR (USE REGISTRATION PERMIT REQUIRE PRIOR TO OCCUPANCY) IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"859545","date":"2018-11-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-01-30","scope":"FOR INTERIOR ALTERATIONS ON THE FIRST FLOOR OF AN EXISTING STRUCTURE, TO INCLUDE TO NEW INTERIOR PARTITIONS TO CREATE NEW TOILET ROOMS AND INTERIOR FINISHES PER BBS VARIANCE CASE #34983, FOR A COMMUNITY CENTER, AS PER APPROVED PLANS."},{"number":"EP-2020-009964","date":"2020-11-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-03-20","scope":"20 outlets, 20 lights, 10 switches, 2 exit signs, 1 wall pack, 6 smoke detectors according to the 2017 NEC"},{"number":"PP-2021-006843","date":"2021-07-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-30","scope":"Alterations: Interior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"CP-2021-004328","date":"2021-09-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-07-27","scope":"MAKE SAFE PERMIT- For REPLACEMENT OF EXTERIOR WALL AND REINSTALLATION OF CAST IRON PIPE COLUMN AS PER ENGINEER'S REPORT to resolve case #CF-2021-050538. 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-2021-050538."},{"number":"MP-2021-008726","date":"2022-01-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-10-31","scope":"FOR THE INSTALLATION OF A COMMERCIAL KITCHEN EXHAUST HOOD WITH DUCK WORK AND FANS AS PER PLANS."},{"number":"ZP-2022-003432","date":"2022-04-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Community Center"},{"number":"ZP-2022-012079","date":"2022-12-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Community Center"},{"number":"ZP-2022-014056","date":"2022-12-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Community Center"},{"number":"MP-2023-000486","date":"2023-02-14","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-08-09","scope":"FOR THE INSTALLATION OF A COMMERCIAL KITCHEN EXHAUST HOOD WITH DUCK WORK AND FANS AS PER PLANS."},{"number":"FP-2023-001825","date":"2023-08-02","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-01-30","scope":"KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"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":["$9,201 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 2021"],"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":"Use permit #139637: COMPLETED. The history also contains “PERM Z- NEW USE.”","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: MP-2021-008726 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 5 historical violations across 2 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$9,201.48 was recorded in the City’s 2022-06 delinquency snapshot for 1992–2011.","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-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":"4 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Nov 9, 2021.","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":"1 fire/suppression-related permit 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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/"}]}