{"asOf":"2026-07-29T07:20:12.245Z","block":"2900-2999 W LEHIGH AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2900-2999-w-lehigh-ave","address":"2901 W LEHIGH AVE","parcelNumber":"871128850","source":"https://property.phila.gov/?p=871128850","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"FORD BRUCE","coOwner":null,"marketValue":258100,"landAssessment":51600,"improvementAssessment":206500,"livableArea":4964,"yearBuilt":1915,"lastSale":{"price":95000,"date":"2009-03-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"1350768","date":"2009-06-04","code":"A-504.1/1","title":"STOP WORK 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EXTERIOR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4905896","date":"2018-12-20","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-047811","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-05-17","completedDate":"2025-02-26","violations":[{"number":"VI-2024-039133","date":"2024-05-17","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2025-02-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-039134","date":"2024-05-17","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2025-02-26","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2009,"n":2,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2018,"n":6,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"201678","date":"2009-06-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"201678","date":"2009-06-15","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"229825","date":"2010-03-24","type":"CI INSP","status":"FAILED"},{"caseNumber":"229825","date":"2010-03-24","type":"CI INSP","status":"PASSED"},{"caseNumber":"667987","date":"2018-12-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"667987","date":"2019-04-05","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2024-047811","date":"2024-05-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-047811","date":"2025-02-26","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":1},{"y":2010,"fails":1,"passes":1},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":0,"passes":1},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99727388271101,"lng":-75.1787140619612,"geom":{"type":"Polygon","coordinates":[[[-75.178631608,39.997368746],[-75.178674814,39.997163203],[-75.178795769,39.997178132],[-75.178754128,39.997384483],[-75.178631608,39.997368746]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-017613","type":"Fire Alarm Certification","inspectionDate":"2024-06-11","result":"Certified","expirationDate":"2025-06-11","buildingId":"1175293"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":null,"lotArea":2625,"zoning":"RSA5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1657 MIDDLETON ST, PHILADELPHIA PA, 19138","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A DAY CARE FOR A MAXIMUM OF 125 CHILDREN INCLUDING MAXIMUM OF 15 CHILDREN UNDER 2 ½ YEARS OF AGE FOR PERIODS OF LESS THAN 24 CONSECUTIVE HOURS WITH ACCESSORY PREPARING AND SERVING OF FOOD ON FIRST FLOOR INCLUDING PLAY ROOM AND CO","status":"CLOSED","outcome":"Granted with conditions","date":"2009-05-21","number":"8578","relatedPermit":"202162"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":300300,"taxable":300300,"land":24800,"improvement":275500,"taxableLand":24800,"taxableImprovement":275500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":300300,"taxable":300300,"land":24800,"improvement":275500,"taxableLand":24800,"taxableImprovement":275500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":193200,"taxable":193200,"land":38640,"improvement":154560,"taxableLand":38640,"taxableImprovement":154560,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":198900,"taxable":198900,"land":39780,"improvement":159120,"taxableLand":39780,"taxableImprovement":159120,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":200800,"taxable":200800,"land":40160,"improvement":160640,"taxableLand":40160,"taxableImprovement":160640,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":200800,"taxable":200800,"land":40160,"improvement":160640,"taxableLand":40160,"taxableImprovement":160640,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":200800,"taxable":200800,"land":40160,"improvement":160640,"taxableLand":40160,"taxableImprovement":160640,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":151100,"taxable":151100,"land":30200,"improvement":120900,"taxableLand":30200,"taxableImprovement":120900,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":151100,"taxable":151100,"land":30200,"improvement":120900,"taxableLand":30200,"taxableImprovement":120900,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":207400,"taxable":207400,"land":41480,"improvement":165920,"taxableLand":41480,"taxableImprovement":165920,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":207400,"taxable":207400,"land":41480,"improvement":165920,"taxableLand":41480,"taxableImprovement":165920,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":258100,"taxable":258100,"land":51600,"improvement":206500,"taxableLand":51600,"taxableImprovement":206500,"exemptLand":0,"exemptImprovement":0}],"taxNow":2903,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"204379","date":"2009-03-10","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2009-06-04","scope":"INTERIOR DEMOLITION OF FIRST SECOND AND THIRD FLOOR NON-LOAD BEARING PARTITIONS."},{"number":"204392","date":"2009-03-10","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-12-24","scope":"STUCCO EXISTING EXTERIOR WALLS. INSTALL 14 REPLACEMENT WINDOWS AND THREE DOORS IN EXISTING OPENINGS. NO OTHER WORK APPROVED ON THIS PERMIT."},{"number":"215605","date":"2009-05-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-05-19","scope":"FOOTWAY, 1\" METER, FURREL 1\", HOUSE DRAIN, HOUSE TRAP, FRESH AIR INLET, 1\" DISTRIBUTION"},{"number":"224019","date":"2009-07-01","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2009-12-24","scope":null},{"number":"219337","date":"2009-07-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-12-24","scope":"INTERIOR ALTERATIONS THROUGHOUT AS PER PLAN. CERTIFICATE OF OCCUPANCY FOR FOR NEW DAYCARE @ 1ST FLOOR. (TO COMPLY VIOLATION CASE #201678)."},{"number":"223402","date":"2009-07-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-12-24","scope":"CONSTRUCT NEW EXIT STAIRWAY FROM BASEMENT TO 29TH ST SIDEWALK, AND TO EXTEND OCCUPANCY TO BASEMENT FOR USE AS CHILD PLAY AREA AND COMPUTER ROOM FOR 1ST FLOOR DAYCARE APPROVED UNDER AP #219337."},{"number":"224465","date":"2009-07-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-12-30","scope":"INSTALL ROUGH-IN OF FIXTURES 1 AREA DRAIN, 5 WATER CLOSETS, 5 LAVYS, 3 TUBS, 4 KITCHEN SINKS AND 3 WATER HEATERS"},{"number":"221988","date":"2009-07-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-12-01","scope":"INSTALL 350AMP SVC, SUB PANELS EM/EXIT LIGHTS, POWER, LIGHTING, SWITCHES, OUTLETS THROUGH OUT, 5 METERS IN BUILDING AS PER 2005 NEC (NORTH DISTRICT) INSTALL FIRE ALARM SYSTEM AS PER NFPA72"},{"number":"224020","date":"2009-09-09","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2009-12-24","scope":null},{"number":"224021","date":"2009-09-09","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2009-12-24","scope":null},{"number":"224023","date":"2009-09-09","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2009-12-24","scope":null},{"number":"224024","date":"2009-09-09","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2009-12-24","scope":null},{"number":"202162","date":"2009-12-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-12-01","scope":"1ST FLOOR USE TO DAYCARE WITH 25 CHILDREN. 5 CHILDREN UNDER THE AGE OF 2.5 INCLUDED IN TOTAL. 2ND FLOOR 2 APTS. 3RD FLOOR 2 APTS. BASEMENT, PLAYROOM AND COMPUTER ROOM FOR DAYCARE."},{"number":"334620","date":"2011-04-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-05-04","scope":"TEMPORARY EVENT 4/14/11 TO 4/24/11 CONNECT POWER GENERATOR (100 KVA) TO RIDES, LIGHTS AND FOOD STANDS.... IN ACCORDANCE WITH 2008 NEC (38 WORD RESIDENCE COALITION)"},{"number":"347036","date":"2011-06-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-07-19","scope":"INST 15AMP ,120VAC BRANCH CIRCUITRY 1/3HP CONDOEUSATE FEED PUMP FOR BOILER, AND GFCI RECEPTACL, INSTALL 15AMP ,120VOLT A/C BRANCH CIRCUIRT FOR BOILER CONTROL WITH NEW PROGRAMABLE THERMOSTAT AS PER 2008 NEC"},{"number":"PP-2024-004923","date":"2024-04-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-03-08","scope":"Installing a LF 009 1\" backflow device"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"permit","w":"Fast form building"},{"y":2009,"k":"permit","w":"Use"},{"y":2010,"k":"viol","w":"2 L&I violations"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2018,"k":"viol","w":"6 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed"},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"296742","type":"Vendor - Newsstand","status":"Inactive","businessName":"MARJORIE FRIPPS JR","legalName":"MARJORIE FRIPPS JR","address":"2901 W LEHIGH AVE","revenueCode":"3414","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"488957","type":"Rental","status":"Active","businessName":"BRUCE FORD (COMMERCE REAL ESTATE)","legalName":"BRUCE FORD","address":"2901 W LEHIGH AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2009-12-01","latestIssueDate":"2026-05-27","expirationDate":"2027-02-28","inactiveDate":null},{"number":"742548","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"Teachable Moments Learning Academy, LLC","legalName":"Teachable Moments Learning Academy, LLC ","address":"2901 W LEHIGH AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2017-06-16","latestIssueDate":"2024-10-03","expirationDate":"2025-06-15","inactiveDate":"2025-08-14"},{"number":"745468","type":"Dumpster License - Private Property","status":"Active","businessName":"Teachable Moments Learning Academy, LLC","legalName":"Teachable Moments Learning Academy, LLC ","address":"2901 W LEHIGH AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2017-07-13","latestIssueDate":"2017-07-13","expirationDate":null,"inactiveDate":null},{"number":"0978906","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"Childcare Investments LLC (Future Achievers Childcare Center)","legalName":"Childcare Investments LLC","address":"2901 W LEHIGH AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-05-14","latestIssueDate":"2025-05-14","expirationDate":"2026-05-13","inactiveDate":"2026-07-12"}],"licenseActivity":[{"number":"0978906","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Childcare Investments LLC (Future Achievers Childcare Center)","legalName":"Childcare Investments LLC","issuedDate":"2025-05-14","latestIssueDate":"2025-05-14","closureDate":"2026-07-12","expirationDate":"2026-05-13","inactiveDate":"2026-07-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"745468","type":"Dumpster License - Private Property","businessName":"Teachable Moments Learning Academy, LLC","legalName":"Teachable Moments Learning Academy, LLC ","issuedDate":"2017-07-13","latestIssueDate":"2017-07-13","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"742548","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Teachable Moments Learning Academy, LLC","legalName":"Teachable Moments Learning Academy, LLC ","issuedDate":"2017-06-16","latestIssueDate":"2024-10-03","closureDate":"2025-08-14","expirationDate":"2025-06-15","inactiveDate":"2025-08-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"488957","type":"Rental","businessName":"BRUCE FORD (COMMERCE REAL ESTATE)","legalName":"BRUCE FORD","issuedDate":"2009-12-01","latestIssueDate":"2026-05-27","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"296742","type":"Vendor - Newsstand","businessName":"MARJORIE FRIPPS JR","legalName":"MARJORIE FRIPPS JR","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #202162: 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: PP-2024-004923 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 11, 2025","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 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":"4 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 26, 2025.","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":"Vendor - Newsstand #296742: Inactive; Food Preparing and Serving (30+ SEATS) #742548: Inactive since Aug 14, 2025; Food Preparing and Serving (30+ SEATS) #0978906: Inactive since Jul 12, 2026","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 12 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/"}],"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/"}]}