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SURFACES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4011816","date":"2016-05-03","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-031387","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-04-17","completedDate":"2023-07-21","violations":[{"number":"VI-2023-023881","date":"2023-04-12","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"COMPLIED","resolutionDate":"2023-05-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-023882","date":"2023-04-12","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":"2023-07-20","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-023880","date":"2023-04-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2023-05-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2023-070633","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-07-21","completedDate":null,"violations":[{"number":"VI-2023-053582","date":"2023-07-20","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"SVN ISSUED","resolutionDate":"2023-07-21","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2007,"n":14,"worst":null},{"y":2008,"n":2,"worst":null},{"y":2009,"n":13,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2013,"n":29,"worst":null},{"y":2016,"n":3,"worst":null},{"y":2023,"n":4,"worst":null}],"investigations":[{"caseNumber":"63986","date":"2006-05-16","type":"BC INSP","status":"FAILED"},{"caseNumber":"63986","date":"2006-07-03","type":"BC INSP","status":"FAILED"},{"caseNumber":"63986","date":"2006-07-03","type":"BC INSP","status":"CLOSED"},{"caseNumber":"63986","date":"2006-09-14","type":"ADMIN INSP","status":"PASSED"},{"caseNumber":"100177","date":"2007-01-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"116463","date":"2007-06-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"116463","date":"2007-08-31","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"132434","date":"2007-10-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"132434","date":"2007-12-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"132434","date":"2008-09-25","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"132434","date":"2008-09-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"132434","date":"2009-01-14","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"213778","date":"2009-08-31","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"213778","date":"2009-09-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"215768","date":"2009-09-26","type":"NTF INSP","status":"FAILED"},{"caseNumber":"215768","date":"2009-09-26","type":"NTF INSP","status":"CLOSED"},{"caseNumber":"213778","date":"2009-09-29","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"215768","date":"2010-04-16","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"215768","date":"2010-06-09","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"268220","date":"2011-03-05","type":"BC INSP","status":"FAILED"},{"caseNumber":"268220","date":"2011-03-05","type":"BC INSP","status":"CLOSED"},{"caseNumber":"269116","date":"2011-03-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"269116","date":"2011-04-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"269116","date":"2011-06-03","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"320043","date":"2012-03-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"320043","date":"2012-04-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"320043","date":"2012-05-18","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"370230","date":"2013-02-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"370227","date":"2013-02-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"370227","date":"2013-03-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"320043","date":"2013-04-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"370227","date":"2013-04-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"370230","date":"2013-05-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"370230","date":"2013-06-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"370230","date":"2013-08-26","type":"PRECOURT","status":"FAILED"},{"caseNumber":"320043","date":"2013-09-25","type":"PRECOURT","status":"FAILED"},{"caseNumber":"414728","date":"2013-12-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"414777","date":"2013-12-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"414728","date":"2014-02-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"414777","date":"2014-03-24","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"414728","date":"2014-03-24","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"213778","date":"2014-03-25","type":"PRECOURT","status":"PASSED"},{"caseNumber":"268220","date":"2014-03-25","type":"CEASE INSP","status":"CLOSED"},{"caseNumber":"531755","date":"2016-05-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"531755","date":"2016-07-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"531755","date":"2016-09-21","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2023-031387","date":"2023-04-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-031387","date":"2023-05-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-031387","date":"2023-07-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-070633","date":"2023-07-21","type":null,"status":null}],"inspYears":[{"y":2006,"fails":2,"passes":1},{"y":2007,"fails":3,"passes":1},{"y":2009,"fails":3,"passes":0},{"y":2010,"fails":1,"passes":1},{"y":2011,"fails":3,"passes":1},{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":9,"passes":1},{"y":2014,"fails":1,"passes":1},{"y":2016,"fails":2,"passes":1},{"y":2023,"fails":2,"passes":1}],"taxOwed":18631.85,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":18631.85,"principalDue":12521.15,"penaltyDue":873.77,"interestDue":2102.17,"otherChargesDue":3134.76,"yearsOwed":4,"oldestYearOwed":2018,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-09-21","assessmentYear":2022,"totalAssessment":243600,"taxableAssessment":243600,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":3409.91,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97577873496455,"lng":-75.2394817441682,"geom":{"type":"Polygon","coordinates":[[[-75.239420249,39.975642264],[-75.2394895,39.975634237],[-75.239543913,39.975914245],[-75.239472077,39.975921958],[-75.239420249,39.975642264]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-010313","type":"Fire Alarm Certification","inspectionDate":"2023-05-12","result":"Certified","expirationDate":"2024-05-12","buildingId":"1431515"},{"number":"BC-2024-018300","type":"Fire Alarm Certification","inspectionDate":"2024-06-19","result":"Certified","expirationDate":"2025-06-19","buildingId":"1431515"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19151","beds":null,"baths":null,"stories":null,"lotArea":2040,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"6","intCond":"6","garage":null,"homestead":false,"mail":"5924 LANSDOWNE AVE, PHILADELPHIA PA, 19151","mailOut":false,"appeals":[],"taxYears":[{"year":2008,"total":1890.35,"principal":977.13,"interest":718.19,"penalty":68.39},{"year":2013,"total":911.43,"principal":565.14,"interest":161.07,"penalty":39.56},{"year":2014,"total":847.58,"principal":499.28,"interest":97.36,"penalty":34.95},{"year":2015,"total":794.55,"principal":499.28,"interest":52.42,"penalty":34.95},{"year":2016,"total":658.59,"principal":521.57,"interest":7.82,"penalty":5.22}],"taxNet":5102.5,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":32400,"taxable":32400,"land":20400,"improvement":12000,"taxableLand":20400,"taxableImprovement":12000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":32400,"taxable":32400,"land":20400,"improvement":12000,"taxableLand":20400,"taxableImprovement":12000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":234200,"taxable":234200,"land":46840,"improvement":187360,"taxableLand":46840,"taxableImprovement":187360,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":241200,"taxable":241200,"land":48405,"improvement":192795,"taxableLand":48405,"taxableImprovement":192795,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":243600,"taxable":243600,"land":48887,"improvement":194713,"taxableLand":48887,"taxableImprovement":194713,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":243600,"taxable":243600,"land":48887,"improvement":194713,"taxableLand":48887,"taxableImprovement":194713,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":243600,"taxable":243600,"land":48887,"improvement":194713,"taxableLand":48887,"taxableImprovement":194713,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":199500,"taxable":199500,"land":39900,"improvement":159600,"taxableLand":39900,"taxableImprovement":159600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":199500,"taxable":199500,"land":39900,"improvement":159600,"taxableLand":39900,"taxableImprovement":159600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":226200,"taxable":226200,"land":45240,"improvement":180960,"taxableLand":45240,"taxableImprovement":180960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":226200,"taxable":226200,"land":45240,"improvement":180960,"taxableLand":45240,"taxableImprovement":180960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":296400,"taxable":296400,"land":59200,"improvement":237200,"taxableLand":59200,"taxableImprovement":237200,"exemptLand":0,"exemptImprovement":0}],"taxNow":3166,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"397732","date":"2012-04-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-04-05","scope":"USE OF HAIR BRAIDING SALON"},{"number":"803505","date":"2017-08-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-08-09","scope":"USE OF FIRST AND SECOND FLOORS AS RETAIL SALES OF WEARING APPARELL AND ACCESSORIES IN AN EXISTING BUILDING ALONG WITH ALL OTHER APPROVED USES. NO SIGNS ON THIS PERMIT."},{"number":"ZP-2021-000876","date":"2021-01-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Educational Facilities"},{"number":"AP-2021-000834","date":"2021-04-22","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-09-13","scope":"FOR THE ISSUANCE OF A CERTIFICATE OF OCCUPAMCY FOR A DAYCARE CENTER NOT FOR MORE THAN 24 CONSECUTIVE HOURS WITH ACCESSORY PREPARATION AND SERVING OF FOOD AT FIRST FLOOR IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION.**NO WORK APPROVED ON THIS PERMIT**"},{"number":"PP-2026-007212","date":"2026-05-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Cancelled","completedDate":"2026-06-30","scope":"REPAIR/REPLACE CT & FAI."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"viol","w":"L&I violation"},{"y":2013,"k":"viol","w":"29 L&I violations"},{"y":2013,"k":"insp","w":"L&I: 9 failed, 1 passed"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2016,"k":"viol","w":"3 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2017,"k":"permit","w":"Use"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"216839","type":"Rental","status":"Inactive","businessName":"GEORGE JACKSON","legalName":"GEORGE JACKSON","address":"5924 LANSDOWNE AVE","revenueCode":"3202","rentalCategory":null,"units":4,"issuedDate":"2004-04-08","latestIssueDate":"2016-05-16","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"},{"number":"376793","type":"Food Preparing and Serving","status":"Inactive","businessName":"GEORGE JACKSON","legalName":"GEORGE JACKSON","address":"5924 LANSDOWNE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-07-07","latestIssueDate":"2006-07-07","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"},{"number":"877076","type":"Food Preparing and Serving","status":"Inactive","businessName":"SHYNA T TUCKER","legalName":"SHYNA T TUCKER ","address":"5924 LANSDOWNE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-09-10","latestIssueDate":"2021-09-10","expirationDate":"2022-09-09","inactiveDate":"2022-11-08"}],"licenseActivity":[{"number":"877076","type":"Food Preparing and Serving","businessName":"SHYNA T TUCKER","legalName":"SHYNA T TUCKER ","issuedDate":"2021-09-10","latestIssueDate":"2021-09-10","closureDate":"2022-11-08","expirationDate":"2022-09-09","inactiveDate":"2022-11-08","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"376793","type":"Food Preparing and Serving","businessName":"GEORGE JACKSON","legalName":"GEORGE JACKSON","issuedDate":"2006-07-07","latestIssueDate":"2006-07-07","closureDate":"2012-12-22","expirationDate":"2007-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"216839","type":"Rental","businessName":"GEORGE JACKSON","legalName":"GEORGE JACKSON","issuedDate":"2004-04-08","latestIssueDate":"2016-05-16","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-21","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":["$18,632 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 2023"],"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 #397732: 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: PP-2026-007212 (Cancelled).","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 19, 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$18,631.85 was recorded in the City’s 2022-06 delinquency snapshot for 2018–2021.","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-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":"28 failed, 8 passed, and 13 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 21, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #376793: Inactive since Dec 22, 2012; Food Preparing and Serving #877076: Inactive since Nov 8, 2022","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 68 historical violations across 15 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/"}]}