{"asOf":"2026-07-25T14:14:33.067Z","block":"2600-2699 S ISEMINGER ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-s-iseminger-st","address":"2654 S ISEMINGER ST","parcelNumber":"871181650","source":"https://property.phila.gov/?p=871181650","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"ABDO HAMZAH BASSAM AHMED","coOwner":null,"marketValue":210100,"landAssessment":42020,"improvementAssessment":168080,"livableArea":1568,"yearBuilt":1920,"lastSale":{"price":380000,"date":"2025-09-17T04:00:00Z"},"openViolations":0,"violations":[{"number":"1069807","date":"2008-07-01","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2857086","date":"2013-03-14","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4476821","date":"2017-07-31","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4476822","date":"2017-07-31","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4476823","date":"2017-07-31","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-022128","date":"2026-04-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-07-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-022122","date":"2026-04-16","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2026-04-17","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"169403","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-07-15","completedDate":"2008-11-06","violations":[{"number":"1069807","date":"2008-07-01","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"372604","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2013-03-15","completedDate":"2013-11-21","violations":[{"number":"2857086","date":"2013-03-14","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"596725","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2017-07-31","completedDate":"2018-04-25","violations":[{"number":"4476821","date":"2017-07-31","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4476822","date":"2017-07-31","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4476823","date":"2017-07-31","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-036094","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"QOL SPECIAL PROJECTS","status":"CLOSED","createdDate":"2026-04-16","completedDate":"2026-07-02","violations":[{"number":"VI-2026-022128","date":"2026-04-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-07-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-022122","date":"2026-04-16","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2026-04-17","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2017,"n":3,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"169403","date":"2008-07-01","type":"BC INSP","status":"FAILED"},{"caseNumber":"169403","date":"2008-08-12","type":"BC INSP","status":"FAILED"},{"caseNumber":"169403","date":"2008-11-05","type":"BC INSP","status":"PASSED"},{"caseNumber":"372604","date":"2013-03-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"372604","date":"2013-04-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"372604","date":"2013-06-25","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"372604","date":"2013-07-10","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"372604","date":"2013-11-20","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"596725","date":"2017-07-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"596725","date":"2017-09-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"596725","date":"2017-10-10","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"596725","date":"2018-03-15","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2026-036094","date":"2026-04-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-036094","date":"2026-05-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-036094","date":"2026-07-02","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":2,"passes":1},{"y":2013,"fails":3,"passes":1},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":0,"passes":1},{"y":2026,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91668381147419,"lng":-75.1688006301659,"geom":{"type":"Polygon","coordinates":[[[-75.168709221,39.916693661],[-75.168718175,39.916650789],[-75.168892311,39.916673828],[-75.168882236,39.916716979],[-75.168709221,39.916693661]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2026-015213","type":"Fire Alarm Certification","inspectionDate":"2026-05-29","result":"Certified","expirationDate":"2027-05-29","buildingId":"1459816"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":783,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"892 LONGWOOD AVE 2ND FLR, BRONX NY, 10459","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":156600,"taxable":156600,"land":15700,"improvement":140900,"taxableLand":15700,"taxableImprovement":140900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":156600,"taxable":156600,"land":15700,"improvement":140900,"taxableLand":15700,"taxableImprovement":140900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":177200,"taxable":177200,"land":35440,"improvement":141760,"taxableLand":35440,"taxableImprovement":141760,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":182500,"taxable":182500,"land":36500,"improvement":146000,"taxableLand":36500,"taxableImprovement":146000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":184300,"taxable":184300,"land":36860,"improvement":147440,"taxableLand":36860,"taxableImprovement":147440,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":184300,"taxable":184300,"land":36860,"improvement":147440,"taxableLand":36860,"taxableImprovement":147440,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":184300,"taxable":184300,"land":36860,"improvement":147440,"taxableLand":36860,"taxableImprovement":147440,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":221700,"taxable":221700,"land":44340,"improvement":177360,"taxableLand":44340,"taxableImprovement":177360,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":221700,"taxable":221700,"land":44340,"improvement":177360,"taxableLand":44340,"taxableImprovement":177360,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":204800,"taxable":204800,"land":40960,"improvement":163840,"taxableLand":40960,"taxableImprovement":163840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":204800,"taxable":204800,"land":40960,"improvement":163840,"taxableLand":40960,"taxableImprovement":163840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":210100,"taxable":210100,"land":42020,"improvement":168080,"taxableLand":42020,"taxableImprovement":168080,"exemptLand":0,"exemptImprovement":0}],"taxNow":2867,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"571240","date":"2014-11-12","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-11-12","scope":"FOR THE REMOVAL OF TWO EXISTING AWNING SIGNS AND THE ERECTION OF FLAT WALL SIGN ACCESSORY USE OF A RETAILS SALES CONVENIENCE STORE WITH SALE OF PREPACKAGED FOOD ON FIRST FLOOR IN A STRUCTURE WITH PREVIOUSLY APPROVED USE. SIZE AND LOCATION AS SHOWN ON SUBMITTED PLAN."},{"number":"805459","date":"2017-08-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-08-03","scope":"USE OF FIRST FLOOR OF AN EXISTING BUILDING AS PERSONAL SERVICES WITH ALL OTHER PREVIOUSLY APPROVED USES. NO SIGNS ON THIS PERMIT"},{"number":"886110","date":"2018-06-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-06-22","scope":"REPLACE CURB TRAP PA20181644882(COMMERICAL)\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"ZP-2026-002010","date":"2026-03-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries; Retail Sales - Consumer Goods"}],"storyTag":"Renovated & sold on","storyDelta":0.73,"timeline":[{"y":2013,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2013,"k":"sale","p":125000},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2017,"k":"insp","w":"Inspection failed ×2"},{"y":2017,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"sale","p":380000},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"202164","type":"Food Preparing and Serving","status":"Inactive","businessName":"COSMI FRANK","legalName":"COSMI FRANK","address":"2654 S ISEMINGER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-05-23","latestIssueDate":"2003-05-23","expirationDate":"2004-04-30","inactiveDate":null},{"number":"207361","type":"Food Preparing and Serving","status":"Inactive","businessName":"1221 CORPORATION","legalName":"1221 CORPORATION","address":"2654 S ISEMINGER ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-06-30","latestIssueDate":"2008-09-18","expirationDate":"2009-04-30","inactiveDate":"2014-11-18"},{"number":"647828","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"OREGON FOOD AND GIFT LLC","legalName":"OREGON FOOD AND GIFT LLC","address":"2654 S ISEMINGER ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2014-11-18","latestIssueDate":"2016-04-28","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"892689","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"MAKKAH MINI MART  (FATIHA LIBAN INCORPORATE )","legalName":"MAKKAH MINI MART ","address":"2654 S ISEMINGER ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2022-04-22","latestIssueDate":"2025-04-24","expirationDate":"2026-04-21","inactiveDate":"2026-06-20"},{"number":"1004316","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"EAGLES MART","legalName":"EAGLES MART","address":"2654 S ISEMINGER ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2026-04-10","latestIssueDate":"2026-04-10","expirationDate":"2027-04-09","inactiveDate":null},{"number":"1006522","type":"Rental","status":"Active","businessName":"BASSAM AHMED ABDO HAMZAH","legalName":"BASSAM AHMED ABDO HAMZAH","address":"2654 S ISEMINGER ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2026-05-04","latestIssueDate":"2026-05-04","expirationDate":"2027-05-03","inactiveDate":null}],"licenseActivity":[{"number":"1006522","type":"Rental","businessName":"BASSAM AHMED ABDO HAMZAH","legalName":"BASSAM AHMED ABDO HAMZAH","issuedDate":"2026-05-04","latestIssueDate":"2026-05-04","closureDate":null,"expirationDate":"2027-05-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"1004316","type":"Food Establishment, Retail Permanent Location","businessName":"EAGLES MART","legalName":"EAGLES MART","issuedDate":"2026-04-10","latestIssueDate":"2026-04-10","closureDate":null,"expirationDate":"2027-04-09","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"892689","type":"Food Establishment, Retail Permanent Location","businessName":"MAKKAH MINI MART  (FATIHA LIBAN INCORPORATE )","legalName":"MAKKAH MINI MART ","issuedDate":"2022-04-22","latestIssueDate":"2025-04-24","closureDate":"2026-06-20","expirationDate":"2026-04-21","inactiveDate":"2026-06-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"647828","type":"Food Establishment, Retail Permanent Location","businessName":"OREGON FOOD AND GIFT LLC","legalName":"OREGON FOOD AND GIFT LLC","issuedDate":"2014-11-18","latestIssueDate":"2016-04-28","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"207361","type":"Food Preparing and Serving","businessName":"1221 CORPORATION","legalName":"1221 CORPORATION","issuedDate":"2004-06-30","latestIssueDate":"2008-09-18","closureDate":"2014-11-18","expirationDate":"2009-04-30","inactiveDate":"2014-11-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"202164","type":"Food Preparing and Serving","businessName":"COSMI FRANK","legalName":"COSMI FRANK","issuedDate":"2003-05-23","latestIssueDate":"2003-05-23","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #571240: COMPLETED. The history also contains “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":"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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (892 LONGWOOD AVE 2ND FLR, BRONX NY, 10459).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 2, 2026.","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 #202164: Inactive; Food Preparing and Serving #207361: Inactive since Nov 18, 2014; Food Establishment, Retail Permanent Location #647828: Inactive since Jun 29, 2017; Food Establishment, Retail Permanent Location #892689: Inactive since Jun 20, 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 7 historical violations across 4 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through May 29, 2027","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}