{"asOf":"2026-07-26T17:20:19.383Z","block":"500-599 S 52ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-s-52nd-st","address":"506 S 52ND ST","parcelNumber":"871214800","source":"https://property.phila.gov/?p=871214800","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"BAILEY & FLIEGELMAN PROPERTIES LLC","coOwner":null,"marketValue":164100,"landAssessment":32800,"improvementAssessment":131300,"livableArea":1728,"yearBuilt":1925,"lastSale":{"price":45000,"date":"2012-09-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"1295223","date":"2009-04-08","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1295222","date":"2009-04-08","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1295224","date":"2009-04-08","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-098001","date":"2024-12-11","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-03-05","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-098002","date":"2024-12-11","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-03-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-098003","date":"2024-12-11","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"CLOSED","resolutionDate":"2025-03-05","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2026-018292","date":"2026-03-31","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-06-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-018293","date":"2026-03-31","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-06-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-018294","date":"2026-03-31","code":"F-604.9","title":"TEMPORARY WIRING\n","status":"COMPLIED","resolutionDate":"2026-06-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-018295","date":"2026-03-31","code":"F-509.2","title":"EQUIPMENT ACCESS\n","status":"COMPLIED","resolutionDate":"2026-06-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-018296","date":"2026-03-31","code":"F-304.1","title":"WASTE ACCUMULATION PROHIBITED\n","status":"COMPLIED","resolutionDate":"2026-06-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-018297","date":"2026-03-31","code":"F-305.1","title":"CLEARANCE FROM IGNITION SOURCES\n","status":"COMPLIED","resolutionDate":"2026-06-23","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"195941","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-04-09","completedDate":"2009-05-06","violations":[{"number":"1295223","date":"2009-04-08","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1295222","date":"2009-04-08","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1295224","date":"2009-04-08","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-126602","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-12-11","completedDate":"2025-03-24","violations":[{"number":"VI-2024-098001","date":"2024-12-11","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2025-03-05","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-098002","date":"2024-12-11","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-03-24","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-098003","date":"2024-12-11","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"CLOSED","resolutionDate":"2025-03-05","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2026-029838","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2026-03-31","completedDate":"2026-06-23","violations":[{"number":"VI-2026-018292","date":"2026-03-31","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-06-23","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-018293","date":"2026-03-31","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2026-06-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-018294","date":"2026-03-31","code":"F-604.9","title":"TEMPORARY WIRING\n","status":"COMPLIED","resolutionDate":"2026-06-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-018295","date":"2026-03-31","code":"F-509.2","title":"EQUIPMENT ACCESS\n","status":"COMPLIED","resolutionDate":"2026-06-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-018296","date":"2026-03-31","code":"F-304.1","title":"WASTE ACCUMULATION PROHIBITED\n","status":"COMPLIED","resolutionDate":"2026-06-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-018297","date":"2026-03-31","code":"F-305.1","title":"CLEARANCE FROM IGNITION SOURCES\n","status":"COMPLIED","resolutionDate":"2026-06-23","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2009,"n":3,"worst":null},{"y":2024,"n":3,"worst":null},{"y":2026,"n":6,"worst":null}],"investigations":[{"caseNumber":"195941","date":"2009-04-08","type":"BC INSP","status":"FAILED"},{"caseNumber":"195941","date":"2009-04-30","type":"BC INSP","status":"FAILED"},{"caseNumber":"195941","date":"2009-04-30","type":"BC INSP","status":"CLOSED"},{"caseNumber":"195941","date":"2009-05-06","type":"ADMIN INSP","status":"PASSED"},{"caseNumber":"CF-2024-126602","date":"2024-12-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-126602","date":"2025-01-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-126602","date":"2025-02-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-126602","date":"2025-03-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-029838","date":"2026-03-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-029838","date":"2026-04-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-029838","date":"2026-06-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":2,"passes":1},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":2,"passes":1},{"y":2026,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.951809135891345,"lng":-75.22687972296734,"geom":{"type":"Polygon","coordinates":[[[-75.227019022,39.951849083],[-75.226726274,39.951813081],[-75.226734562,39.951767548],[-75.227036154,39.95180455],[-75.227019022,39.951849083]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-007122","type":"Fire Alarm Certification","inspectionDate":"2025-03-10","result":"Certified","expirationDate":"2026-03-10","buildingId":"1374822"},{"number":"BC-2026-013609","type":"Fire Alarm Certification","inspectionDate":"2026-05-12","result":"Certified","expirationDate":"2027-05-12","buildingId":"1374822"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":null,"lotArea":1328,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"816 S 49TH ST, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 10/26/12, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL TO APPLICATION #431530.","status":"OPEN","outcome":null,"date":"2012-11-01","number":"19212","relatedPermit":"431530"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":77800,"taxable":77800,"land":19900,"improvement":57900,"taxableLand":19900,"taxableImprovement":57900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":77800,"taxable":77800,"land":19900,"improvement":57900,"taxableLand":19900,"taxableImprovement":57900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":89600,"taxable":89600,"land":17920,"improvement":71680,"taxableLand":17920,"taxableImprovement":71680,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":92200,"taxable":92200,"land":18522,"improvement":73678,"taxableLand":18522,"taxableImprovement":73678,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":93100,"taxable":93100,"land":18703,"improvement":74397,"taxableLand":18703,"taxableImprovement":74397,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":93100,"taxable":93100,"land":18703,"improvement":74397,"taxableLand":18703,"taxableImprovement":74397,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":93100,"taxable":93100,"land":18703,"improvement":74397,"taxableLand":18703,"taxableImprovement":74397,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":164100,"taxable":164100,"land":32800,"improvement":131300,"taxableLand":32800,"taxableImprovement":131300,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":164100,"taxable":164100,"land":32800,"improvement":131300,"taxableLand":32800,"taxableImprovement":131300,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":146400,"taxable":146400,"land":29280,"improvement":117120,"taxableLand":29280,"taxableImprovement":117120,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":146400,"taxable":146400,"land":29280,"improvement":117120,"taxableLand":29280,"taxableImprovement":117120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":164100,"taxable":164100,"land":32800,"improvement":131300,"taxableLand":32800,"taxableImprovement":131300,"exemptLand":0,"exemptImprovement":0}],"taxNow":2049,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"430405","date":"2012-10-02","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-01-24","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING WALLS, REPLACE ROOF COVERING 800SF WITH EXISTING MATERIAL TO REMAIN, REPLACE WINDOWS IN EXISTING OPENINGS FOR AND FLOOR FOR RESIDENTIAL APARTMENT ONLY AND STUCCO EXTERIOR 500SF"},{"number":"432112","date":"2012-10-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-04-28","scope":"ROUGH IN & FINISH 2 TOILETS, 2 VANITYS, 1 TUB/SHOWER, 1 KITCHEN SINK AND 2 HOT WATER HEATER (MIXED USE)"},{"number":"435412","date":"2012-11-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-11-01","scope":"FOR THE USE OF A COMMERCIAL SPACE (RETAIL SALE OF PET SUPPLIES) ON THE FIRST FLOOR AND TO LEGALIZE THE USE OF A DWELLING UNIT ON THE SECOND FLOOR IN AN EXISTING ATTACHED STRUCTURE. NO CHANGE IN HEIGHT OF EXISTING BUILDING."},{"number":"431530","date":"2012-11-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-01-29","scope":"INTERIOR ALTERATIONS TO THE FIRST AND SECOND FLOOR, ALTERATIONS TO INCLUDE ACCESSIBILITY IMPROVEMENTS TO THE BATHROOM ON THE FIRST FLOOR. ALL PROPOSED ALTERATIONS SHALL BE DONE PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, PLUMBING AND ELECTRICAL WORK."},{"number":"443739","date":"2012-12-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-01-29","scope":"INSTALL A NEW GOODMAN 4-TON AIR HANDLER AND HEAT PUMP SYSTEM ON THE 1ST FLOOR - ALSO, INSTALL A GOODMAN 1.5-TON AIR HANDLER AND HEATPUMP SYSTEM ON THE 2ND FLOOR - ALL NEW SUPPLY AND RETURN DUCTWORK WILL BE INSTALLED - NO PENETRATIONS WILL BE MADE THROUGH FIRE-RATED ASSEMBLIES"},{"number":"441756","date":"2013-01-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-01-07","scope":"ALL NEW ELECTRIC INSTALLATIONS;NEW 200AMP SVC,NEW 200AMP SUB PANEL(1ST FL)NEW 100AMP SUB PANEL(2ND FL) AS PER 2008 NEC (MIXED USE)"},{"number":"ZP-2025-001971","date":"2025-03-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"ZP-2026-000371","date":"2026-03-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries; Retail Sales - Consumer Goods; Retail Sales - Food, Beverages, and Groceries - Farmer's Market"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Use"},{"y":2012,"k":"appeal","w":"Appeal filed"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"viol","w":"6 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"856122","type":"Rental","status":"Inactive","businessName":"Mahari Yared Dev. Co.","legalName":"Mahari Yared Dev. Co.","address":"506 S 52ND ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2020-11-23","latestIssueDate":"2025-02-28","expirationDate":"2025-11-22","inactiveDate":"2026-01-21"},{"number":"1000870","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"Adulis Habu Store LLC","legalName":"Adulis Habu Store LLC","address":"506 S 52ND ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2026-03-03","latestIssueDate":"2026-03-03","expirationDate":"2027-03-02","inactiveDate":null}],"licenseActivity":[{"number":"1000870","type":"Food Establishment, Retail Permanent Location","businessName":"Adulis Habu Store LLC","legalName":"Adulis Habu Store LLC","issuedDate":"2026-03-03","latestIssueDate":"2026-03-03","closureDate":null,"expirationDate":"2027-03-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"856122","type":"Rental","businessName":"Mahari Yared Dev. Co.","legalName":"Mahari Yared Dev. Co.","issuedDate":"2020-11-23","latestIssueDate":"2025-02-28","closureDate":"2026-01-21","expirationDate":"2025-11-22","inactiveDate":"2026-01-21","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 76% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $93,100 to $164,100","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #435412: 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-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":"7 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 23, 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":"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":"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 3 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 12, 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/"}]}