{"asOf":"2026-07-27T23:46:12.818Z","block":"5000-5099 BALTIMORE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5000-5099-baltimore-ave","address":"5044 BALTIMORE AVE","parcelNumber":"871233000","source":"https://property.phila.gov/?p=871233000","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"LEFT FOOT LLC","coOwner":null,"marketValue":310700,"landAssessment":62100,"improvementAssessment":248600,"livableArea":2656,"yearBuilt":1925,"lastSale":{"price":201000,"date":"2021-11-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"3613940","date":"2008-09-03","code":"PM-307.1/2","title":"ROOF 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OBTAINED"},{"number":"VI-2022-086232","date":"2022-11-16","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-06-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-086233","date":"2022-11-16","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2025-06-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-086234","date":"2022-11-16","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2025-06-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-086235","date":"2022-11-16","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2025-06-11","resolution":"COMPLIED - PERMIT 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LICENSE","status":"COMPLIED","resolutionDate":"2025-07-15","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2020-076328","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2020-10-28","completedDate":"2022-12-28","violations":[{"number":"VI-2020-045274","date":"2020-10-29","code":"PM15-304.1(F)","title":"FOUNDATION DEFICIENCIES","status":"COMPLIED","resolutionDate":"2022-12-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-045272","date":"2020-10-29","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-12-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-045273","date":"2020-10-29","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-12-28","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2021-095762","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-09-30","completedDate":"2022-12-28","violations":[{"number":"VI-2021-068752","date":"2021-09-30","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-12-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-068750","date":"2021-09-30","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2022-12-28","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-068751","date":"2021-09-30","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-12-28","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2022-115584","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2022-11-16","completedDate":"2025-06-11","violations":[{"number":"VI-2022-086231","date":"2022-11-16","code":"A-301.1/3","title":"ALTER EXTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-06-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-086232","date":"2022-11-16","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-06-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-086233","date":"2022-11-16","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2025-06-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-086234","date":"2022-11-16","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2025-06-11","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-086235","date":"2022-11-16","code":"A-301.1/46","title":"HVAC SYSTEM","status":"COMPLIED","resolutionDate":"2025-06-11","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2008,"n":3,"worst":"VACANT BLDG UNSEC/UNSAFE CSU"},{"y":2020,"n":4,"worst":"UNSAFE STRUCTURE"},{"y":2021,"n":3,"worst":null},{"y":2022,"n":5,"worst":null}],"investigations":[{"caseNumber":"177014","date":"2008-09-03","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"177014","date":"2009-01-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"177014","date":"2009-03-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"177014","date":"2013-05-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"177014","date":"2015-06-27","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"177014","date":"2015-06-29","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"177014","date":"2015-06-30","type":"CSUFINAL","status":"PASSED"},{"caseNumber":"726134","date":"2020-03-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"726134","date":"2020-04-23","type":null,"status":"FAILED"},{"caseNumber":"726134","date":"2020-06-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-076328","date":"2020-10-29","type":null,"status":"FAILED"},{"caseNumber":"726134","date":"2021-01-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-076328","date":"2021-09-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-095762","date":"2021-09-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-095762","date":"2022-03-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-115584","date":"2022-11-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-076328","date":"2022-12-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-095762","date":"2022-12-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-115584","date":"2023-01-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-115584","date":"2023-02-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-115584","date":"2025-06-11","type":null,"status":"PASSED"},{"caseNumber":"726134","date":"2025-07-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":2,"passes":0},{"y":2013,"fails":1,"passes":0},{"y":2015,"fails":1,"passes":2},{"y":2020,"fails":4,"passes":0},{"y":2021,"fails":3,"passes":0},{"y":2022,"fails":2,"passes":2},{"y":2023,"fails":2,"passes":0},{"y":2025,"fails":0,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9475670503913,"lng":-75.22473813154019,"geom":{"type":"Polygon","coordinates":[[[-75.224689816,39.947443818],[-75.224701017,39.947435441],[-75.224706832,39.947461602],[-75.224749571,39.947460076],[-75.22478546,39.947675015],[-75.224728711,39.947681003],[-75.224689816,39.947443818]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":3,"lotArea":1365,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"829 S 48TH ST, PHILADELPHIA PA, 19143","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":23900,"taxable":23900,"land":19500,"improvement":4400,"taxableLand":19500,"taxableImprovement":4400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":23900,"taxable":23900,"land":19500,"improvement":4400,"taxableLand":19500,"taxableImprovement":4400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":138900,"taxable":138900,"land":27780,"improvement":111120,"taxableLand":27780,"taxableImprovement":111120,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":143000,"taxable":143000,"land":28826,"improvement":114174,"taxableLand":28826,"taxableImprovement":114174,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":144400,"taxable":144400,"land":29108,"improvement":115292,"taxableLand":29108,"taxableImprovement":115292,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":144400,"taxable":144400,"land":29108,"improvement":115292,"taxableLand":29108,"taxableImprovement":115292,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":144400,"taxable":144400,"land":29108,"improvement":115292,"taxableLand":29108,"taxableImprovement":115292,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":151600,"taxable":151600,"land":30300,"improvement":121300,"taxableLand":30300,"taxableImprovement":121300,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":151600,"taxable":151600,"land":30300,"improvement":121300,"taxableLand":30300,"taxableImprovement":121300,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":286900,"taxable":174571,"land":57400,"improvement":229500,"taxableLand":57400,"taxableImprovement":117171,"exemptLand":0,"exemptImprovement":112329},{"y":2026,"v":286900,"taxable":174571,"land":57400,"improvement":229500,"taxableLand":57400,"taxableImprovement":117171,"exemptLand":0,"exemptImprovement":112329},{"y":2027,"v":310700,"taxable":189022,"land":62100,"improvement":248600,"taxableLand":62100,"taxableImprovement":126922,"exemptLand":0,"exemptImprovement":121678}],"taxNow":2444,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"726870","date":"2017-05-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-08-29","scope":"FOR ALTERATIONS TO EXISTING FIRST FLOOR STOREFRONT AS PER PLANS; INSTALL TWO (2) EXTERIOR DOORS, REPLACE ONE (1) STOREFRONT WINDOW, NEW PARTITION, STEPS TO STOREFRONT DOOR, OVERHANGING LIGHTS; NO OTHER WORK ON THIS PERMIT; BUILDING IS CURRENTLY NOT SPRINKLERED; SEPARATE PERMITS REQUIRED FOR ANY OTHER WORK."},{"number":"CP-2020-006588","date":"2022-05-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-11-25","scope":"MAKE SAFE PERMIT- TO MAKE SAFE AS PER SUBMITTED PLANS AND as per Engineer's report to rebuild the damaged massonry wall at the rear side and repair building envolope to resolve case #CF-2021-095762. Abutting sidewalk must be closed with fencing a minimum of 6' in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case #CF-2021-095762. In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.\""},{"number":"ZP-2023-001568","date":"2023-02-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional; Residential - Household Living - Two-Family"},{"number":"CP-2023-000555","date":"2023-08-31","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-12-17","scope":"LEVEL II ALTERATIONS WITH ESTABLISHMENT OF OCCUPANCY FOR A SHELL COMMERCIAL SPACE (FIT-OUT REQUIRED PRIOR TO OCCUPANCY) ON THE FIRST FLOOR AND TWO (2) DWELLING UNITS ABOVE AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"PP-2023-014090","date":"2024-01-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-12-17","scope":"REPLACE 2 toilets, 2 vanities, 1 shower/tub, 1 kitchen Sink & 1 laundry sink"},{"number":"EP-2023-011875","date":"2024-02-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-06","scope":"INSTALL A 400 AMP SERVICE, (4) GANG METER BANK, (1) 200 AMP PANEL & FEEDER, (2) 125 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS, SHELL COMMERCIAL SPACE & TWO DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES SENSORS, RECEPTACLES, & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"MP-2024-001240","date":"2024-04-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-12-17","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING AN AIR HANDLER UNIT, HEAT PUMP, REGISTERS AND DIFFUSERS WITH ASSOCIATED DUCTWORK AS PER PLANS."},{"number":"ZP-2024-012464","date":"2024-12-11","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"}],"storyTag":"New construction","storyDelta":12.4,"timeline":[{"y":2021,"k":"sale","p":201000},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"5 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"insp","w":"Inspection passed ×2"}],"rented":true,"licenses":[{"number":"0981704","type":"Rental","status":"Active","businessName":"LEFT FOOT LLC","legalName":"LEFT FOOT LLC","address":"5044 BALTIMORE AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-06-16","latestIssueDate":"2026-07-18","expirationDate":"2027-06-15","inactiveDate":null}],"licenseActivity":[{"number":"0981704","type":"Rental","businessName":"LEFT FOOT LLC","legalName":"LEFT FOOT LLC","issuedDate":"2025-06-16","latestIssueDate":"2026-07-18","closureDate":null,"expirationDate":"2027-06-15","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 7 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2022, 2023, 2024"],"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":"The record identifies more than one dwelling/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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 15 historical violations across 5 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"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 1925 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":"16 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 15, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}