{"asOf":"2026-07-28T02:21:19.683Z","block":"2400-2499 N 54TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-n-54th-st","address":"2451 N 54TH ST","parcelNumber":"871238450","source":"https://property.phila.gov/?p=871238450","ownerType":"owner-occupied","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":"FREEMAN RONALD J","coOwner":"ESTELLE H/W","marketValue":173200,"landAssessment":34600,"improvementAssessment":138600,"livableArea":2038,"yearBuilt":1920,"lastSale":{"price":57000,"date":"1984-05-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"797902","date":"2007-12-06","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-098885","date":"2024-12-12","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"COMPLIED","resolutionDate":"2025-05-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-098884","date":"2024-12-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-04-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"5030357","date":"2019-05-08","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"142011","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-01-11","completedDate":"2008-01-11","violations":[{"number":"797902","date":"2007-12-06","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-127449","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-12-16","completedDate":"2025-05-09","violations":[{"number":"VI-2024-098885","date":"2024-12-12","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"COMPLIED","resolutionDate":"2025-05-02","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-098884","date":"2024-12-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-04-28","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"909895","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"5030357","date":"2019-05-08","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2019,"n":1,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"142011","date":"2007-12-06","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2024-127449","date":"2024-12-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-127449","date":"2025-02-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-127449","date":"2025-03-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-127449","date":"2025-05-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-127449","date":"2025-05-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":0,"passes":1},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.995640617930526,"lng":-75.23375518632322,"geom":{"type":"Polygon","coordinates":[[[-75.233939508,39.995554644],[-75.233945938,39.995597744],[-75.233625625,39.995743889],[-75.233606789,39.995632897],[-75.233939508,39.995554644]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-011141","type":"Fire Alarm Certification","inspectionDate":"2025-01-16","result":"Certified","expirationDate":"2026-01-16","buildingId":"1551001"},{"number":"BC-2025-011734","type":"Special Hazards Certification","inspectionDate":"2025-04-29","result":"Certified","expirationDate":"2026-04-29","buildingId":"1551001"},{"number":"BC-2025-027506","type":"Special Hazards Certification","inspectionDate":"2025-10-14","result":"Certified","expirationDate":"2026-10-14","buildingId":"1551001"},{"number":"BC-2026-002993","type":"Fire Alarm Certification","inspectionDate":"2026-02-03","result":"Certified","expirationDate":"2027-02-03","buildingId":"1551001"},{"number":"BC-2026-013262","type":"Special Hazards Certification","inspectionDate":"2026-04-02","result":"Certified","expirationDate":"2027-04-02","buildingId":"1551001"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19131","beds":null,"baths":null,"stories":null,"lotArea":3355,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2451 N 54TH ST, PHILADELPHIA PA, 19131","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":305700,"taxable":305700,"land":28200,"improvement":277500,"taxableLand":28200,"taxableImprovement":277500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":305700,"taxable":305700,"land":28200,"improvement":277500,"taxableLand":28200,"taxableImprovement":277500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":110200,"taxable":110200,"land":22040,"improvement":88160,"taxableLand":22040,"taxableImprovement":88160,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":209900,"taxable":209900,"land":42227,"improvement":167673,"taxableLand":42227,"taxableImprovement":167673,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":211900,"taxable":211900,"land":42629,"improvement":169271,"taxableLand":42629,"taxableImprovement":169271,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":211900,"taxable":211900,"land":42629,"improvement":169271,"taxableLand":42629,"taxableImprovement":169271,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":211900,"taxable":211900,"land":42629,"improvement":169271,"taxableLand":42629,"taxableImprovement":169271,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":146000,"taxable":146000,"land":29200,"improvement":116800,"taxableLand":29200,"taxableImprovement":116800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":146000,"taxable":146000,"land":29200,"improvement":116800,"taxableLand":29200,"taxableImprovement":116800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":152300,"taxable":152300,"land":30460,"improvement":121840,"taxableLand":30460,"taxableImprovement":121840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":152300,"taxable":152300,"land":30460,"improvement":121840,"taxableLand":30460,"taxableImprovement":121840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":173200,"taxable":173200,"land":34600,"improvement":138600,"taxableLand":34600,"taxableImprovement":138600,"exemptLand":0,"exemptImprovement":0}],"taxNow":2132,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"902621","date":"2018-08-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-08-15","scope":"USE TO SIT DOWN RESTAURANT ON THE FIRST FLOOR"},{"number":"909892","date":"2018-10-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-05-14","scope":"FOR ALTERATIONS TO AN EXISTING GRD FLR TENANT SPACE TO INCLUDE INSTALLATION OF ACCESSIBLE RESTROOMS AND SERVICE COUNTERS, FIRE-RATED SHAFT ENCLOSURE ASSEMBLIES, INTERIOR PARTITION WALLS, AND WALL/FLOOR/CEILING FINISHING. (IEBC 2009, WORK-AREA METHOD, LVL II ALTERATIONS) **SEPARATE PERMITS REQUIRED FOR PLUMBING, ELECTRICAL, MECHANICAL, AND TYPE I & II KITCHEN EXHAUST HOOD SYSTEM INSTALLATIONS.**"},{"number":"909851","date":"2018-10-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-23","scope":"INSTALL OUTLETS,SWITCHES,LIGHTING,METER AND APPLIANCES CONNECTING TO NEW 200AMOP PANEL AND EXISTING SERVICES AND ALL NECESSARY BONDING AND GROUNDING PER 2008 NEC (COMMERICAL)INSTALL NEW DEVICES FOR FIRE ALARM CONNECTING TO EXISTING PANEL PER NFPA 72"},{"number":"909893","date":"2018-11-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-08","scope":"ALTERATIONS: INTERIOR PLUMBING; GRD FLR TENANT SPACE (RESTAURANT) TO INCLUDE INSTALLATION OF ACCESSIBLE RESTROOMS; 2 TOILETS,2 LAV SINKS,1 GREASE TRAP,1 FLOOR DRAIN,1 HWH,1 DISHWASHER AND 3 SERVICE SINKS THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"930706","date":"2018-11-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-08","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION IF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS. TO INSTALL (1) 90%FURNACE 120K BTU, 5 TON COIL AND CONDENSOR WITH DUCTWORK."},{"number":"937359","date":"2019-02-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-08","scope":"FOR THE INSTALLATION OF NEW HVAC MECHANICAL SYSTEMS TO INCLUDE AIR HANDLING UNITS, CONDENSING UNITS, EXHAUST FANS, REFRIGERANT LINES, MAKE UP AIR SUPPLY FANS, AND ASSOCIATED DUCTWORK. **SEPARATE PERMITS REQUIRED FOR KITCHEN EXHAUST HOOD SYSTEM.**"},{"number":"909895","date":"2019-02-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-30","scope":"FOR THE INSTALLATION OF A 9'-0\" TYPE I KITCHEN EXHAUST HOOD SERVING HEAVY-DUTY APPLIANCES. **SEPARATE PERMITS REQ'D FOR KITCHEN FIRE SUPPRESSION SYSTEM INSTALLATION.** (SEE AP#937359 FOR MECHANICAL SYSTEM INSTALLATION.)"},{"number":"930978","date":"2019-02-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-02-22","scope":"FLAT WALL SIGN 40\"X168\" 1-MOUNTING THE FRAM WITH STEEL TUBING CONNECT TO THE WALL BRIDK. 2-SECURING THE SIGN AND PUTTING THE SIGN COVER ON TOP."},{"number":"930982","date":"2019-02-22","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2019-04-26","scope":"MEASURE THE SIZE OF THE SIGN WHICH IS 40\"X168\", DESIGN THE SIGN, MANUFACTURE THE SIGN; MEOUNTING THE FRAME WITH STEEL TUBING CONNCT TO THE WALL BRICK BY GALVANIZED BOLT AND HOOK; SECURING IT AND PUTTING THE SIGN COVER ON TOP"},{"number":"966783","date":"2019-04-12","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-05-01","scope":"- FOR THE INSTALLATION OF NEW WET CHEMICAL KITCHEN FIRE SUPPRESSION SYSTEM AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"PP-2020-007220","date":"2020-08-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"permit","w":"Sign"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":false,"licenses":[{"number":"226146","type":"Rental","status":"Inactive","businessName":"FREEMAN RONALD & ESTELLE","legalName":"FREEMAN RONALD & ESTELLE","address":"2451 N 54TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-03-31","latestIssueDate":"2018-12-04","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"816797","type":"Food Preparing and Serving","status":"Closed","businessName":"FAT TUNA INC","legalName":"FAT TUNA INC","address":"2451 N 54TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-06-28","latestIssueDate":"2022-05-13","expirationDate":"2023-06-27","inactiveDate":null},{"number":"918233","type":"Food Preparing and Serving","status":"Inactive","businessName":"1st Fat Tuna Inc","legalName":"1st Fat Tuna Inc","address":"2451 N 54TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-03-07","latestIssueDate":"2024-02-21","expirationDate":"2025-03-06","inactiveDate":"2025-05-05"},{"number":"1011375","type":"Food Preparing and Serving","status":"Active","businessName":"Qun Fei Inc. (Fat Tuna)","legalName":"Qun Fei Inc.","address":"2451 N 54TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-06-26","latestIssueDate":"2026-06-26","expirationDate":"2027-06-25","inactiveDate":null}],"licenseActivity":[{"number":"1011375","type":"Food Preparing and Serving","businessName":"Qun Fei Inc. (Fat Tuna)","legalName":"Qun Fei Inc.","issuedDate":"2026-06-26","latestIssueDate":"2026-06-26","closureDate":null,"expirationDate":"2027-06-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"918233","type":"Food Preparing and Serving","businessName":"1st Fat Tuna Inc","legalName":"1st Fat Tuna Inc","issuedDate":"2023-03-07","latestIssueDate":"2024-02-21","closureDate":"2025-05-05","expirationDate":"2025-03-06","inactiveDate":"2025-05-05","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"816797","type":"Food Preparing and Serving","businessName":"FAT TUNA INC","legalName":"FAT TUNA INC","issuedDate":"2019-06-28","latestIssueDate":"2022-05-13","closureDate":"2023-06-27","expirationDate":"2023-06-27","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"226146","type":"Rental","businessName":"FREEMAN RONALD & ESTELLE","legalName":"FREEMAN RONALD & ESTELLE","issuedDate":"2003-03-31","latestIssueDate":"2018-12-04","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #902621: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: PP-2020-007220 (Issued).","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":"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":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 9, 2025.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #816797: Closed; Food Preparing and Serving #918233: Inactive since May 5, 2025","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 4 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 Feb 3, 2027; Special Hazards Certification: Certified through Apr 2, 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/"}]}