{"asOf":"2026-07-24T23:18:52.788Z","block":"2400-2499 RHAWN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2400-2499-rhawn-st","address":"2400-04 RHAWN ST","parcelNumber":"871247500","source":"https://property.phila.gov/?p=871247500","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"E30","buildingCodeNew":"816","buildingClass":"DET OFF/STR 2 STY MASONRY","buildingClassNew":"DET MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"CHEN YING","coOwner":null,"marketValue":522000,"landAssessment":104400,"improvementAssessment":417600,"livableArea":3600,"yearBuilt":1925,"lastSale":{"price":429900,"date":"2018-10-17T04:00:00Z"},"openViolations":0,"violations":[{"number":"1112682","date":"2007-12-10","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1112681","date":"2007-12-10","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1490139","date":"2009-09-09","code":"FC-907.3/21","title":"AFDS-REQD EXIST MIX RES/NON-R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1715831","date":"2009-09-16","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1715830","date":"2009-09-16","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1715829","date":"2009-09-16","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1715828","date":"2009-09-16","code":"FC-907.3/21","title":"AFDS-REQD EXIST MIX RES/NON-R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1715826","date":"2009-09-16","code":"FC-1011.2/1","title":"EXIT SIGN ILLUMINATION REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1715825","date":"2009-09-16","code":"FC-908.7/2","title":"CO DETECT INFO SHEET NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1715824","date":"2009-09-16","code":"FC-908.7/1","title":"CO DETECTOR NEEDED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1715823","date":"2009-09-16","code":"FC-906.2/2","title":"FIRE EXTING-NEEDS INSP/TAG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1715827","date":"2009-09-16","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1715832","date":"2009-09-16","code":"FC-907.3/1","title":"FA-INSTALL REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-013065","date":"2024-02-29","code":"A-701.1/3","title":"NEW USE OCCUPIED PRIOR TO CO","status":"COMPLIED","resolutionDate":"2024-04-27","resolution":"COMPLIED - 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OWNER REPAIR"},{"number":"VI-2024-013066","date":"2024-02-29","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-04-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-013067","date":"2024-02-29","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-04-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-013068","date":"2024-02-29","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-04-27","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-013069","date":"2024-02-29","code":"F-604.5 ","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2024-04-27","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-037562","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"NPU AFTER HOURS INVESTIGATOR","status":"CLOSED","createdDate":"2024-04-29","completedDate":"2024-05-28","violations":[{"number":"VI-2024-030525","date":"2024-04-27","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2024-05-24","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2009,"n":11,"worst":null},{"y":2024,"n":6,"worst":null}],"investigations":[{"caseNumber":"138954","date":"2007-12-10","type":"BC INSP","status":"FAILED"},{"caseNumber":"138954","date":"2008-09-29","type":"BC INSP","status":"FAILED"},{"caseNumber":"138954","date":"2008-09-29","type":"BC INSP","status":"CLOSED"},{"caseNumber":"138954","date":"2008-10-17","type":"ADMIN INSP","status":"PASSED"},{"caseNumber":"213676","date":"2009-09-09","type":"CI INSP","status":"FAILED"},{"caseNumber":"214626","date":"2009-09-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"213676","date":"2009-10-09","type":"CI INSP","status":"FAILED"},{"caseNumber":"213676","date":"2009-11-09","type":"CI INSP","status":"PASSED"},{"caseNumber":"214626","date":"2010-05-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"214626","date":"2010-06-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"214626","date":"2010-07-16","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2024-015942","date":"2024-02-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-015942","date":"2024-04-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-015942","date":"2024-04-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-037562","date":"2024-04-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-037562","date":"2024-05-28","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":1,"passes":1},{"y":2009,"fails":3,"passes":1},{"y":2010,"fails":1,"passes":1},{"y":2024,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.057423029311565,"lng":-75.04842075521435,"geom":{"type":"Polygon","coordinates":[[[-75.048265378,40.057378351],[-75.048248198,40.057368807],[-75.048301684,40.057313209],[-75.048593831,40.057479203],[-75.048543309,40.057533066],[-75.048265378,40.057378351]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2023-004172","type":"Fire Alarm Certification","inspectionDate":"2023-02-14","result":"Certified","expirationDate":"2024-02-14","buildingId":"1296194"},{"number":"BC-2024-006914","type":"Fire Alarm Certification","inspectionDate":"2024-03-14","result":"Certified","expirationDate":"2025-03-14","buildingId":"1296194"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19152","beds":null,"baths":null,"stories":null,"lotArea":2500,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3105 GUILFORD ST, PHILADELPHIA PA, 19152","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the proposed use, Group Medical Practitioner, within an existing structure.\n\nNo change to other previously approved uses.","status":"Completed","outcome":"Granted with conditions","date":"2026-07-07","number":"ZP-2025-012853","relatedPermit":"ZP-2025-012853"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":342000,"taxable":342000,"land":50000,"improvement":292000,"taxableLand":50000,"taxableImprovement":292000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":342000,"taxable":342000,"land":50000,"improvement":292000,"taxableLand":50000,"taxableImprovement":292000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":369800,"taxable":369800,"land":73960,"improvement":295840,"taxableLand":73960,"taxableImprovement":295840,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":352200,"taxable":352200,"land":70440,"improvement":281760,"taxableLand":70440,"taxableImprovement":281760,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":355700,"taxable":355700,"land":71140,"improvement":284560,"taxableLand":71140,"taxableImprovement":284560,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":355700,"taxable":355700,"land":71140,"improvement":284560,"taxableLand":71140,"taxableImprovement":284560,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":355700,"taxable":355700,"land":71140,"improvement":284560,"taxableLand":71140,"taxableImprovement":284560,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":307300,"taxable":307300,"land":61460,"improvement":245840,"taxableLand":61460,"taxableImprovement":245840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":307300,"taxable":307300,"land":61460,"improvement":245840,"taxableLand":61460,"taxableImprovement":245840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":393300,"taxable":393300,"land":78660,"improvement":314640,"taxableLand":78660,"taxableImprovement":314640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":393300,"taxable":393300,"land":78660,"improvement":314640,"taxableLand":78660,"taxableImprovement":314640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":522000,"taxable":522000,"land":104400,"improvement":417600,"taxableLand":104400,"taxableImprovement":417600,"exemptLand":0,"exemptImprovement":0}],"taxNow":5505,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"243235","date":"2009-11-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-03-15","scope":"1 FIRE CONTROL, 1 KEYPAD, 8 SMOKE DETECTORS, 5 MANUAL PULL, 5 HORN/STROBES, 2 HORNS AS PER NFPA-72 (EAST DISTRICT)"},{"number":"374383","date":"2011-11-17","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-12-11","scope":"REMOVE AND REPLACE EXISTING PENT (NO GREATER THAN 18\" IN DEPTH) AND COVER WITH SHINGLES, SINGLE-PLY (COMMERCIAL)"},{"number":"415400","date":"2012-07-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-01-09","scope":"REPLACE LATERAL HOUSE TRAP AND MAIN INTO BUILDING"},{"number":"873634","date":"2018-05-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-05-07","scope":"USE TO A BARBER SHOP (PERSONAL SERVICES) ON FIRST FLOOR IN AN EXISTING TWO (2) STORY STRUCTURE WITH TWO (2) ONE 1 FAMILY HOUSEHOLD LIVING UNITS ABOVE."},{"number":"ZP-2022-010675","date":"2023-05-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"AP-2023-000088","date":"2023-06-15","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2025-12-12","scope":"FOR A CERTIFICATE OF OCCUPANCY FOR NEW RETAIL SPACE ON THE GROUND FLOOR WITH LAYOUT AS PER PLANS."},{"number":"ZP-2023-009588","date":"2023-10-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods"},{"number":"ZP-2023-000445","date":"2023-11-13","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A ONE (1) STATICALLY ILLUMINATED WALL AND ONE (1) DOUBLE FACED STATICALLY ILLUMINATED PROJECTING SIGN ONTO AN EXISTING ATTACHED STRUCTURE. SIZE & LOCATION AS PER THE APPROVED PLANS."},{"number":"CP-2023-006923","date":"2024-04-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-04-17","scope":"FOR THE LEGALIZATION OF LEVEL II INTERIOR ALTERATIONS AND FOR NEW ACCESSIBILITY-RELATED ALTERATIONS WITH A PARTIAL CHANGE IN OCCUPANCY TO GROUP M RETAIL SALES OF FOOD, BEVERAGES, & GROCERIES IN UNIT #4. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR M.E.P. WORK."},{"number":"PP-2023-014882","date":"2024-04-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-17","scope":"To correct plumbing in a commercial building. Replaced PVC pipe with Cast Iron no hub pipe. Work done by others."},{"number":"ZP-2025-012853","date":"2026-06-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Medical, Dental, and Health Practitioner - Group Medical, Dental, and Health Practitioner"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Use"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"6 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"}],"rented":true,"licenses":[{"number":"485978","type":"Rental","status":"Closed","businessName":"ANTONIOS GREVENITIS","legalName":"ANTONIOS GREVENITIS","address":"2400-04 RHAWN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2009-10-21","latestIssueDate":"2015-03-20","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"797951","type":"Rental","status":"Active","businessName":"YING  CHEN","legalName":"YING  CHEN ","address":"2400-04 RHAWN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2018-12-26","latestIssueDate":"2026-01-16","expirationDate":"2026-12-25","inactiveDate":null},{"number":"913384","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"Phat Exotic Inc","legalName":"Phat Exotic Inc","address":"2400-04 RHAWN ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2022-12-28","latestIssueDate":"2026-01-23","expirationDate":"2026-12-27","inactiveDate":null}],"licenseActivity":[{"number":"913384","type":"Food Establishment, Retail Permanent Location","businessName":"Phat Exotic Inc","legalName":"Phat Exotic Inc","issuedDate":"2022-12-28","latestIssueDate":"2026-01-23","closureDate":null,"expirationDate":"2026-12-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"797951","type":"Rental","businessName":"YING  CHEN","legalName":"YING  CHEN ","issuedDate":"2018-12-26","latestIssueDate":"2026-01-16","closureDate":null,"expirationDate":"2026-12-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"485978","type":"Rental","businessName":"ANTONIOS GREVENITIS","legalName":"ANTONIOS GREVENITIS","issuedDate":"2009-10-21","latestIssueDate":"2015-03-20","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":2,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["7 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2025-012853: Completed · Granted with conditions; related permit ZP-2025-012853. Use permit #873634: COMPLETED. The history also contains “NEW USE OCCUPIED PRIOR TO CO.”","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: AP-2023-000088 (Expired). At least one row also carries a completion date, so the City fields conflict.","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 Mar 14, 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":"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":"9 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 28, 2024.","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":"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 19 historical violations across 5 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/"}]}