{"asOf":"2026-07-28T02:23:27.496Z","block":"4300-4399 MAIN ST","blockUrl":"https://philadelphia.blockreport.homes/block/4300-4399-main-st","address":"4324 MAIN ST","parcelNumber":"871274800","source":"https://property.phila.gov/?p=871274800","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":"LB ESTATES LLC","coOwner":null,"marketValue":355700,"landAssessment":71100,"improvementAssessment":284600,"livableArea":2239,"yearBuilt":1900,"lastSale":{"price":650000,"date":"2025-10-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"2141645","date":"2011-03-08","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2141646","date":"2011-03-08","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2607776","date":"2012-02-01","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2950096","date":"2012-07-09","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2025-041655","date":"2025-06-03","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"COMPLIED","resolutionDate":"2025-09-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-041657","date":"2025-06-03","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-09-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-041654","date":"2025-06-03","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"CLOSED","resolutionDate":"2025-07-17","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-041656","date":"2025-06-03","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-09-12","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"268499","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2011-03-08","completedDate":"2016-07-20","violations":[{"number":"2141645","date":"2011-03-08","code":"A-301.1/3","title":"PERMB- ALTER REP'R EXT PORTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2141646","date":"2011-03-08","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"314793","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2012-02-03","completedDate":null,"violations":[{"number":"2607776","date":"2012-02-01","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"337819","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2012-07-10","completedDate":null,"violations":[{"number":"2950096","date":"2012-07-09","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-055515","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-06-09","completedDate":"2025-09-26","violations":[{"number":"VI-2025-041655","date":"2025-06-03","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"COMPLIED","resolutionDate":"2025-09-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-041657","date":"2025-06-03","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-09-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-041654","date":"2025-06-03","code":"6-301(4)(B)","title":"FOOD - RETAIL ESTABLISHMENTS PERMANENT LICENSE","status":"CLOSED","resolutionDate":"2025-07-17","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-041656","date":"2025-06-03","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-09-12","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2011,"n":2,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2025,"n":4,"worst":null}],"investigations":[{"caseNumber":"268499","date":"2011-03-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"268499","date":"2011-05-12","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"268499","date":"2011-07-14","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"268499","date":"2011-11-03","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"314793","date":"2012-02-01","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"314793","date":"2012-03-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"314793","date":"2012-04-23","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"337819","date":"2012-07-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"337819","date":"2012-08-16","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"314793","date":"2012-10-11","type":"PRECOURT","status":"FAILED"},{"caseNumber":"337819","date":"2012-10-17","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"337819","date":"2013-09-27","type":"PRECOURT","status":"FAILED"},{"caseNumber":"304874","date":"2016-04-26","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"304874","date":"2016-05-31","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"304874","date":"2016-08-24","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2025-055515","date":"2025-06-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-055515","date":"2025-09-26","type":null,"status":"PASSED"}],"inspYears":[{"y":2011,"fails":1,"passes":1},{"y":2012,"fails":5,"passes":0},{"y":2013,"fails":1,"passes":0},{"y":2016,"fails":0,"passes":3},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02498942646579,"lng":-75.22300690808649,"geom":{"type":"Polygon","coordinates":[[[-75.222900332,40.025079841],[-75.223048734,40.024860345],[-75.223107829,40.024909525],[-75.222972809,40.02510923],[-75.222900332,40.025079841]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-013613","type":"Fire Alarm Certification","inspectionDate":"2022-09-14","result":"Certified","expirationDate":"2023-09-14","buildingId":"1158357"},{"number":"BC-2025-022582","type":"Fire Alarm Certification","inspectionDate":"2025-07-28","result":"Certified","expirationDate":"2026-07-28","buildingId":"1158357"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19127","beds":null,"baths":null,"stories":null,"lotArea":1975,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"821 N WOODSTOCK ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT/ CERTIFICATE FOR THE CREATION OF AN EAT-IN & TAKE OUT RESTAURANT 1ST FLOOR IN THE SAME BUILDING AS AN EXISTING VACANT FLOOR, NO SIGNS ON THIS APPLICATION.","status":"CLOSED","outcome":"Withdrawn","date":"2012-02-08","number":"15566","relatedPermit":"341438"},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2026-03-25","number":"HA-2025-002727","relatedPermit":null},{"type":"ZBA Permit Denial - Special Exception","grounds":"Special Exception for the proposed use, Animal Services, on the first floor of an existing structure.\n\nNo change to other previously approved uses.","status":"Completed","outcome":"Granted","date":"2026-01-29","number":"ZP-2025-006833","relatedPermit":"ZP-2025-006833"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":296000,"taxable":296000,"land":69100,"improvement":226900,"taxableLand":69100,"taxableImprovement":226900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":296000,"taxable":296000,"land":69100,"improvement":226900,"taxableLand":69100,"taxableImprovement":226900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":340000,"taxable":260000,"land":68000,"improvement":272000,"taxableLand":68000,"taxableImprovement":192000,"exemptLand":0,"exemptImprovement":80000},{"y":2019,"v":340000,"taxable":260000,"land":68000,"improvement":272000,"taxableLand":68000,"taxableImprovement":192000,"exemptLand":0,"exemptImprovement":80000},{"y":2020,"v":340000,"taxable":260000,"land":68000,"improvement":272000,"taxableLand":68000,"taxableImprovement":192000,"exemptLand":0,"exemptImprovement":80000},{"y":2021,"v":340000,"taxable":260000,"land":68000,"improvement":272000,"taxableLand":68000,"taxableImprovement":192000,"exemptLand":0,"exemptImprovement":80000},{"y":2022,"v":340000,"taxable":260000,"land":68000,"improvement":272000,"taxableLand":68000,"taxableImprovement":192000,"exemptLand":0,"exemptImprovement":80000},{"y":2023,"v":307500,"taxable":236160,"land":61500,"improvement":246000,"taxableLand":61500,"taxableImprovement":174660,"exemptLand":0,"exemptImprovement":71340},{"y":2024,"v":307500,"taxable":236160,"land":61500,"improvement":246000,"taxableLand":61500,"taxableImprovement":174660,"exemptLand":0,"exemptImprovement":71340},{"y":2025,"v":304300,"taxable":233702,"land":60860,"improvement":243440,"taxableLand":60860,"taxableImprovement":172842,"exemptLand":0,"exemptImprovement":70598},{"y":2026,"v":304300,"taxable":233702,"land":60860,"improvement":243440,"taxableLand":60860,"taxableImprovement":172842,"exemptLand":0,"exemptImprovement":70598},{"y":2027,"v":355700,"taxable":273166,"land":71100,"improvement":284600,"taxableLand":71100,"taxableImprovement":202066,"exemptLand":0,"exemptImprovement":82534}],"taxNow":3271,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"48132","date":"2007-02-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"NEW SLAB ON GRADE AS PER PLANS FOR P.H.C."},{"number":"71329","date":"2007-05-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"PERMIT PERTAINS TO EXTERIOR WORK APPROVED BY PHC ONLY. SEPARATE PERMITS REQUIRED PRIOR TO OCCUPANCY OF 4324, & 4328 MAIN ST.(VACANT BLDGS.)"},{"number":"185353","date":"2009-03-31","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR DEMO OF NON BEARING WALLS 1ST AND 2ND FLOOR."},{"number":"211010","date":"2009-04-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"PERMIT PERTAINS TO EXTERIOR WORK APPROVED BY PHC ONLY. SEPARATE PERMITS REQUIRED PRIOR TO OCCUPANCY OF 4324, & 4328 MAIN ST.(VACANT BLDGS.)"},{"number":"603221","date":"2015-04-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-02-24","scope":"UPGRADE SERVICE FROM 100AMP TO 200AMP AS PER 2008 NORTH DISTRICT"},{"number":"764557","date":"2017-05-03","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2017-12-28","scope":"LEVEL II ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE A RETAIL PET STORE ON THE FIRST FLOOR AND LOWER LEVEL TO INCLUDE ADDITION OF REAR DECK AND INSTALLATION OF NEW STAIRS TO EXISTING SECOND FLOOR DWELLING UNIT AS PER APPROVED PLANS. BUILDING NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP WORK**"},{"number":"780282","date":"2017-05-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-12-20","scope":"INSTALL TWO HVAC DUCTLESS MINI SPLIT SYSTEMS, PER HISTORICAL COMMISSION, CONDENSING UNITS TO BE PLACED ON GROUND AT REAR, CLOSE TO THE BUILDING, NO OTHER WORK TO THE EXTERIOR."},{"number":"779771","date":"2017-05-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-28","scope":"REPLACEMENT OF DRAINS APARTMENT BATHROOM AND 1ST FLOOR BUSINESS: 2- TOILETS, 2- LAV SINKS, 1- SHOWER STALL"},{"number":"783146","date":"2017-06-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-12-28","scope":"INSTALL GENERAL LIGHTING SWITCHES AND RECEPTACLES USING EXISTING SERVICE"},{"number":"795357","date":"2017-07-14","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-12-28","scope":"AMEND ADDITION PERMIT NO. 764557 TO INCLUDE 2-HOUR RATED ASSEMBLY SURROUNDING STEEL BEAM (UL N501) SUPPORTING SECOND FLOOR AS PER APPROVED PLANS."},{"number":"ZP-2022-007394","date":"2022-07-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Pets and Pet Supplies"},{"number":"AP-2022-006399","date":"2022-08-09","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"FOR A CERTIFICATE OF OCCUPANCY FOR A RETAIL PET STORE ON THE FIRST FLOOR AND LOWER LEVEL BUSINESS AND PROFESSIONAL USE WITH AN EXISTING SINGLE-FAMILY DWELLING ON THE 2ND FLOOR. NO WORK THIS PERMIT."},{"number":"ZP-2025-006833","date":"2026-01-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Animal Services"}],"storyTag":"Improved","storyDelta":-0.19,"timeline":[{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Administrative"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2022,"k":"sale","p":582500},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"sale","p":650000},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal granted"},{"y":2026,"k":"appeal","w":"Appeal complete"}],"rented":false,"licenses":[{"number":"917191","type":"Rental","status":"Inactive","businessName":"Pet Friendly Bakery LLC","legalName":"Pet Friendly Bakery LLC","address":"4324 MAIN ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2023-02-20","latestIssueDate":"2025-09-29","expirationDate":"2026-02-19","inactiveDate":"2026-04-20"}],"licenseActivity":[{"number":"917191","type":"Rental","businessName":"Pet Friendly Bakery LLC","legalName":"Pet Friendly Bakery LLC","issuedDate":"2023-02-20","latestIssueDate":"2025-09-29","closureDate":"2026-04-20","expirationDate":"2026-02-19","inactiveDate":"2026-04-20","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","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":"Appeal #ZP-2025-006833: Completed · Granted; related permit ZP-2025-006833.","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":"5 permits not marked completed: 48132 (EXPIRED), 71329 (EXPIRED), 185353 (EXPIRED), 211010 (EXPIRED), AP-2022-006399 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 28, 2026","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-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":"8 failed, 5 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 26, 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":"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 8 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/"}],"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/"}]}