{"asOf":"2026-07-28T16:08:33.309Z","block":"7200-7299 CASTOR AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7200-7299-castor-ave","address":"7244 CASTOR AVE","parcelNumber":"871401225","source":"https://property.phila.gov/?p=871401225","ownerType":"absentee","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":"CHENG CHUN WAH","coOwner":"CHENG SO WAN","marketValue":291300,"landAssessment":58200,"improvementAssessment":233100,"livableArea":1844,"yearBuilt":1950,"lastSale":{"price":173500,"date":"2009-04-02T04:00:00Z"},"openViolations":1,"violations":[{"number":"1605028","date":"2010-03-02","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4512247","date":"2017-11-18","code":"FC-13-1003.3","title":"MEANS OF EGRESS OBSTRUCTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4512246","date":"2017-11-18","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4512248","date":"2017-11-18","code":"FC-13-1007.2","title":"EXIT SIGN ILLUMINATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4512249","date":"2017-11-18","code":"FC-13-906.1","title":"EXTINGUISHERS REQRD (SPECIFY)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4512250","date":"2017-11-18","code":"FC-13-907112","title":"FIRE ALARM REQ'D MIXED USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4512251","date":"2017-11-18","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4512252","date":"2017-11-18","code":"PM15-702.2","title":"FIRE SAFETY -EGRESS AISLES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4719601","date":"2017-11-18","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4719600","date":"2017-11-18","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"VI-2026-052510","date":"2026-07-10","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"227713","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-03-03","completedDate":"2010-03-03","violations":[{"number":"1605028","date":"2010-03-02","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"612705","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-11-18","completedDate":"2018-08-02","violations":[{"number":"4512247","date":"2017-11-18","code":"FC-13-1003.3","title":"MEANS OF EGRESS OBSTRUCTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4512246","date":"2017-11-18","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4512248","date":"2017-11-18","code":"FC-13-1007.2","title":"EXIT SIGN ILLUMINATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4512249","date":"2017-11-18","code":"FC-13-906.1","title":"EXTINGUISHERS REQRD (SPECIFY)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4512250","date":"2017-11-18","code":"FC-13-907112","title":"FIRE ALARM REQ'D MIXED USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4512251","date":"2017-11-18","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4512252","date":"2017-11-18","code":"PM15-702.2","title":"FIRE SAFETY -EGRESS AISLES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"612717","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2017-11-18","completedDate":"2018-08-02","violations":[{"number":"4719601","date":"2017-11-18","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4719600","date":"2017-11-18","code":"9-3902 (1)","title":"ONE AND TWO FAMILY (R3)","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-085469","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL BUSINESS COMPLIANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-13","completedDate":null,"violations":[{"number":"VI-2026-052510","date":"2026-07-10","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":1,"worst":null},{"y":2017,"n":9,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"227713","date":"2010-03-02","type":"BC INSP","status":"PASSED"},{"caseNumber":"612705","date":"2017-11-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"612717","date":"2017-11-18","type":"CI INSP","status":"FAILED"},{"caseNumber":"612717","date":"2018-06-21","type":"CI INSP","status":"FAILED"},{"caseNumber":"612717","date":"2018-07-30","type":"CI INSP","status":"PASSED"},{"caseNumber":"612705","date":"2018-08-02","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2026-085469","date":"2026-07-13","type":null,"status":"FAILED"}],"inspYears":[{"y":2010,"fails":0,"passes":1},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":1,"passes":2},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.050880876328705,"lng":-75.06684511068481,"geom":{"type":"Polygon","coordinates":[[[-75.066677512,40.050818698],[-75.066717464,40.050778556],[-75.067012044,40.050943319],[-75.066975905,40.050984113],[-75.066677512,40.050818698]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2021-002862","type":"Special Hazards Certification","inspectionDate":"2021-08-06","result":"Certified","expirationDate":"2022-08-06","buildingId":"1238723"},{"number":"BC-2022-002537","type":"Special Hazards Certification","inspectionDate":"2022-02-03","result":"Certified","expirationDate":"2023-02-03","buildingId":"1238723"},{"number":"BC-2022-011226","type":"Special Hazards Certification","inspectionDate":"2022-08-10","result":"Certified","expirationDate":"2023-08-10","buildingId":"1238723"},{"number":"BC-2023-003411","type":"Special Hazards Certification","inspectionDate":"2023-02-09","result":"Certified","expirationDate":"2024-02-09","buildingId":"1238723"},{"number":"BC-2023-016424","type":"Special Hazards Certification","inspectionDate":"2023-08-04","result":"Certified","expirationDate":"2024-08-04","buildingId":"1238723"},{"number":"BC-2024-005976","type":"Special Hazards Certification","inspectionDate":"2024-02-29","result":"Certified","expirationDate":"2025-02-28","buildingId":"1238723"},{"number":"BC-2025-005504","type":"Fire Alarm Certification","inspectionDate":"2025-03-03","result":"Certified","expirationDate":"2026-03-03","buildingId":"1238723"},{"number":"BC-2025-022945","type":"Special Hazards Certification","inspectionDate":"2025-08-31","result":"Certified","expirationDate":"2026-08-31","buildingId":"1238723"},{"number":"BC-2026-005613","type":"Special Hazards Certification","inspectionDate":"2026-02-28","result":"Certified","expirationDate":"2027-02-28","buildingId":"1238723"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19149","beds":null,"baths":null,"stories":null,"lotArea":1861,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"935 FRIENDSHIP ST, PHILADELPHIA PA, 19111","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":167000,"taxable":167000,"land":27900,"improvement":139100,"taxableLand":27900,"taxableImprovement":139100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":167000,"taxable":167000,"land":27900,"improvement":139100,"taxableLand":27900,"taxableImprovement":139100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":230400,"taxable":230400,"land":46080,"improvement":184320,"taxableLand":46080,"taxableImprovement":184320,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":199800,"taxable":199800,"land":39960,"improvement":159840,"taxableLand":39960,"taxableImprovement":159840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":201700,"taxable":201700,"land":40340,"improvement":161360,"taxableLand":40340,"taxableImprovement":161360,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":201700,"taxable":201700,"land":40340,"improvement":161360,"taxableLand":40340,"taxableImprovement":161360,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":201700,"taxable":201700,"land":40340,"improvement":161360,"taxableLand":40340,"taxableImprovement":161360,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":229400,"taxable":229400,"land":45880,"improvement":183520,"taxableLand":45880,"taxableImprovement":183520,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":229400,"taxable":229400,"land":45880,"improvement":183520,"taxableLand":45880,"taxableImprovement":183520,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":229900,"taxable":229900,"land":45980,"improvement":183920,"taxableLand":45980,"taxableImprovement":183920,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":229900,"taxable":229900,"land":45980,"improvement":183920,"taxableLand":45980,"taxableImprovement":183920,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":291300,"taxable":291300,"land":58200,"improvement":233100,"taxableLand":58200,"taxableImprovement":233100,"exemptLand":0,"exemptImprovement":0}],"taxNow":3218,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"237061","date":"2009-09-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-09-15","scope":"USE TO SHIPPING CENTER"},{"number":"470230","date":"2013-05-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-06-05","scope":"REPLACE CURB TRAP PA20131231385 (MIXED USE)"},{"number":"916078","date":"2018-12-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-29","scope":"INSTALL TYPE 1 COMMERCIAL EXHAUST HOOD SYSTEM W/ DUCT AND FANS.** CERTIFICATE OF OCCUPANCY REQUIRED PRIOR TO OCCUPANCY**"},{"number":"936247","date":"2018-12-19","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-03-29","scope":"EZ STANDARS KITCHEN FIRE SUPPRESSION- FOR THE INSTALLATION OF NEW WET CHEMICAL KITCHEN FIRE SUPPRESSION SYSTEM AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF"}],"storyTag":"Improved","storyDelta":0.58,"timeline":[{"y":2009,"k":"sale","p":173500},{"y":2009,"k":"permit","w":"Use"},{"y":2010,"k":"viol","w":"L&I violation"},{"y":2010,"k":"insp","w":"Inspection passed"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2017,"k":"viol","w":"9 L&I violations"},{"y":2017,"k":"insp","w":"Inspection failed ×2"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2018,"k":"permit","w":"Mechanical"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"203599","type":"Food Preparing and Serving","status":"Inactive","businessName":"WILLARD NUEL III (SOFT PRETZELS UNLIMITED)","legalName":"WILLARD NUEL III","address":"7244 CASTOR AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-06-13","latestIssueDate":"2002-06-13","expirationDate":"2003-04-30","inactiveDate":null},{"number":"207974","type":"Food Preparing and Serving","status":"Inactive","businessName":"SOFT PRETZEL BAKERY INC","legalName":"SOFT PRETZEL BAKERY INC","address":"7244 CASTOR AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-08-02","latestIssueDate":"2007-04-25","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"200418","type":"Food Establishment, Retail Permanent Location","status":"Closed","businessName":"SO WAN CHENG (CASTORS DOLLAR EXPRESS)","legalName":"SO WAN CHENG","address":"7244 CASTOR AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2004-08-02","latestIssueDate":"2017-05-11","expirationDate":"2018-04-30","inactiveDate":null},{"number":"792092","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"Etelberto Pena Balbuena..","legalName":"Etelberto Pena Balbuena..  ","address":"7244 CASTOR AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2018-10-17","latestIssueDate":"2018-10-17","expirationDate":"2019-10-16","inactiveDate":"2019-12-15"},{"number":"822924","type":"Food Preparing and Serving","status":"Active","businessName":"Etelberto Pena Balbuena..","legalName":"Etelberto Pena Balbuena..  ","address":"7244 CASTOR AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-09-05","latestIssueDate":"2025-09-15","expirationDate":"2026-09-04","inactiveDate":null}],"licenseActivity":[{"number":"822924","type":"Food Preparing and Serving","businessName":"Etelberto Pena Balbuena..","legalName":"Etelberto Pena Balbuena..  ","issuedDate":"2019-09-05","latestIssueDate":"2025-09-15","closureDate":null,"expirationDate":"2026-09-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"792092","type":"Food Establishment, Retail Permanent Location","businessName":"Etelberto Pena Balbuena..","legalName":"Etelberto Pena Balbuena..  ","issuedDate":"2018-10-17","latestIssueDate":"2018-10-17","closureDate":"2019-12-15","expirationDate":"2019-10-16","inactiveDate":"2019-12-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"200418","type":"Food Establishment, Retail Permanent Location","businessName":"SO WAN CHENG (CASTORS DOLLAR EXPRESS)","legalName":"SO WAN CHENG","issuedDate":"2004-08-02","latestIssueDate":"2017-05-11","closureDate":"2018-04-30","expirationDate":"2018-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"207974","type":"Food Preparing and Serving","businessName":"SOFT PRETZEL BAKERY INC","legalName":"SOFT PRETZEL BAKERY INC","issuedDate":"2004-08-02","latestIssueDate":"2007-04-25","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203599","type":"Food Preparing and Serving","businessName":"WILLARD NUEL III (SOFT PRETZELS UNLIMITED)","legalName":"WILLARD NUEL III","issuedDate":"2002-06-13","latestIssueDate":"2002-06-13","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 27% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $229,900 to $291,300","no permit shown in 2026-2028"],"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 #237061: 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":"violations","level":"attention","title":"1 open L&I violation","finding":"11 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Feb 28, 2027; Fire Alarm Certification: Certified through Mar 3, 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":"4 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 13, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #203599: Inactive; Food Preparing and Serving #207974: Inactive since Dec 22, 2012; Food Establishment, Retail Permanent Location #200418: Closed; Food Establishment, Retail Permanent Location #792092: Inactive since Dec 15, 2019","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/"}],"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/"}]}