{"asOf":"2026-07-28T08:19:24.332Z","block":"1000-1099 S 9TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1000-1099-s-9th-st","address":"1024 S 9TH ST","parcelNumber":"871503600","source":"https://property.phila.gov/?p=871503600","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"LERRO CARMEN","coOwner":"LERRO STELLA","marketValue":348000,"landAssessment":69600,"improvementAssessment":278400,"livableArea":1794,"yearBuilt":1915,"lastSale":{"price":1,"date":"1998-08-05T04:00:00Z"},"openViolations":0,"violations":[{"number":"1495908","date":"2009-09-28","code":"LO-1","title":"OBTAIN LIC 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REPAIR"},{"number":"VI-2023-092008","date":"2023-11-28","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-05-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-018734","date":"2024-03-21","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2025-04-03","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-018735","date":"2024-03-21","code":"F-904.12.5.2","title":"COMMERCIAL SYSTEM TEST\n","status":"CLOSED","resolutionDate":"2025-04-03","resolution":"CLOSED - STOP PROCESSING"}],"violationCases":[{"number":"217764","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-10-16","completedDate":"2009-12-09","violations":[{"number":"1495908","date":"2009-09-28","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"682845","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2019-05-02","completedDate":"2019-11-25","violations":[{"number":"5022793","date":"2019-04-23","code":"FC-13-1007.1","title":"EXIT SIGNS REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5022796","date":"2019-04-23","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5022795","date":"2019-04-23","code":"FC-13-904.12","title":"TYPE K","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5022794","date":"2019-04-23","code":"FC-13-605.5","title":"EXTENSION CORDS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"683085","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2019-05-03","completedDate":"2019-11-25","violations":[{"number":"5077233","date":"2019-04-23","code":"PM15-604.3","title":"ELECTRICAL -HAZARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-121373","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION - COURT","createdDate":"2023-11-28","completedDate":null,"violations":[{"number":"VI-2023-092002","date":"2023-11-28","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2024-03-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-092003","date":"2023-11-28","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2025-04-03","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-092004","date":"2023-11-28","code":"F-907.4.2.4","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2024-03-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-092005","date":"2023-11-28","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2024-05-31","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-092006","date":"2023-11-28","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2024-03-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-092007","date":"2023-11-28","code":"F-1010.1.9.5","title":"BOLT LOCKS\n","status":"COMPLIED","resolutionDate":"2025-04-03","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-092008","date":"2023-11-28","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-05-31","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-022674","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-03-21","completedDate":"2025-04-04","violations":[{"number":"VI-2024-018734","date":"2024-03-21","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2025-04-03","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-018735","date":"2024-03-21","code":"F-904.12.5.2","title":"COMMERCIAL SYSTEM TEST\n","status":"CLOSED","resolutionDate":"2025-04-03","resolution":"CLOSED - STOP PROCESSING"}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2019,"n":5,"worst":null},{"y":2023,"n":7,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"217764","date":"2009-09-28","type":"BC INSP","status":"FAILED"},{"caseNumber":"217764","date":"2009-12-08","type":"BC INSP","status":"PASSED"},{"caseNumber":"683085","date":"2019-04-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"682845","date":"2019-04-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"683085","date":"2019-06-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"682845","date":"2019-11-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"683085","date":"2019-11-22","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2023-121373","date":"2023-11-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-121373","date":"2024-03-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-022674","date":"2024-03-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-121373","date":"2024-05-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-121373","date":"2024-05-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-022674","date":"2024-07-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-022674","date":"2024-09-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-121373","date":"2024-10-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-022674","date":"2025-04-04","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":1},{"y":2019,"fails":3,"passes":2},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":7,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93692835802659,"lng":-75.15849041667435,"geom":{"type":"Polygon","coordinates":[[[-75.158394744,39.936925366],[-75.158403984,39.936882939],[-75.158591315,39.936934145],[-75.158574402,39.936972387],[-75.158394744,39.936925366]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-004207","type":"Special Hazards Certification","inspectionDate":"2024-02-14","result":"Deficient","expirationDate":null,"buildingId":"1373101"},{"number":"BC-2025-006919","type":"Fire Alarm Certification","inspectionDate":"2025-02-25","result":"Certified","expirationDate":"2026-02-25","buildingId":"1373101"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":809,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1024 S 9TH ST, PHILADELPHIA PA, 19147","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":179400,"taxable":179400,"land":20200,"improvement":159200,"taxableLand":20200,"taxableImprovement":159200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":179400,"taxable":179400,"land":20200,"improvement":159200,"taxableLand":20200,"taxableImprovement":159200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":235700,"taxable":235700,"land":47140,"improvement":188560,"taxableLand":47140,"taxableImprovement":188560,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":249200,"taxable":249200,"land":49840,"improvement":199360,"taxableLand":49840,"taxableImprovement":199360,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":251600,"taxable":251600,"land":50320,"improvement":201280,"taxableLand":50320,"taxableImprovement":201280,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":251600,"taxable":251600,"land":50320,"improvement":201280,"taxableLand":50320,"taxableImprovement":201280,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":251600,"taxable":251600,"land":50320,"improvement":201280,"taxableLand":50320,"taxableImprovement":201280,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":284800,"taxable":284800,"land":56960,"improvement":227840,"taxableLand":56960,"taxableImprovement":227840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":284800,"taxable":284800,"land":56960,"improvement":227840,"taxableLand":56960,"taxableImprovement":227840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":304100,"taxable":304100,"land":60820,"improvement":243280,"taxableLand":60820,"taxableImprovement":243280,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":304100,"taxable":304100,"land":60820,"improvement":243280,"taxableLand":60820,"taxableImprovement":243280,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":348000,"taxable":348000,"land":69600,"improvement":278400,"taxableLand":69600,"taxableImprovement":278400,"exemptLand":0,"exemptImprovement":0}],"taxNow":4257,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"366898","date":"2011-11-17","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2013-01-03","scope":"CERTIFICATE OF OCCUPANCY FOR A PREVIOUSLY UNCERTIFIED BUILDING. NO CHANGE IN OCCUPANCY CLASSIFICATION. MUST COMPLY WITH THE PHILADELPHIA FIRE CODE AND PHILADELPHIA PROPERTY MAINTENANCE CODE."},{"number":"GM-2024-007240","date":"2024-08-15","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-02-18","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."},{"number":"GM-2024-007239","date":"2024-08-15","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2025-02-18","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."},{"number":"ZP-2025-004071","date":"2025-04-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"viol","w":"L&I violation"},{"y":2011,"k":"permit","w":"Administrative"},{"y":2019,"k":"viol","w":"5 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2023,"k":"viol","w":"7 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×7"},{"y":2024,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2024,"k":"permit","w":"Roof Covering Replacement"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":true,"licenses":[{"number":"199034","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"LERRO CARMEN","legalName":"LERRO CARMEN","address":"1024 S 9TH ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"459604","type":"Food Preparing and Serving","status":"Inactive","businessName":"LAS VIGAS CORPORATION","legalName":"LAS VIGAS CORPORATION","address":"1024 S 9TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-10-27","latestIssueDate":"2009-04-29","expirationDate":"2010-04-30","inactiveDate":"2011-12-05"},{"number":"549953","type":"Food Preparing and Serving","status":"Inactive","businessName":"TOTE BETTER FOODS LLC","legalName":"TOTE BETTER FOODS LLC","address":"1024 S 9TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-12-05","latestIssueDate":"2024-04-30","expirationDate":"2025-04-30","inactiveDate":"2025-06-29"},{"number":"0977999","type":"Rental","status":"Active","businessName":"CARMEN LERRO","legalName":"CARMEN LERRO","address":"1024 S 9TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2025-05-05","latestIssueDate":"2026-04-17","expirationDate":"2027-05-04","inactiveDate":null}],"licenseActivity":[{"number":"0977999","type":"Rental","businessName":"CARMEN LERRO","legalName":"CARMEN LERRO","issuedDate":"2025-05-05","latestIssueDate":"2026-04-17","closureDate":null,"expirationDate":"2027-05-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"549953","type":"Food Preparing and Serving","businessName":"TOTE BETTER FOODS LLC","legalName":"TOTE BETTER FOODS LLC","issuedDate":"2011-12-05","latestIssueDate":"2024-04-30","closureDate":"2025-06-29","expirationDate":"2025-04-30","inactiveDate":"2025-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"459604","type":"Food Preparing and Serving","businessName":"LAS VIGAS CORPORATION","legalName":"LAS VIGAS CORPORATION","issuedDate":"2008-10-27","latestIssueDate":"2009-04-29","closureDate":"2011-12-05","expirationDate":"2010-04-30","inactiveDate":"2011-12-05","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"199034","type":"Food Establishment, Retail Permanent Location","businessName":"LERRO CARMEN","legalName":"LERRO CARMEN","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","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":["3 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Special Hazards Certification: Deficient; Fire Alarm Certification: Certified through Feb 25, 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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: GM-2024-007240 (Expired), GM-2024-007239 (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":"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 1915 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":"12 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 4, 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 Establishment, Retail Permanent Location #199034: Inactive; Food Preparing and Serving #459604: Inactive since Dec 5, 2011; Food Preparing and Serving #549953: Inactive since Jun 29, 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 15 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/"}]}