{"asOf":"2026-07-26T20:32:00.136Z","block":"600-699 S 5TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/600-699-s-5th-st","address":"620-22 S 5TH ST","parcelNumber":"871505045","source":"https://property.phila.gov/?p=871505045","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"ZAKEN REALTY TRUST","coOwner":null,"marketValue":999100,"landAssessment":199800,"improvementAssessment":799300,"livableArea":3172,"yearBuilt":2018,"lastSale":{"price":1,"date":"2016-06-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"973701","date":"2008-05-21","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1289661","date":"2009-04-03","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1289660","date":"2009-04-03","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1289659","date":"2009-04-03","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"3131821","date":"2014-04-02","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"163514","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-06-05","completedDate":"2008-12-01","violations":[{"number":"973701","date":"2008-05-21","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"195493","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2009-04-03","completedDate":"2016-05-31","violations":[{"number":"1289661","date":"2009-04-03","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1289660","date":"2009-04-03","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"1289659","date":"2009-04-03","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"445703","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3131821","date":"2014-04-02","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2009,"n":3,"worst":null},{"y":2014,"n":1,"worst":null}],"investigations":[{"caseNumber":"55216","date":"2006-01-11","type":"BC INSP","status":"PASSED"},{"caseNumber":"55306","date":"2006-01-11","type":"BC INSP","status":"PASSED"},{"caseNumber":"163514","date":"2008-05-21","type":"BC INSP","status":"FAILED"},{"caseNumber":"163514","date":"2008-12-01","type":"BC INSP","status":"PASSED"},{"caseNumber":"195493","date":"2009-04-03","type":"CSUINITIAL","status":"FAILED"}],"inspYears":[{"y":2006,"fails":0,"passes":2},{"y":2008,"fails":1,"passes":1},{"y":2009,"fails":1,"passes":0}],"taxOwed":1163.82,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":1163.82,"principalDue":0,"penaltyDue":376.93,"interestDue":446.67,"otherChargesDue":340.22,"yearsOwed":3,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2022-02-23","assessmentYear":2022,"totalAssessment":743300,"taxableAssessment":743300,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":10404.71,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94125541926339,"lng":-75.15108576246706,"geom":{"type":"Polygon","coordinates":[[[-75.150973513,39.941278298],[-75.150989798,39.941207524],[-75.151199704,39.941231798],[-75.151177966,39.941302669],[-75.150973513,39.941278298]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-009050","type":"Fire Alarm Certification","inspectionDate":"2025-03-06","result":"Certified","expirationDate":"2026-03-06","buildingId":"1506353"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":1568,"zoning":"CMX3","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1137 SPRUCE ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A TAKE-OUT RESTAURANT WITH SEATING ON THE FIRST FLOOR IN THE SAME BUILDING WITH AN EXISTING SINGLE FAMILY DWELLING 2ND THRU 3RD FLOORS.","status":"CLOSED","outcome":"Granted with conditions","date":"2007-03-27","number":"1076","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":183300,"taxable":183300,"land":73400,"improvement":109900,"taxableLand":73400,"taxableImprovement":109900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":183300,"taxable":183300,"land":73400,"improvement":109900,"taxableLand":73400,"taxableImprovement":109900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":170700,"taxable":170700,"land":34140,"improvement":136560,"taxableLand":34140,"taxableImprovement":136560,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":743300,"taxable":743300,"land":148660,"improvement":594640,"taxableLand":148660,"taxableImprovement":594640,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":743300,"taxable":743300,"land":148660,"improvement":594640,"taxableLand":148660,"taxableImprovement":594640,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":743300,"taxable":743300,"land":148660,"improvement":594640,"taxableLand":148660,"taxableImprovement":594640,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":623500,"taxable":623500,"land":124700,"improvement":498800,"taxableLand":124700,"taxableImprovement":498800,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":623500,"taxable":623500,"land":124700,"improvement":498800,"taxableLand":124700,"taxableImprovement":498800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":753300,"taxable":753300,"land":150660,"improvement":602640,"taxableLand":150660,"taxableImprovement":602640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":753300,"taxable":753300,"land":150660,"improvement":602640,"taxableLand":150660,"taxableImprovement":602640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":999100,"taxable":999100,"land":199800,"improvement":799300,"taxableLand":199800,"taxableImprovement":799300,"exemptLand":0,"exemptImprovement":0}],"taxNow":10545,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"164792","date":"2008-07-22","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2017-05-25","scope":"FOR USE AS A COFFEE SHOP-TAKE-OUT REST WITH SEATING."},{"number":"441760","date":"2012-12-05","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2013-07-26","scope":"1000 SQUARE FEET, INTERIOR DEMOLITION ON 1ST, 2ND & 3RD FLOORS OF NON LOAD BEARING WALLS AND CEILINGS ONLY. NO OTHER WORK ALLOWED UNDER THIS PERMIT. SEPARATE PERMITS REQUIRED FOR RENOVATION. NO STRUCTURAL CHANGES. MUST MAINTAIN ALL CODE REQUIRED FIRE RATING ON WALL AND FLOOR/CEILING ASSEMBLIES. THREE SETS OF PLANS DRAWN TO PROFESSIONAL QUALITY ARE TO BE SUBMITTED FOR REVIEW AND APPROVAL BY THE DEPARTMENT BEFORE WORK ON RENOVATION STARTS."},{"number":"441761","date":"2012-12-05","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2013-01-31","scope":"800 SQUARE FEET, INTERIOR DEMOLITION ON 1ST & 2ND FLOORS OF NON LOAD BEARING WALLS AND CEILINGS ONLY. NO OTHER WORK ALLOWED UNDER THIS PERMIT. SEPARATE PERMITS REQUIRED FOR RENOVATION. NO STRUCTURAL CHANGES. MUST MAINTAIN ALL CODE REQUIRED FIRE RATING ON WALL AND FLOOR/CEILING ASSEMBLIES. THREE SETS OF PLANS DRAWN TO PROFESSIONAL QUALITY ARE TO BE SUBMITTED FOR REVIEW AND APPROVAL BY THE DEPARTMENT BEFORE WORK ON RENOVATION STARTS."},{"number":"475837","date":"2013-08-15","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2013-08-15","scope":"RELOCATION OF LOT LINES TO CREATE (1) LOT FROM (10) TO BE USED AS BASEMENT, UTILITIES, FIRST FLOOR (5) COMMERCIAL SPACES, 2 & 3 TO BE (2) RESIDENTIAL & (1) COMMERCIAL HOTEL SPACE AND 4TH FLOOR TO BE (1) PROPOSED ADDTIONTO HOTEL"},{"number":"489015","date":"2013-08-15","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2013-08-15","scope":"RELOCATION OF LOT LINES TO CREATE FOUR (4) NEW LOTS (PARCEL A, B, C, & D) & PROPOSED EASEMENT (NO ENCROACHMENTS WITHIN EASEMENT) FROM THIRTEEN (13) EXISTING DEEDED LOTS (616 S. 5TH ST., 618 S. 5TH ST., 620 S. 5TH ST., 622 S. 5TH ST. (INCLUDING 617-619 S. REESE ST.), 624 S. 5TH ST., 626 S. 5TH ST., 628 S. 5TH ST., 630 S. 5TH ST., 632 S. 5TH ST., 511 BAINBRIDGE ST., 513 BAINBRIDGE ST., 623 REESE ST A/K/A 626 REAR S. 5TH ST, & 624-626 REAR S. 5TH ST. A/K/A 621-623 S. REESE ST.) WITH TEN (10) OPA ACCOUNTS (616 S. 5TH ST., 618 S. 5TH ST., 620 S. 5TH ST., 622 S. 5TH ST., 624-626 S. 5TH ST, 628 S. 5TH ST, 630 S. 5TH ST, 632 S. 5TH ST., 511 BAINBRIDGE ST, AND 624R-626 S. 5TH ST.) SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"499443","date":"2013-10-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-10-09","scope":"RELOCATION OF LOT LINES TO CREATE (1) LOT FROM (10) TO BE USED AS BASEMENT, UTILITIES, FIRST FLOOR (5) COMMERCIAL SPACES, 2 & 3 TO BE (2) RESIDENTIAL & (1) COMMERCIAL HOTEL SPACE AND 4TH FLOOR TO BE (1) PROPOSED ADDTIONTO HOTEL"},{"number":"512872","date":"2014-03-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-23","scope":"INSTALLATION OF FIRE ALARM SYSTEM PER 2008 NEC & NFPA 72 (MIXED USE)"},{"number":"554676","date":"2014-08-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-04-19","scope":"4 WC,6 SINKS AND 2 BATH SHOWERS (MIXED USE)"},{"number":"445703","date":"2014-08-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-05-31","scope":"ALTERATIONS TO EXISTING BUILDING TO INCLUDE 2 FIRST FLOOR COMMERCIAL SPACES AND 2 SINGLE FAMILY BI-LEVEL APARTMENTS WITH ROOF DECKS AS PER THE SUBMITTED SEALED PLAN. ELECTRICAL, PLUMBING, MECHANICAL, AND FIRE SUPPRESSION WORK REQUIRES ADDITIONAL PERMITS. CALL THE INSPECTOR PRIOR TO STARTING WORK."},{"number":"499817","date":"2014-08-19","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-04-19","scope":"FOR THE INSTALLTION OF A TWO (2) INCH FIRE SERVICE LINE WITH A BACKFLOW PREVENTER ASSEMBLY FOR A COMMERCIAL SPACE ON THE FIRST FLOOR AND DWELLING UNITS ON THE SECOND AND THIRD FLOOR. FIRE SPRINKLER SYSTEM INSTALLATION IN ACCORDANCE WITH NFPA 13 AND NFPA 13 R."},{"number":"559251","date":"2014-09-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-04-19","scope":"NEW HVAC DUCTWORK"},{"number":"559250","date":"2014-09-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-04-19","scope":"NEW HVAC DUCTWORK"},{"number":"562729","date":"2014-09-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-11-10","scope":"REPLACING (2) 3/4\" WATER SERVICES"},{"number":"562730","date":"2014-09-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-11-10","scope":"REPLACING (2) 3/4\" WATER SERVICES"},{"number":"563283","date":"2014-10-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-05-31","scope":"WIRE AS PER PLANS AS PER NEC 2008 (MIXED USE) FIRE ALARM DONE BY OTHER"},{"number":"1047350","date":"2020-03-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-03-04","scope":"INSTALL (1) , LED ILLUMINATED ALUM CABINET SIGN ON STOREFRONT ELEVATION ABOVE ENTRANCE. 11\" HIGH BY 134.5\" WIDE = 10.27FT2. ACCESSORY TO RETAIL SALE OF CONSUMER GOODS (RETAIL FLORAL) ON THE FIRST FLOOR OF AN ATTACHED STRUCTURE"},{"number":"1054984","date":"2020-05-19","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2022-09-16","scope":"INSTALL (1) S/F, ILLUMINATED ALUMINUM CABINET SIGN ON STOREFRONT ELEVATION ABOVE ENTRANCE 11\" HIGH BY 134.5\" WIDE= 10.27SF"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2020,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"Sign"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 33% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $753,300 to $999,100","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":"Appeal #1076: CLOSED · Granted with conditions. Use permit #499443: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 1054984 (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 6, 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$1,163.82 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"2 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Apr 3, 2009.","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 5 historical violations across 3 cases.","why":"A closed case is materially better than an open one, but it does not by itself prove that every altered use, unit, or concealed condition matches today’s approvals.","action":"Use the closed cases to target the inspection and occupancy-file review.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"}],"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/"}]}