{"asOf":"2026-07-26T02:02:34.269Z","block":"1200-1299 VINE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-vine-st","address":"1241 VINE ST","parcelNumber":"871509620","source":"https://property.phila.gov/?p=871509620","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":"DENG & YS LLC","coOwner":null,"marketValue":808600,"landAssessment":161700,"improvementAssessment":646900,"livableArea":3516,"yearBuilt":1925,"lastSale":{"price":217500,"date":"2012-12-27T05:00:00Z"},"openViolations":0,"violations":[{"number":"876520","date":"2008-03-11","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"876523","date":"2008-03-11","code":"PM-502.1/1","title":"LIGHT CORR&STAIR MIN&CONTIN-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"876521","date":"2008-03-11","code":"PM-506.2/1","title":"ELEC PROPERLY INSTALL-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"876526","date":"2008-03-11","code":"E-*","title":null,"status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"876522","date":"2008-03-11","code":"PM-506.2/2","title":"ELEC SYSTEM IS HAZARD-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"876524","date":"2008-03-11","code":"PM-502.2/1","title":"LIGHT SANIT CONDIT&SAFE OCC-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2861005","date":"2013-07-12","code":"A-203.1/1","title":"UNAPPROVED MAT'L ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3204761","date":"2014-06-04","code":"A-301.1/27","title":"PERMB- INSTALL FIRE SUPP SYS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3204762","date":"2014-06-04","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"151479","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"NTF","status":"CLOSED","createdDate":"2008-03-17","completedDate":null,"violations":[{"number":"876520","date":"2008-03-11","code":"A-501.1/3","title":"PERME- REQUIRED TO CORR VIOL","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"876523","date":"2008-03-11","code":"PM-502.1/1","title":"LIGHT CORR&STAIR MIN&CONTIN-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"876521","date":"2008-03-11","code":"PM-506.2/1","title":"ELEC PROPERLY INSTALL-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"876526","date":"2008-03-11","code":"E-*","title":null,"status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"876522","date":"2008-03-11","code":"PM-506.2/2","title":"ELEC SYSTEM IS HAZARD-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"876524","date":"2008-03-11","code":"PM-502.2/1","title":"LIGHT SANIT CONDIT&SAFE OCC-NR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"482559","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"2861005","date":"2013-07-12","code":"A-203.1/1","title":"UNAPPROVED MAT'L ETC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"522649","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3204761","date":"2014-06-04","code":"A-301.1/27","title":"PERMB- INSTALL FIRE SUPP SYS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3204762","date":"2014-06-04","code":"A-901.13/3","title":"PENALTY- NO PLUMB PERM INFO","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":6,"worst":null},{"y":2013,"n":1,"worst":null},{"y":2014,"n":2,"worst":null}],"investigations":[{"caseNumber":"49167","date":"2006-01-19","type":"BC INSP","status":"FAILED"},{"caseNumber":"49180","date":"2006-01-19","type":"BC INSP","status":"CLOSED"},{"caseNumber":"49167","date":"2006-01-19","type":"BC INSP","status":"FAILED"},{"caseNumber":"49180","date":"2006-01-19","type":"BC INSP","status":"FAILED"},{"caseNumber":"151479","date":"2008-03-11","type":"CI INSP","status":"FAILED"},{"caseNumber":"151479","date":"2008-03-11","type":"CI INSP","status":"CLOSED"},{"caseNumber":"49167","date":"2008-10-14","type":"BC INSP","status":"PASSED"},{"caseNumber":"49180","date":"2009-01-27","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"151479","date":"2010-08-27","type":"CEASE INSP","status":"FAILED"}],"inspYears":[{"y":2006,"fails":3,"passes":0},{"y":2008,"fails":1,"passes":1},{"y":2009,"fails":0,"passes":1},{"y":2010,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95794436099261,"lng":-75.15992343128599,"geom":{"type":"Polygon","coordinates":[[[-75.159873744,39.95803148],[-75.159911375,39.957849885],[-75.159973362,39.957857442],[-75.159935096,39.958039216],[-75.159873744,39.95803148]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-020644","type":"Fire Alarm Certification","inspectionDate":"2024-06-18","result":"Certified","expirationDate":"2025-06-18","buildingId":"1049453"},{"number":"BC-2025-026373","type":"Fire Alarm Certification","inspectionDate":"2025-08-01","result":"Certified","expirationDate":"2026-08-01","buildingId":"1049453"},{"number":"BC-2026-020724","type":"Fire Alarm Certification","inspectionDate":"2026-07-22","result":"Certified","expirationDate":"2027-07-22","buildingId":"1049453"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":null,"lotArea":1173,"zoning":"CMX4","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"224 N 13TH ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A TWO (2) STORY ADDITION ABOVE AN EXISTING ONE (1) STORY PORTION OF AN EXISTING ATTACHED STRUCTURE (MAXIMUM HEIGHT NOT TO EXCEED 30 FT.) FOR USE AS A VACANT COMMERCIAL SPACE ON THE FIRST FLOOR (USE REGISTRATION RE","status":"CLOSED","outcome":"Granted","date":"2013-06-18","number":"19913","relatedPermit":"447248"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":474700,"taxable":229900,"land":23500,"improvement":451200,"taxableLand":23500,"taxableImprovement":206400,"exemptLand":0,"exemptImprovement":244800},{"y":2017,"v":474700,"taxable":229900,"land":23500,"improvement":451200,"taxableLand":23500,"taxableImprovement":206400,"exemptLand":0,"exemptImprovement":244800},{"y":2018,"v":738400,"taxable":417900,"land":147700,"improvement":590700,"taxableLand":147700,"taxableImprovement":270200,"exemptLand":0,"exemptImprovement":320500},{"y":2019,"v":738400,"taxable":417900,"land":147700,"improvement":590700,"taxableLand":147700,"taxableImprovement":270200,"exemptLand":0,"exemptImprovement":320500},{"y":2020,"v":745700,"taxable":422031,"land":149160,"improvement":596540,"taxableLand":149160,"taxableImprovement":272871,"exemptLand":0,"exemptImprovement":323669},{"y":2021,"v":745700,"taxable":422031,"land":149160,"improvement":596540,"taxableLand":149160,"taxableImprovement":272871,"exemptLand":0,"exemptImprovement":323669},{"y":2022,"v":745700,"taxable":422031,"land":149160,"improvement":596540,"taxableLand":149160,"taxableImprovement":272871,"exemptLand":0,"exemptImprovement":323669},{"y":2023,"v":926900,"taxable":526479,"land":185380,"improvement":741520,"taxableLand":185380,"taxableImprovement":341099,"exemptLand":0,"exemptImprovement":400421},{"y":2024,"v":926900,"taxable":526479,"land":185380,"improvement":741520,"taxableLand":185380,"taxableImprovement":341099,"exemptLand":0,"exemptImprovement":400421},{"y":2025,"v":955200,"taxable":955200,"land":191040,"improvement":764160,"taxableLand":191040,"taxableImprovement":764160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":955200,"taxable":955200,"land":191040,"improvement":764160,"taxableLand":191040,"taxableImprovement":764160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":808600,"taxable":808600,"land":161700,"improvement":646900,"taxableLand":161700,"taxableImprovement":646900,"exemptLand":0,"exemptImprovement":0}],"taxNow":13371,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"145707","date":"2008-04-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-22","scope":"REPLACE (3) BROKEN EXIT LIGHTS, (3) EMERGENCY LIGHTS, (3) STROBES AND (3) PULL STATIONS (IF NEEDED). IN ACCORDANCE WITH 2005 NEC.(NO ADDITIONAL WIRING)"},{"number":"447248","date":"2013-07-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-07-03","scope":"FOR THE ERECTION OF A TWO (2) STORY ADDITION ABOVE AN EXISTING ONE (1) STORY PORTION OF AN EXISTING ATTACHED STRUCTURE (MAXIMUM HEIGHT NOT TO EXCEED 30 FT). SIZE AND LOCATION AS SHOWN ON PLANS. FOR VACCANT COMMERCIAL SPACE ON THE FIRST FLOOR (USE REGISTRATION REQUIRED PRIOR TO OCCUPANCY) AND THREE (3) FAMILY DWELLING UNITS ON THE SECOND AND THIRD FLOOR."},{"number":"482559","date":"2013-07-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-08-26","scope":"INSTALLING NEW HOUSE TRAP AND HOUSE DRAIN;ALSO INSTALLING NEW 3/4\" WATER SVC LINE.PA1#20131920535(SFD)"},{"number":"487075","date":"2013-11-19","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2014-06-25","scope":"FOR A TWO (2) STORY ADDITION OF REINFORCED CMU & LIGHT-FRAME CONSTRUCTION WITH LOW-SLOPE BUILT-UP ROOF ASSEMBLY ABOVE REAR ONE (1) STORY PORTION & FOR A COMPLETE CHANGE OF OCCUPANCY CLASSIFICATION W. LEVEL II ALTERATIONS THROUGHOUT AN EXIST. THREE (3) STORY MIXED-USE MULTI-FAMILY DWELLING; BUILDING TO BE FULLY SPRINKLERED."},{"number":"510481","date":"2013-12-19","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-06-25","scope":"EXTERIOR WALL WITH 4\" BRICK VERNEER IN FRONT WALL AS PER PLANS."},{"number":"512630","date":"2013-12-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-06-25","scope":"TO INSTALL FOUR (4) 2.5 TONS HEAT PUMP WITH 10KW BACK UP HEATER ASSOCIATE WITH DUCT WORKS."},{"number":"515424","date":"2014-02-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-06-25","scope":"INTERIOR PLUMBING WORK ONLY ON APARTMENT (MIXED USE)"},{"number":"515416","date":"2014-02-21","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2021-02-24","scope":"NEW INSTALLATION UTILITIES, 2-APTS & 1-OFFICE, OUTLETS, LIGHT, SWITCHES AS PER NEC 2008 & NFPA 72 (MIXED USE) NEW INSTALLATION UTILITIES, 2-APTS & 1-OFFICE, OUTLETS, LIGHT, SWITCHES AS PER NEC 2008 & NFPA 72 (MIXED USE)"},{"number":"522649","date":"2014-04-04","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-01-09","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM THROUGHOUT A THREE (3) STORY STRUCTURE WITH A BASEMENT - SYSTEM IN ACCORDANCE WITH NFPA 13 ON THE FIRST FLOOR AND BASEMENT AND NFPA 13R ON THE 2ND AND 3RD FLOORS. SYSTEM TO BE PROVIDED VIA A 4\" FIRE SERVICE MAIN LINE AND A 4\" BACKFLOW PREVENTION ASSEMBLY. ALL WORK PER APPROVED PLANS/APPLICATION. SEPARATE PERMITS REQUIRED FOR ELECTRICAL AND PLUMBING WORK."},{"number":"631731","date":"2015-08-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-08-13","scope":"USE AS A GROUP MEDICAL PRACTICE ON 1ST FLOOR FRONT WITH ALL OTHER USES AS PREVIOUSLY APPROVED. (NO SIGNS ON THIS APPLICATION)"},{"number":"816009","date":"2017-09-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-09-25","scope":"FOR USE AS A GROUP MEDICAL, DENTAL , HEALTH PRACTITIONER'S OFFICE ON 1ST FLOOR OF AN EXISTING STRUCTURE. EXISTING MULTI-FAMILY HOUSHEOLD LIVING (THREE (3) DWELLINGS) ON 2ND AND 3RD FLOOR TO REMAIN. NO SIGNS ON THIS APPLICATION."},{"number":"793393","date":"2017-12-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-01-16","scope":"LEGALIZE INTERIOR ALTERATIONS TO THE 1ST FLOOR OF AN EXISTING STRUCTURE. ALTERATIONS TO INCLUDE NON-BEARING PARTITIONS AND ACCESSIBLE UPGRADES. 1ST FLOOR FOR USE AS MEDICAL OFFICE (CHANGE IN OCCUPANCY WITHOUT A CHANGE IN OCCUPANCY CLASSIFICATION). STRUCTURE IS FULLY SPRINKLERED. SEPARATE PERMIT REQUIRED FOR PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Addition"},{"y":2013,"k":"permit","w":"Alteration"},{"y":2013,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"New Construction"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Major alteration"}],"rented":true,"licenses":[{"number":"765207","type":"Rental","status":"Active","businessName":"DENG & YS LLC","legalName":"DENG & YS LLC ","address":"1241 VINE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2018-02-07","latestIssueDate":"2026-03-12","expirationDate":"2027-02-06","inactiveDate":null}],"licenseActivity":[{"number":"765207","type":"Rental","businessName":"DENG & YS LLC","legalName":"DENG & YS LLC ","issuedDate":"2018-02-07","latestIssueDate":"2026-03-12","closureDate":null,"expirationDate":"2027-02-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #19913: CLOSED · Granted; related permit 447248. Use permit #447248: 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: 515416 (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 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 2 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Aug 27, 2010.","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 9 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jul 22, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}