{"asOf":"2026-07-24T16:05:12.550Z","block":"1900-1999 PINE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-pine-st","address":"1940 PINE ST","parcelNumber":"871513650","source":"https://property.phila.gov/?p=871513650","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":"WAXMAN GARY","coOwner":null,"marketValue":528800,"landAssessment":105700,"improvementAssessment":423100,"livableArea":1734,"yearBuilt":1800,"lastSale":{"price":1,"date":"2000-12-07T05:00:00Z"},"openViolations":0,"violations":[{"number":"1274083","date":"2008-04-03","code":"A-301.1/10","title":"PERMB- OUTDOOR DECK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1274084","date":"2008-04-03","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1279623","date":"2009-01-23","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2437593","date":"2011-12-20","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"154284","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2008-04-04","completedDate":"2012-04-04","violations":[{"number":"1274083","date":"2008-04-03","code":"A-301.1/10","title":"PERMB- OUTDOOR DECK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1274084","date":"2008-04-03","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"190186","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2009-01-23","completedDate":null,"violations":[{"number":"1279623","date":"2009-01-23","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"314186","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-01-31","completedDate":null,"violations":[{"number":"2437593","date":"2011-12-20","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":2,"worst":null},{"y":2009,"n":1,"worst":null},{"y":2011,"n":1,"worst":null}],"investigations":[{"caseNumber":"81165","date":"2006-09-25","type":"BC INSP","status":"FAILED"},{"caseNumber":"81165","date":"2006-10-23","type":"BC INSP","status":"PASSED"},{"caseNumber":"154284","date":"2008-04-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"154284","date":"2008-05-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"154284","date":"2008-06-05","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"154284","date":"2008-07-08","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"154284","date":"2008-07-14","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"154284","date":"2008-08-21","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"154284","date":"2008-10-29","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"154284","date":"2008-11-19","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"154284","date":"2009-01-20","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"190186","date":"2009-01-20","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"154284","date":"2009-01-23","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"190186","date":"2009-02-24","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"190186","date":"2009-03-10","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"154284","date":"2009-03-18","type":"PRECOURT","status":"PASSED"},{"caseNumber":"190186","date":"2009-03-24","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"190186","date":"2009-03-24","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"314186","date":"2011-12-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"314186","date":"2012-03-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"190186","date":"2012-04-04","type":"PRECOURT","status":"PASSED"},{"caseNumber":"190186","date":"2012-04-04","type":"PRECOURT","status":"PASSED"},{"caseNumber":"154284","date":"2012-04-04","type":"PRECOURT","status":"PASSED"},{"caseNumber":"190186","date":"2012-04-04","type":"PRECOURT","status":"PASSED"},{"caseNumber":"314186","date":"2012-05-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"314186","date":"2012-10-02","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":1},{"y":2008,"fails":3,"passes":5},{"y":2009,"fails":0,"passes":7},{"y":2011,"fails":1,"passes":0},{"y":2012,"fails":1,"passes":5}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.946601914885775,"lng":-75.17455085479465,"geom":{"type":"Polygon","coordinates":[[[-75.174565369,39.946669804],[-75.174503352,39.946662142],[-75.174530852,39.946533398],[-75.174598766,39.946542386],[-75.174565369,39.946669804]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-018711","type":"Fire Alarm Certification","inspectionDate":"2022-08-23","result":"Certified","expirationDate":"2023-08-23","buildingId":"1439740"},{"number":"BC-2023-016287","type":"Fire Alarm Certification","inspectionDate":"2023-08-07","result":"Certified","expirationDate":"2024-08-07","buildingId":"1439740"},{"number":"BC-2024-023599","type":"Fire Alarm Certification","inspectionDate":"2024-08-16","result":"Certified","expirationDate":"2025-08-16","buildingId":"1439740"},{"number":"BC-2025-023998","type":"Fire Alarm Certification","inspectionDate":"2025-08-20","result":"Certified","expirationDate":"2026-08-20","buildingId":"1439740"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":2,"lotArea":922,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1824 SPRUCE ST, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR AN EAT-IN AND TAKE-OUT RESTAURANT WITH LESS THAN 30 SEATS ALL FOOD SERVED ON DISPOSABLE WARE ON THE FIRST FLOOR, FOR THE ERECTION OF AN OPEN DECK WITH A 42 INCH HIGH RAILING ON THE THIRD FLOOR REAR WITH OPEN STAIRS TO THE SECOND ","status":"CLOSED","outcome":"Withdrawn","date":"2008-09-24","number":"6350","relatedPermit":"154139"},{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF ONE (1) D/F PROJECTING SIGN, FOR THE ERECTION OF ONE (1) FLATWALL LOGO SIGN AND FOR THE ERECTION OF TWO (2) FLATWALL AWNING SIGN ACCESSORY TO RETAIL SALE OF PRE-PACKAGED FOOD AND PREPARATION AND SERVING OF FOOD FO","status":"CLOSED","outcome":"Granted with conditions","date":"2012-03-07","number":"16669","relatedPermit":"375071"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":764600,"taxable":764600,"land":35390,"improvement":729210,"taxableLand":35390,"taxableImprovement":729210,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":764600,"taxable":764600,"land":35390,"improvement":729210,"taxableLand":35390,"taxableImprovement":729210,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":515700,"taxable":515700,"land":103140,"improvement":412560,"taxableLand":103140,"taxableImprovement":412560,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":531100,"taxable":531100,"land":106220,"improvement":424880,"taxableLand":106220,"taxableImprovement":424880,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":536400,"taxable":536400,"land":107280,"improvement":429120,"taxableLand":107280,"taxableImprovement":429120,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":536400,"taxable":536400,"land":107280,"improvement":429120,"taxableLand":107280,"taxableImprovement":429120,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":536400,"taxable":536400,"land":107280,"improvement":429120,"taxableLand":107280,"taxableImprovement":429120,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":737800,"taxable":737800,"land":147560,"improvement":590240,"taxableLand":147560,"taxableImprovement":590240,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":737800,"taxable":737800,"land":147560,"improvement":590240,"taxableLand":147560,"taxableImprovement":590240,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":553400,"taxable":553400,"land":110680,"improvement":442720,"taxableLand":110680,"taxableImprovement":442720,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":553400,"taxable":553400,"land":110680,"improvement":442720,"taxableLand":110680,"taxableImprovement":442720,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":528800,"taxable":528800,"land":105700,"improvement":423100,"taxableLand":105700,"taxableImprovement":423100,"exemptLand":0,"exemptImprovement":0}],"taxNow":7746,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"154143","date":"2008-06-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-09-24","scope":"REPLACE 1 WINDOW IN EXISTING OPENING ALONG PINE ST. SIZE AND LOCATION AS PER PLANS. AWNINGS TO BEM INSTALLED. LEGALIZE THE FOLLOWING CONSTRUCTION. INSTALL 3 WINDOWS ON 1ST FL ALONG 20TG ST AS PER PLANS."},{"number":"375071","date":"2012-03-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-03-23","scope":"USE SPACE FOR DELI AND PRE-PACKAGED FOOD FOR TAKE OUT AND SIGN."},{"number":"394500","date":"2012-04-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-04-18","scope":"REMOVE ROOF DECK. INSTALL NEW FLOOR SYSTEM INCLUDING ENGINEERED LUMBER JOISTS BETWEEN CELLAR AND FIRST FLOOR. INSTALL NEW CONCRETE FLOOR IN CELLAR. ZONING/USE PERMIT REQUIRED PRIOR TO OCCUPANCY OF FIRST FLOOR COMMERCIAL SPACE."},{"number":"397837","date":"2012-04-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-06-15","scope":"INTERIOR ALTERATIONS TO 1ST FLOOR RETAIL / COMMERCIAL SPACE FOR PRE-PACK'D FOOD AND PREP. & SERV. OF FOOD FOR TAKE-OUT ( NO COOKING)"},{"number":"401234","date":"2012-04-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-04-08","scope":"1-200A SERVICE W/ 1-200A SUB SERVICE (STORE), 1-100A SUB SERVICE(APT), 1-60A SUB SERVICE(HOUSE), 20 LT FIXT, 16 RECEPTS, 8 SWITCHES, 2 REFRIG CIRCUITS, 1 HOT WATER HEATER, 1 A/C CIRCUIT(IN STORE) AS PER 2008 NEC (CC DIST) MIXED USE"},{"number":"400465","date":"2012-04-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-06-12","scope":"PIPING AND INSTALLING 1 WC, 1 LAV, 1 HAND SINK, 3 BAY SINKS, 1 SINGLE BAY SINK, 11 MOP SINK, 1 FLOOR DRAIN, 1 SUMP PUMP, 1 WATER HEATER(MIXED USE)"},{"number":"402636","date":"2012-06-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-07-02","scope":"AMEND PERMIT# 397837 TO REFLECT THE NEW CHANGES OF CEILING AS PER PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"viol","w":"L&I violation"},{"y":2009,"k":"insp","w":"Inspection passed ×7"},{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"Inspection failed"},{"y":2012,"k":"appeal","w":"Appeal granted with conditions"},{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Administrative"},{"y":2012,"k":"insp","w":"L&I: 1 failed, 5 passed"}],"rented":true,"licenses":[{"number":"574834","type":"Rental","status":"Active","businessName":"GARY WAXMAN","legalName":"GARY WAXMAN","address":"1940 PINE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2012-10-02","latestIssueDate":"2026-01-12","expirationDate":"2027-02-28","inactiveDate":null},{"number":"584370","type":"Food Preparing and Serving","status":"Closed","businessName":"PALM TREE GOURMET INC","legalName":"PALM TREE GOURMET INC","address":"1940 PINE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-02-13","latestIssueDate":"2025-05-02","expirationDate":"2026-04-30","inactiveDate":null},{"number":"594017","type":"Dumpster License - Private Property","status":"Active","businessName":"PALM TREE GOURMET INC","legalName":"PALM TREE GOURMET INC","address":"1940 PINE ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-05-17","latestIssueDate":"2013-07-20","expirationDate":null,"inactiveDate":null},{"number":"0994081","type":"Food Preparing and Serving","status":"Active","businessName":"PALM TREE GOURMET I, INC (PALM TREE GOURMET)","legalName":"PALM TREE GOURMET I, INC","address":"1940 PINE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-11-21","latestIssueDate":"2025-11-21","expirationDate":"2026-11-20","inactiveDate":null}],"licenseActivity":[{"number":"0994081","type":"Food Preparing and Serving","businessName":"PALM TREE GOURMET I, INC (PALM TREE GOURMET)","legalName":"PALM TREE GOURMET I, INC","issuedDate":"2025-11-21","latestIssueDate":"2025-11-21","closureDate":null,"expirationDate":"2026-11-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"594017","type":"Dumpster License - Private Property","businessName":"PALM TREE GOURMET INC","legalName":"PALM TREE GOURMET INC","issuedDate":"2013-05-17","latestIssueDate":"2013-07-20","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"584370","type":"Food Preparing and Serving","businessName":"PALM TREE GOURMET INC","legalName":"PALM TREE GOURMET INC","issuedDate":"2013-02-13","latestIssueDate":"2025-05-02","closureDate":"2026-04-30","expirationDate":"2026-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"574834","type":"Rental","businessName":"GARY WAXMAN","legalName":"GARY WAXMAN","issuedDate":"2012-10-02","latestIssueDate":"2026-01-12","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 38% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $536,400 to $737,800","no permit shown in 2022-2024"],"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 #375071: 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":"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 1800 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":"6 failed, 18 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 2, 2012.","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 #584370: Closed","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 4 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 Aug 20, 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":"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/"}]}