{"asOf":"2026-07-29T03:36:45.364Z","block":"2000-2099 FAIRMOUNT AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-fairmount-ave","address":"2026 FAIRMOUNT AVE","parcelNumber":"871520980","source":"https://property.phila.gov/?p=871520980","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"IKIA LLC","coOwner":null,"marketValue":647700,"landAssessment":129500,"improvementAssessment":518200,"livableArea":2364,"yearBuilt":1920,"lastSale":{"price":800000,"date":"2020-09-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"514831","date":"2007-03-06","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"514832","date":"2007-03-06","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1367960","date":"2008-01-29","code":"PM-307.1/6","title":"FLOOR/CEILING PARTIALLY COLL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1367959","date":"2008-01-29","code":"PM-307.1/19","title":"VACANT BLDG UNSEC/UNSAFE CSU","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1367962","date":"2008-01-29","code":"PM-307.1/12","title":"WALL PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1367961","date":"2008-01-29","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1295982","date":"2009-02-11","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2384208","date":"2011-11-28","code":"PM-102.0/1","title":"LICENSE-RES GENERAL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-061791","date":"2022-08-17","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2022-09-16","resolution":"COMPLIED - 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OWNER REPAIR"}]},{"number":"CF-2022-084173","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-17","completedDate":"2022-09-30","violations":[{"number":"VI-2022-061809","date":"2022-08-17","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"SVN ISSUED","resolutionDate":"2022-08-17","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2008,"n":4,"worst":"VACANT BLDG UNSEC/UNSAFE CSU"},{"y":2009,"n":1,"worst":null},{"y":2011,"n":1,"worst":null},{"y":2022,"n":2,"worst":null}],"investigations":[{"caseNumber":"105025","date":"2007-03-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"37047","date":"2007-04-23","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"37047","date":"2007-04-23","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"144573","date":"2008-01-29","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"144573","date":"2008-02-13","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"144573","date":"2008-02-15","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"144573","date":"2008-04-29","type":"PRECOURT","status":"FAILED"},{"caseNumber":"144573","date":"2008-10-23","type":"PRECOURT","status":"FAILED"},{"caseNumber":"144573","date":"2008-12-23","type":"PRECOURT","status":"FAILED"},{"caseNumber":"191690","date":"2009-02-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"192143","date":"2009-02-12","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"144573","date":"2009-02-16","type":"PRECOURT","status":"PASSED"},{"caseNumber":"192143","date":"2009-03-25","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"192143","date":"2009-04-09","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"144573","date":"2009-05-12","type":"PRECOURT","status":"PASSED"},{"caseNumber":"192143","date":"2009-05-15","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"46943","date":"2009-08-19","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"144573","date":"2010-03-19","type":"PRECOURT","status":"PASSED"},{"caseNumber":"105025","date":"2010-12-31","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"307483","date":"2011-11-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"307483","date":"2012-03-09","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"307483","date":"2012-03-16","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2022-084165","date":"2022-08-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-084173","date":"2022-08-17","type":null,"status":null},{"caseNumber":"CF-2022-084165","date":"2022-09-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":5,"passes":0},{"y":2009,"fails":3,"passes":4},{"y":2010,"fails":0,"passes":2},{"y":2011,"fails":1,"passes":0},{"y":2012,"fails":1,"passes":1},{"y":2022,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9670574237221,"lng":-75.1711799387514,"geom":{"type":"Polygon","coordinates":[[[-75.171152668,39.966959797],[-75.171214877,39.966964548],[-75.171206174,39.967154631],[-75.171146286,39.967153301],[-75.171152668,39.966959797]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-011987","type":"Fire Alarm Certification","inspectionDate":"2022-06-16","result":"Certified","expirationDate":"2023-06-16","buildingId":"1064907"},{"number":"BC-2023-003498","type":"Fire Alarm Certification","inspectionDate":"2023-02-06","result":"Certified","expirationDate":"2024-02-06","buildingId":"1064907"},{"number":"BC-2024-006670","type":"Fire Alarm Certification","inspectionDate":"2024-02-06","result":"Certified","expirationDate":"2025-02-06","buildingId":"1064907"},{"number":"BC-2025-002176","type":"Fire Alarm Certification","inspectionDate":"2025-01-21","result":"Certified","expirationDate":"2026-01-21","buildingId":"1064907"},{"number":"BC-2026-004223","type":"Fire Alarm Certification","inspectionDate":"2026-01-15","result":"Certified","expirationDate":"2027-01-15","buildingId":"1064907"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1243,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2000 FAIRMOUNT AVE, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Permit For the proposed use, Retail Sales - Consumer Goods, on the first floor level of an existing structure.","status":"Completed","outcome":"Granted with conditions","date":"2024-08-16","number":"ZP-2024-001461","relatedPermit":"ZP-2024-001461"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":345200,"taxable":345200,"land":56275,"improvement":288925,"taxableLand":56275,"taxableImprovement":288925,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":345200,"taxable":345200,"land":56275,"improvement":288925,"taxableLand":56275,"taxableImprovement":288925,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":534200,"taxable":534200,"land":106840,"improvement":427360,"taxableLand":106840,"taxableImprovement":427360,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":460200,"taxable":460200,"land":92040,"improvement":368160,"taxableLand":92040,"taxableImprovement":368160,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":464800,"taxable":464800,"land":92960,"improvement":371840,"taxableLand":92960,"taxableImprovement":371840,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":464800,"taxable":464800,"land":92960,"improvement":371840,"taxableLand":92960,"taxableImprovement":371840,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":464800,"taxable":464800,"land":92960,"improvement":371840,"taxableLand":92960,"taxableImprovement":371840,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":578800,"taxable":578800,"land":115700,"improvement":463100,"taxableLand":115700,"taxableImprovement":463100,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":578800,"taxable":578800,"land":115700,"improvement":463100,"taxableLand":115700,"taxableImprovement":463100,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":589400,"taxable":589400,"land":117880,"improvement":471520,"taxableLand":117880,"taxableImprovement":471520,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":589400,"taxable":589400,"land":117880,"improvement":471520,"taxableLand":117880,"taxableImprovement":471520,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":647700,"taxable":647700,"land":129500,"improvement":518200,"taxableLand":129500,"taxableImprovement":518200,"exemptLand":0,"exemptImprovement":0}],"taxNow":8250,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"147724","date":"2008-11-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-06-11","scope":"REBUILD FRONT FACADE, UNDERPINN FOUNDATION WALL AND FLOOR JOIST REPLACEMENT AS PER PLANS."},{"number":"201609","date":"2009-02-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLATION OF 100 AMP 1 PHASE SERVICE AND NEW 20 CIRCUIT PANEL BOARD, RE-FEED EXISTING CIRCUITRY, AS PER 2005 NEC (CC DIST)"},{"number":"272670","date":"2010-04-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"THROUGHOUT MIXED USE, REPLACE EXISTING FIRE ALARM DEVICES IN KIND. 4 PULL STATIONS, 5 SMOKE DETECTORS, 5 HORN/STROBES. NO NEW WIRING"},{"number":"272660","date":"2010-04-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"400 AMP SERVICE WITH 200 AMP FOR 1 ST FLOOR,100 AMP FOR THE COMMON AREA AND 100 AMP FOR THE APT ON 2ND AND 3RD FL,INSTALL WIRING THROUGHOUT THE BUILDING AS PER CODE"},{"number":"283267","date":"2010-06-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-09-16","scope":"ROUGH IN KITCHEN AND 2 1/2 BATHS"},{"number":"266724","date":"2010-06-08","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-09-16","scope":"HVAC < 2000 CFM INSTALLATION OF TWO 90% EFF.115,000 BTU GAS FURNACES W/ 4 TON A/C SINGLE SPACE HVAC SYSTEMS - ONE SYSTEN IN 1ST FL, RETAIL / COMM'L SPACE AND ONE IN BI-LEVEL ONF FAMILY DWL'G ON 2ND &3RD FLS.HVAC / DUCTWORK ENTIRELY WITHIN EACH SINGLE SPACE TENANT NO DUCTWORK PENETRATION OF TENANT SEPARATION ASSEMBLIES WALLS, CEILINGS, OR ROOF ) HVAC CAPACITY NOT TO EXCEED 2000 CFM / 5 TONS FOR EACH SYSTEM"},{"number":"699534","date":"2016-06-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-06-13","scope":"FOR A RETAIL FOOD, BEVERAGES AND GROCERIES AT FIRST FLOOR IN THE SAME BUILDING WITH SINGLE FAMILY HOUSEHOLD LIVING AT SECOND FLOOR. NO SIGN ON THIS APPLICATION."},{"number":"ZP-2022-014406","date":"2023-01-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-12","scope":"Limited Lodging"},{"number":"ZP-2024-001461","date":"2024-07-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods"}],"storyTag":"Renovated & sold on","storyDelta":9.67,"timeline":[{"y":2010,"k":"permit","w":"Mechanical"},{"y":2010,"k":"insp","w":"Inspection passed ×2"},{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"Inspection failed"},{"y":2012,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2016,"k":"permit","w":"Use"},{"y":2020,"k":"sale","p":800000},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted with conditions"}],"rented":true,"licenses":[{"number":"557961","type":"Rental","status":"Closed","businessName":"FAIRMOUNT REALTY ASSOC LP","legalName":"FAIRMOUNT REALTY ASSOC LP","address":"2026 FAIRMOUNT AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2012-03-16","latestIssueDate":"2020-02-21","expirationDate":"2021-02-28","inactiveDate":null},{"number":"907638","type":"Rental","status":"Active","businessName":"Ikia LLC","legalName":"Ikia LLC","address":"2026 FAIRMOUNT AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2022-10-03","latestIssueDate":"2025-08-19","expirationDate":"2026-10-02","inactiveDate":null},{"number":"914777","type":"Limited Lodging Operator","status":"Inactive","businessName":"Savvas Navrosidis","legalName":"Savvas Navrosidis","address":"2026 FAIRMOUNT AVE","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2023-01-19","latestIssueDate":"2024-12-06","expirationDate":"2026-01-18","inactiveDate":"2026-03-19"},{"number":"1003079","type":"Limited Lodging Operator","status":"Active","businessName":"Jordana Hakim","legalName":"Jordana Hakim","address":"2026 FAIRMOUNT AVE","revenueCode":"3240","rentalCategory":null,"units":null,"issuedDate":"2026-03-26","latestIssueDate":"2026-03-26","expirationDate":"2027-03-25","inactiveDate":null}],"licenseActivity":[{"number":"1003079","type":"Limited Lodging Operator","businessName":"Jordana Hakim","legalName":"Jordana Hakim","issuedDate":"2026-03-26","latestIssueDate":"2026-03-26","closureDate":null,"expirationDate":"2027-03-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"914777","type":"Limited Lodging Operator","businessName":"Savvas Navrosidis","legalName":"Savvas Navrosidis","issuedDate":"2023-01-19","latestIssueDate":"2024-12-06","closureDate":"2026-03-19","expirationDate":"2026-01-18","inactiveDate":"2026-03-19","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"907638","type":"Rental","businessName":"Ikia LLC","legalName":"Ikia LLC","issuedDate":"2022-10-03","latestIssueDate":"2025-08-19","closureDate":null,"expirationDate":"2026-10-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"557961","type":"Rental","businessName":"FAIRMOUNT REALTY ASSOC LP","legalName":"FAIRMOUNT REALTY ASSOC LP","issuedDate":"2012-03-16","latestIssueDate":"2020-02-21","closureDate":"2021-02-28","expirationDate":"2021-02-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false}],"businessLicenseSourceDate":"2026-07-28","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":["2 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2024-001461: Completed · Granted with conditions; related permit ZP-2024-001461. Use permit #699534: 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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 10 historical violations across 6 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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 1920 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, 8 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 16, 2022.","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":"Limited Lodging Operator #914777: Inactive since Mar 19, 2026","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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Jan 15, 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/"}]}