{"asOf":"2026-07-27T20:48:41.805Z","block":"1400-1499 S 20TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-s-20th-st","address":"1401 S 20TH ST","parcelNumber":"871549235","source":"https://property.phila.gov/?p=871549235","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"KARAJ RUZHDI","coOwner":"KARAJ NADIRE","marketValue":367200,"landAssessment":73400,"improvementAssessment":293800,"livableArea":2550,"yearBuilt":2016,"lastSale":{"price":1,"date":"2014-12-04T05:00:00Z"},"openViolations":0,"violations":[{"number":"1132392","date":"2007-04-24","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1132391","date":"2007-04-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1995058","date":"2011-03-10","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1995059","date":"2011-03-10","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2618118","date":"2012-10-22","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2618117","date":"2012-10-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"110134","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2007-04-24","completedDate":"2008-12-01","violations":[{"number":"1132392","date":"2007-04-24","code":"PM-306.0/91","title":"VACANT LOT KEEP CLEAN GET LIC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1132391","date":"2007-04-24","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"267226","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-02-24","completedDate":"2011-03-14","violations":[{"number":"1995058","date":"2011-03-10","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1995059","date":"2011-03-10","code":"PM-306.0/2","title":"VACANT LOT STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"356568","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-10-22","completedDate":"2012-11-09","violations":[{"number":"2618118","date":"2012-10-22","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2618117","date":"2012-10-22","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2012,"n":2,"worst":null}],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.934044160311544,"lng":-75.17720148893883,"geom":{"type":"Polygon","coordinates":[[[-75.177312798,39.934033102],[-75.177301794,39.934082617],[-75.177090594,39.934055601],[-75.177101664,39.934005443],[-75.177312798,39.934033102]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-012711","type":"Fire Alarm Certification","inspectionDate":"2022-09-13","result":"Certified","expirationDate":"2023-09-13","buildingId":"1432315"},{"number":"BC-2023-004298","type":"Special Hazards Certification","inspectionDate":"2023-01-19","result":"Certified","expirationDate":"2023-07-31","buildingId":"1432315"},{"number":"BC-2024-004920","type":"Sprinkler Certification","inspectionDate":"2023-12-07","result":"Certified","expirationDate":"2024-12-07","buildingId":"1432315"},{"number":"BC-2025-004722","type":"Sprinkler Certification","inspectionDate":"2024-12-16","result":"Certified","expirationDate":"2025-12-16","buildingId":"1432315"},{"number":"BC-2025-002283","type":"Sprinkler Certification","inspectionDate":"2024-12-16","result":"Certified","expirationDate":"2025-12-16","buildingId":"1432315"},{"number":"BC-2026-011468","type":"Special Hazards Certification","inspectionDate":"2026-04-23","result":"Certified","expirationDate":"2027-04-23","buildingId":"1432315"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":1080,"zoning":"CMX1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"810 TOMLINSON RD, PHILADELPHIA PA, 19116","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"APPLICATION FOR A TAKE-OUT RESTAURANT ON THE FIRST FLOOR IN THE SAME BUILDING EXISTING SINGLE FAMILY HOUSEHOLD LIVING FROM 2ND THRU 3RD FLOORS. NO SIGN ON THIS APPLICATION.","status":"CLOSED","outcome":"Granted with conditions","date":"2015-09-16","number":"25842","relatedPermit":"623409"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":11000,"taxable":11000,"land":11000,"improvement":0,"taxableLand":11000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":289600,"taxable":289600,"land":57920,"improvement":231680,"taxableLand":57920,"taxableImprovement":231680,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":298200,"taxable":298200,"land":59640,"improvement":238560,"taxableLand":59640,"taxableImprovement":238560,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":301100,"taxable":301100,"land":60220,"improvement":240880,"taxableLand":60220,"taxableImprovement":240880,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":301100,"taxable":301100,"land":60220,"improvement":240880,"taxableLand":60220,"taxableImprovement":240880,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":301100,"taxable":301100,"land":60220,"improvement":240880,"taxableLand":60220,"taxableImprovement":240880,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":272700,"taxable":272700,"land":54540,"improvement":218160,"taxableLand":54540,"taxableImprovement":218160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":272700,"taxable":272700,"land":54540,"improvement":218160,"taxableLand":54540,"taxableImprovement":218160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":323000,"taxable":323000,"land":64600,"improvement":258400,"taxableLand":64600,"taxableImprovement":258400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":323000,"taxable":323000,"land":64600,"improvement":258400,"taxableLand":64600,"taxableImprovement":258400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":367200,"taxable":367200,"land":73400,"improvement":293800,"taxableLand":73400,"taxableImprovement":293800,"exemptLand":0,"exemptImprovement":0}],"taxNow":4521,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"473658","date":"2013-06-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-06-18","scope":"ERECTION OF A NEW STRUCTURE TO BE USED AS A VACANT COMMERCIAL ON 1ST FLOOR AND 2ND & 3RD FLOORS TO BE ONE APARTMENT"},{"number":"570116","date":"2014-10-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-04-02","scope":"INSTALL 3 WATER CLOSETSF, 3 TUBS, 3 LAVY SINKS, 1 KITCHEN SINK, 1 WASHER , 1 WATER HEATER - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"572052","date":"2014-12-04","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM THROUGHOUT A MIXED-USE BUILDING IN ACCORDANCE WITH NFPA 13 & 13R STANDARDS. SYSTEM TO BE PROVIDED WITH A 2\" FIRE SERVICE MAIN LINE WITH 2-3\" RISERS, 2-1/2\" CROSS MAINS AND 1-1/4\" BRANCH LINES. SYSTEM ALSO TO BE PROVIDED WITH A 3\" BACKFLOW PREVENTION ASSEMBLY (SEE CP100 FORM)."},{"number":"599644","date":"2015-03-31","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-04-23","scope":"INSTALL LATERAL, HOUSE DRAIN, HOUSE TRAP, FAI, & WATER SERVICE PA1# 20150790023\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"623409","date":"2015-11-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-11-19","scope":"THE APPLICATION IS FOR A SIT DOWN RESTAURANT ON THE FIRST FLOOR WITH BASEMENT AS STORAGE AREA FOR THE RESTAURANT IN AN EXISTING THREE STORY BUILDING WITH PREVIOUSLY APPROVED APPERTMENT ON SECOND AND THIRD FLOOR."},{"number":"709885","date":"2016-09-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-09-25","scope":"FOR INTERIOR ALTERATIONS TO GROUND FLOOR AND BASEMENT COMMERCIAL SPACE TO INCLUDE NEW INTERIOR PARTITION WALLS, ACCESSIBLE RESTROOM, AND INTERIOR WALL/CEILING/FLOOR FINISHING. **SEPARATE PERMITS TO BE REQUIRED FOR MECHANICAL, PLUMBING, ELECTRICAL, AND FIRE SUPPRESSION SYSTEM ALTERATIONS.**"},{"number":"782210","date":"2017-05-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-25","scope":"FOR THE INSTALLATION OF ONE (1) 8'-0\" COMMERCIAL KITCHEN EXHAUST HOOD WITH A ROOF TOP EXHAUST FAN AND A MAKE UP AIR FAN WITH SUPPLY/EXHAUST DUCT WORK FOR KITCHEN. ALL WORK SHALL BE DONE PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. SEPARATE PERMIT REQUIRED FOR FIRE SUPPRESSION WORK."},{"number":"798301","date":"2017-07-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-07-31","scope":"EZ STANDARD KITCHEN FIRE SUPPRESSION- FOR THE INSTALLATION OF NEW WET CHEMICAL KITCHEN HOOD FIRE SUPPRESSION SYSTEM AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS.TO INSTALL NEW FIRE SUPPRESSION SYSTEM FOR A 8'-0\" HOOD"},{"number":"821579","date":"2017-12-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-09-25","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING;(3) STORY BUILDING; 1ST FLOOR COMMERCIAL SPACE & SINGLE FAMILY DWELLING 2ND THRU 3RD FLOOR; 2 TOILETS 2LAV 1 EJECTOR PUMP 1 PRE RINSE SINK 2 HAND SINKS 1 DISHWASHER 1-3BIN SINK 1 SCRAP SINK 1 PREP SINK 3FL DRAIN 2FL SINK 1 WATER HEATER 1 GREASE TRAP - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"799906","date":"2017-12-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-09-25","scope":"NEW 600AMP SERVICE & 3-GANG METER, 1-100AMP PANEL FOR HOUSE 1-300AMP PANEL 1-150AMP FOR APT WIRING THROUGHOUT AS PER NEC 2008 SOUTH DISTRICT & FIRE ALARM WIRING THROUGHOUT AS PER NFPA 72"},{"number":"842324","date":"2018-02-12","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-09-25","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM THROUGHOUT A MIXED-USE BUILDING IN ACCORDANCE WITH NFPA 13 & 13R STANDARDS. SYSTEM TO BE PROVIDED WITH A 2\" FIRE SERVICE MAIN LINE WITH 2-3\" RISERS, 2-1/2\" CROSS MAINS AND 1-1/4\" BRANCH LINES. SYSTEM ALSO TO BE PROVIDED WITH A 3\" BACKFLOW PREVENTION ASSEMBLY (SEE CP100 FORM)."},{"number":"887491","date":"2018-08-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-08-10","scope":"SIGN"},{"number":"887492","date":"2018-08-10","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2018-09-25","scope":"PUTTING UP A SIGN"},{"number":"PP-2021-025329","date":"2021-12-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-01-25","scope":"Repair curb box on water service"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"appeal","w":"Appeal granted with conditions"},{"y":2015,"k":"permit","w":"Use"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Sign"},{"y":2021,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"408480","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"JERRY TRAN","legalName":"JERRY TRAN","address":"1401 S 20TH ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2007-05-01","latestIssueDate":"2007-05-01","expirationDate":"2008-02-29","inactiveDate":"2012-12-22"},{"number":"789899","type":"Food Preparing and Serving","status":"Active","businessName":"TWO EAGLES CAFE, LLC","legalName":"TWO EAGLES CAFE, LLC ","address":"1401 S 20TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-09-24","latestIssueDate":"2025-09-11","expirationDate":"2026-09-23","inactiveDate":null}],"licenseActivity":[{"number":"789899","type":"Food Preparing and Serving","businessName":"TWO EAGLES CAFE, LLC","legalName":"TWO EAGLES CAFE, LLC ","issuedDate":"2018-09-24","latestIssueDate":"2025-09-11","closureDate":null,"expirationDate":"2026-09-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"408480","type":"Vacant Residential Property / Lot","businessName":"JERRY TRAN","legalName":"JERRY TRAN","issuedDate":"2007-05-01","latestIssueDate":"2007-05-01","closureDate":"2012-12-22","expirationDate":"2008-02-29","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #25842: CLOSED · Granted with conditions; related permit 623409. Use permit #473658: 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: 572052 (EXPIRED).","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 Sep 13, 2023; Special Hazards Certification: Certified through Apr 23, 2027; Sprinkler Certification: Certified through Dec 16, 2025","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":"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #408480: Inactive since Dec 22, 2012","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 6 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/"}]}