{"asOf":"2026-07-25T22:07:11.384Z","block":"1700-1799 S CHADWICK ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-s-chadwick-st","address":"1754 S CHADWICK ST","parcelNumber":"871550860","source":"https://property.phila.gov/?p=871550860","ownerType":"investor","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":"TEKTON LLC","coOwner":null,"marketValue":335200,"landAssessment":67000,"improvementAssessment":268200,"livableArea":1755,"yearBuilt":1923,"lastSale":{"price":188000,"date":"2019-11-19T05:00:00Z"},"openViolations":0,"violations":[{"number":"2251438","date":"2011-08-10","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5223963","date":"2019-10-24","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5223962","date":"2019-10-24","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"291222","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2011-08-10","completedDate":"2012-03-07","violations":[{"number":"2251438","date":"2011-08-10","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"712972","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2019-10-25","completedDate":"2019-11-22","violations":[{"number":"5223963","date":"2019-10-24","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5223962","date":"2019-10-24","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2011,"n":1,"worst":null},{"y":2019,"n":2,"worst":null}],"investigations":[{"caseNumber":"291222","date":"2011-08-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"291222","date":"2011-09-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"291222","date":"2011-10-19","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"291222","date":"2012-03-06","type":"PRECOURT","status":"PASSED"},{"caseNumber":"291222","date":"2012-03-06","type":"PRECOURT","status":"PASSED"},{"caseNumber":"712972","date":"2019-10-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"712972","date":"2019-11-22","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2011,"fails":2,"passes":0},{"y":2012,"fails":0,"passes":2},{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92871360148268,"lng":-75.173309482378,"geom":{"type":"Polygon","coordinates":[[[-75.17321169,39.928724901],[-75.17322125,39.928679868],[-75.173407419,39.928702282],[-75.173397418,39.928747371],[-75.17321169,39.928724901]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":2,"lotArea":954,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1754 S CHADWICK ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"RB_LIRB","grounds":"NEW OWNER WILL APPLY FOR A NEW USE REGISTRATION PERMIT.","status":"OPEN","outcome":null,"date":"2019-11-22","number":"39251","relatedPermit":"712972"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":166000,"taxable":166000,"land":9047,"improvement":156953,"taxableLand":9047,"taxableImprovement":156953,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":166000,"taxable":166000,"land":9047,"improvement":156953,"taxableLand":9047,"taxableImprovement":156953,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":204200,"taxable":204200,"land":40840,"improvement":163360,"taxableLand":40840,"taxableImprovement":163360,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":210300,"taxable":210300,"land":42060,"improvement":168240,"taxableLand":42060,"taxableImprovement":168240,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":212400,"taxable":212400,"land":42480,"improvement":169920,"taxableLand":42480,"taxableImprovement":169920,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":212400,"taxable":212400,"land":42480,"improvement":169920,"taxableLand":42480,"taxableImprovement":169920,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":212400,"taxable":212400,"land":42480,"improvement":169920,"taxableLand":42480,"taxableImprovement":169920,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":276300,"taxable":276300,"land":55260,"improvement":221040,"taxableLand":55260,"taxableImprovement":221040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":276300,"taxable":276300,"land":55260,"improvement":221040,"taxableLand":55260,"taxableImprovement":221040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":372000,"taxable":228300,"land":74400,"improvement":297600,"taxableLand":74400,"taxableImprovement":153900,"exemptLand":0,"exemptImprovement":143700},{"y":2026,"v":372000,"taxable":228300,"land":74400,"improvement":297600,"taxableLand":74400,"taxableImprovement":153900,"exemptLand":0,"exemptImprovement":143700},{"y":2027,"v":335200,"taxable":205696,"land":67000,"improvement":268200,"taxableLand":67000,"taxableImprovement":138696,"exemptLand":0,"exemptImprovement":129504}],"taxNow":3196,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2020-006732","date":"2021-02-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-03-03","scope":"No change in use and occupancy. Level II interior alterations and structural work as per approved plans. Separate permit required for any electrical and plumbing work. Asbestos abatement required prior to commencement of work."},{"number":"MP-2021-001044","date":"2021-07-07","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-03-03","scope":"No change in use and occupancy. Level II interior alterations and structural work as per approved plans. Separate permit required for any electrical and plumbing work. Asbestos abatement required prior to commencement of work."},{"number":"PP-2021-013195","date":"2021-08-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-03","scope":"Installation of all interior supply and Drain/Waste/Vent pipe to the listed fixtures per the 2018 Philadelphia Plumbing Code. Sizes and locations per plans."},{"number":"EP-2021-013439","date":"2022-01-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-11-14","scope":"Install a 400 AMP electrical service with 3 meters. Wire throughout a mix-use building as per plans -2017 NEC. **Separate electrical permit required for commercial tenant fitout** ***NO FIRE ALARM ON THIS PERMIT***"},{"number":"EP-2022-012868","date":"2023-01-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-02-14","scope":"INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC & 2016 NFPA-72."}],"storyTag":"Improved","storyDelta":0.15,"timeline":[{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"Inspection failed ×2"},{"y":2012,"k":"insp","w":"Inspection passed ×2"},{"y":2019,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2019,"k":"sale","p":188000},{"y":2019,"k":"appeal","w":"Appeal filed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"204019","type":"Food Preparing and Serving","status":"Inactive","businessName":"MOC WONG HA","legalName":"MOC WONG HA","address":"1754 S CHADWICK ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-29","latestIssueDate":"2004-04-29","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"317970","type":"Food Preparing and Serving","status":"Inactive","businessName":"NIAN SHI ZHU (T/A MOORE SAVING DELI)","legalName":"NIAN SHI ZHU","address":"1754 S CHADWICK ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-05-11","latestIssueDate":"2006-05-09","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"},{"number":"387077","type":"Food Preparing and Serving","status":"Inactive","businessName":"NU CHAU (LUONG CHI QUAN)","legalName":"NU CHAU","address":"1754 S CHADWICK ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-10-06","latestIssueDate":"2007-05-03","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"454871","type":"Food Preparing and Serving","status":"Inactive","businessName":"BUSHRA MUSLEH (J&S DELI GROCERY)","legalName":"BUSHRA MUSLEH","address":"1754 S CHADWICK ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-08-25","latestIssueDate":"2008-08-25","expirationDate":"2009-04-30","inactiveDate":"2011-02-01"},{"number":"524480","type":"Food Preparing and Serving","status":"Inactive","businessName":"BIRAHIMA DOUCOURE (SOUTH PHILLY COMMUNITE STORE)","legalName":"BIRAHIMA DOUCOURE","address":"1754 S CHADWICK ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-02-01","latestIssueDate":"2011-02-01","expirationDate":"2011-04-30","inactiveDate":"2011-07-05"},{"number":"537834","type":"Food Preparing and Serving","status":"Inactive","businessName":"MOHAMEDOU DOUCOURE (SOUTH PHILLY COMMUNITY STORE 1)","legalName":"MOHAMEDOU DOUCOURE","address":"1754 S CHADWICK ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2011-07-05","latestIssueDate":"2012-04-30","expirationDate":"2013-04-30","inactiveDate":"2014-02-20"},{"number":"556167","type":"Rental","status":"Closed","businessName":"YU XIAN XU-KUANG","legalName":"YU XIAN XU-KUANG","address":"1754 S CHADWICK ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2012-05-04","latestIssueDate":"2019-02-15","expirationDate":"2020-02-29","inactiveDate":"2020-04-29"},{"number":"618416","type":"Food Preparing and Serving","status":"Inactive","businessName":"HINDA TRAORE (BINTOU MINI MARKET)","legalName":"HINDA TRAORE","address":"1754 S CHADWICK ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-02-20","latestIssueDate":"2014-02-20","expirationDate":"2014-04-30","inactiveDate":null},{"number":"856125","type":"Vacant Residential Property / Lot","status":"Closed","businessName":"TEKTON LLC","legalName":"TEKTON LLC","address":"1754 S CHADWICK ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2020-11-23","latestIssueDate":"2021-11-16","expirationDate":"2022-11-22","inactiveDate":"2023-01-21"},{"number":"944764","type":"Food Preparing and Serving","status":"Active","businessName":"LITTLE SUSIE'S LLC","legalName":"LITTLE SUSIE'S LLC","address":"1754 S CHADWICK ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-02-21","latestIssueDate":"2026-02-20","expirationDate":"2027-02-20","inactiveDate":null}],"licenseActivity":[{"number":"944764","type":"Food Preparing and Serving","businessName":"LITTLE SUSIE'S LLC","legalName":"LITTLE SUSIE'S LLC","issuedDate":"2024-02-21","latestIssueDate":"2026-02-20","closureDate":null,"expirationDate":"2027-02-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"856125","type":"Vacant Residential Property / Lot","businessName":"TEKTON LLC","legalName":"TEKTON LLC","issuedDate":"2020-11-23","latestIssueDate":"2021-11-16","closureDate":"2023-01-21","expirationDate":"2022-11-22","inactiveDate":"2023-01-21","status":"Closed","statusLabel":"Inactive","active":false},{"number":"618416","type":"Food Preparing and Serving","businessName":"HINDA TRAORE (BINTOU MINI MARKET)","legalName":"HINDA TRAORE","issuedDate":"2014-02-20","latestIssueDate":"2014-02-20","closureDate":"2014-04-30","expirationDate":"2014-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"556167","type":"Rental","businessName":"YU XIAN XU-KUANG","legalName":"YU XIAN XU-KUANG","issuedDate":"2012-05-04","latestIssueDate":"2019-02-15","closureDate":"2020-04-29","expirationDate":"2020-02-29","inactiveDate":"2020-04-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"537834","type":"Food Preparing and Serving","businessName":"MOHAMEDOU DOUCOURE (SOUTH PHILLY COMMUNITY STORE 1)","legalName":"MOHAMEDOU DOUCOURE","issuedDate":"2011-07-05","latestIssueDate":"2012-04-30","closureDate":"2014-02-20","expirationDate":"2013-04-30","inactiveDate":"2014-02-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"524480","type":"Food Preparing and Serving","businessName":"BIRAHIMA DOUCOURE (SOUTH PHILLY COMMUNITE STORE)","legalName":"BIRAHIMA DOUCOURE","issuedDate":"2011-02-01","latestIssueDate":"2011-02-01","closureDate":"2011-07-05","expirationDate":"2011-04-30","inactiveDate":"2011-07-05","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"454871","type":"Food Preparing and Serving","businessName":"BUSHRA MUSLEH (J&S DELI GROCERY)","legalName":"BUSHRA MUSLEH","issuedDate":"2008-08-25","latestIssueDate":"2008-08-25","closureDate":"2011-02-01","expirationDate":"2009-04-30","inactiveDate":"2011-02-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"387077","type":"Food Preparing and Serving","businessName":"NU CHAU (LUONG CHI QUAN)","legalName":"NU CHAU","issuedDate":"2006-10-06","latestIssueDate":"2007-05-03","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"317970","type":"Food Preparing and Serving","businessName":"NIAN SHI ZHU (T/A MOORE SAVING DELI)","legalName":"NIAN SHI ZHU","issuedDate":"2005-05-11","latestIssueDate":"2006-05-09","closureDate":"2012-12-22","expirationDate":"2007-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204019","type":"Food Preparing and Serving","businessName":"MOC WONG HA","legalName":"MOC WONG HA","issuedDate":"2004-04-29","latestIssueDate":"2004-04-29","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 35% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $276,300 to $372,000","no permit shown in 2024-2026"],"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 #39251: OPEN; related permit 712972.","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-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":"3 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Nov 22, 2019.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #204019: Inactive since Dec 22, 2012; Food Preparing and Serving #317970: Inactive since Dec 22, 2012; Food Preparing and Serving #387077: Inactive since Dec 22, 2012; Food Preparing and Serving #454871: Inactive since Feb 1, 2011","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 3 historical violations across 2 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/"}]}