{"asOf":"2026-07-23T22:07:24.256Z","block":"1900-1999 E PASSYUNK AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-e-passyunk-ave","address":"1928 E PASSYUNK AVE","parcelNumber":"871559550","source":"https://property.phila.gov/?p=871559550","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"PASS PROPS LP","coOwner":null,"marketValue":525500,"landAssessment":105100,"improvementAssessment":420400,"livableArea":2102,"yearBuilt":1915,"lastSale":{"price":1100000,"date":"2014-02-10T05:00:00Z"},"openViolations":3,"violations":[{"number":"950416","date":"2008-03-05","code":"A-402.5/5","title":"PERMP- FINAL PRE-CO INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"950414","date":"2008-03-05","code":"A-701.1/1","title":"CO- BLDG OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"950417","date":"2008-03-05","code":"A-202.4/1","title":"INSP RPT NOT SUBMITTED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"950415","date":"2008-03-05","code":"A-502.3/3","title":"COPY OF OWNER NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-032163","date":"2026-05-15","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-032164","date":"2026-05-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-032165","date":"2026-05-15","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"3602446","date":"2015-06-18","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"ERROR","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"149616","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2008-03-05","completedDate":null,"violations":[{"number":"950416","date":"2008-03-05","code":"A-402.5/5","title":"PERMP- FINAL PRE-CO INSP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"950414","date":"2008-03-05","code":"A-701.1/1","title":"CO- BLDG OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"950417","date":"2008-03-05","code":"A-202.4/1","title":"INSP RPT NOT SUBMITTED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"950415","date":"2008-03-05","code":"A-502.3/3","title":"COPY OF OWNER NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-053238","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-05-15","completedDate":null,"violations":[{"number":"VI-2026-032163","date":"2026-05-15","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-032164","date":"2026-05-15","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-032165","date":"2026-05-15","code":"9-3902 (1)","title":"RENTAL LICENSE- ONE & TWO FAMILY (R3)","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"587224","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3602446","date":"2015-06-18","code":"A-301.1/54","title":"PERMP- INST NEW PLUMBING","status":"ERROR","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":4,"worst":null},{"y":2015,"n":1,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"149616","date":"2008-03-05","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"149616","date":"2008-04-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"149616","date":"2008-05-16","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"149616","date":"2008-07-15","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2026-053238","date":"2026-05-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-053238","date":"2026-06-22","type":null,"status":"FAILED"}],"inspYears":[{"y":2008,"fails":2,"passes":2},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92602300266321,"lng":-75.16823728845827,"geom":{"type":"Polygon","coordinates":[[[-75.168317757,39.926054834],[-75.168114114,39.926027132],[-75.168156819,39.925991171],[-75.168360463,39.926018873],[-75.168317757,39.926054834]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-009413","type":"Fire Alarm Certification","inspectionDate":"2023-07-13","result":"Certified","expirationDate":"2024-07-13","buildingId":"1425560"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":832,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"4950 PARKSIDE AVE, PHILADELPHIA PA, 19131","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE TAKE-OUT RESTAURANT ON CELLAR AND ON FIRST FLOOR IN AN EXISTING STRUCTURE. NO SIGN ON THIS APPLICATION.","status":"CLOSED","outcome":"Granted","date":"2014-07-30","number":"23240","relatedPermit":"543531"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":309100,"taxable":309100,"land":17287,"improvement":291813,"taxableLand":17287,"taxableImprovement":291813,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":309100,"taxable":309100,"land":17287,"improvement":291813,"taxableLand":17287,"taxableImprovement":291813,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":462500,"taxable":462500,"land":92500,"improvement":370000,"taxableLand":92500,"taxableImprovement":370000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":476300,"taxable":476300,"land":95260,"improvement":381040,"taxableLand":95260,"taxableImprovement":381040,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":481000,"taxable":481000,"land":96200,"improvement":384800,"taxableLand":96200,"taxableImprovement":384800,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":481000,"taxable":481000,"land":96200,"improvement":384800,"taxableLand":96200,"taxableImprovement":384800,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":481000,"taxable":481000,"land":96200,"improvement":384800,"taxableLand":96200,"taxableImprovement":384800,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":439600,"taxable":439600,"land":87920,"improvement":351680,"taxableLand":87920,"taxableImprovement":351680,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":439600,"taxable":439600,"land":87920,"improvement":351680,"taxableLand":87920,"taxableImprovement":351680,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":496800,"taxable":496800,"land":99360,"improvement":397440,"taxableLand":99360,"taxableImprovement":397440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":496800,"taxable":496800,"land":99360,"improvement":397440,"taxableLand":99360,"taxableImprovement":397440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":525500,"taxable":525500,"land":105100,"improvement":420400,"taxableLand":105100,"taxableImprovement":420400,"exemptLand":0,"exemptImprovement":0}],"taxNow":6954,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"122065","date":"2007-12-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-07-11","scope":"INSTALL WATER CLOSETS, LAVYS, KITCHEN SINK, WASHER BOX, STALL SHOWER NAD TUB"},{"number":"148363","date":"2008-04-28","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-12-01","scope":"REPLACE (3) BREAKGLASS STATIONS ON EXISTING SYSTEM, INSTALLATION OF 3 PRONG GROUNDED RECEPTACLES AND NEW LIGHTING FIXTURES, REPLACING EXISTING EQUIPMENT, 32 RECEPTACLES, 18 LIGHTS, NO ADDITIONAL WIRING, ALL AS PER NFPA-72 AND 2005 NEC (SOUTH DIST) REPLACE (3) BREAKGLASS STATIONS ON EXISTING SYSTEM, INSTALLATION OF 3 PRONG GROUNDED RECEPTACLES AND NEW LIGHTING FIXTURES, REPLACING EXISTING EQUIPMENT, 32 RECEPTACLES, 18 LIGHTS, NO ADDITIONAL WIRING, ALL AS PER NFPA-72 AND 2005 NEC (SOUTH DIST)"},{"number":"153336","date":"2008-05-23","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-06-16","scope":"INSTALL EIGHT NEW WINDOWS; 9 INTERIOR AND 4 EXTERIOR DOORS IN EXISTING OPENINGS; INSTALL NEW KITCHAN CABINETS/COUNTERTOPS IN EXISTING KITCHEN; INSTALL NEW FLOORING AND PAINT THROUGHOUT; NO OTHER WORK ALLOWED ON THIS PERMIT. APPLICANT AGREES TO LIMIT CONSTRUCTION TO COMPLY WITH EZ PERMIT STANDARD DATED FEBRUARY, 2007. DEVIATION FROM THIS STANDARD WILL RESULT IN THE REVOCATION OF THIS PERMIT AND THE IMPOSITION OF FURTHER PENALTIES."},{"number":"543531","date":"2014-08-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-08-05","scope":"CONVERSION OF EXISTING CELLAR/FIRST FLOOR LEVELS INTO A TAKEOUT RESTAURANT"},{"number":"589681","date":"2015-02-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-06-24","scope":"INSTALLING MOP SINK,3 COMP.AND HAND SINK BY RUNNING WATER AND DRAIN-THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"606987","date":"2015-05-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-10-31","scope":"INSTALL 22 OUTLETS - 18 RECESSED LIGHTS - INSTALL 1 200 AMP SUB PANEL - AS PER 2008 NEC"},{"number":"605245","date":"2015-05-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-05-29","scope":"FOR THE ERECTION OF A NON-ILLUMINATED AWNING STRUCTURE AS A WALL SIGN; SIZE & LOCATION AS SHOWN IN APPROVED PLANS. FOR USE AS A TAKE-OUT RESTAURANT AS PREVIOUSLY APPROVED W. ACCESSORY SIGNAGE."},{"number":"587224","date":"2015-05-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-06-26","scope":"FOR A PARTIAL CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE TAKE-OUT FOOD STORE AT 1ST FLOOR & FOR LEVEL II ALTERATIONS TO INCLUDE INSTALLATION OF FULL HEIGHT WINDOW UNITS IN EXIST. OPENING (SAWCUT TO GROUND W. NO CHANGE IN WIDTH), INFILL OF EXIST. SIDEWALK ACCESS TO BASEMENT & INSTALLATION OF FABRIC AWNING SIGN TO EXST. EXT. WALL; WORK AREA IS NOT FULLY SPRINKLERED. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, & PLUMBING WORK."},{"number":"1007902","date":"2019-09-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-13","scope":"BACKFLOW PREVENTER AS PER 2004 PPC"}],"storyTag":"New construction","storyDelta":12.75,"timeline":[{"y":2008,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2014,"k":"sale","p":1100000},{"y":2014,"k":"appeal","w":"Appeal granted"},{"y":2014,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"viol","w":"L&I violation"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"229460","type":"Rental","status":"Inactive","businessName":"IMBESI JOSEPH & J","legalName":"IMBESI JOSEPH & J","address":"1928 E PASSYUNK AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-04-10","latestIssueDate":"2005-04-26","expirationDate":"2006-02-28","inactiveDate":"2012-03-06"},{"number":"239821","type":"Rental","status":"Inactive","businessName":"PASSYUNK AVENUE REVITALIZATION","legalName":"PASSYUNK AVENUE REVITALIZATION","address":"1928 E PASSYUNK AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-06-13","latestIssueDate":"2013-04-08","expirationDate":"2014-02-28","inactiveDate":null},{"number":"639878","type":"Rental","status":"Inactive","businessName":"PASS PROPS (AGENT: ROCKLAND CAPITAL)","legalName":"PASS PROPS","address":"1928 E PASSYUNK AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2014-08-28","latestIssueDate":"2020-02-27","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"},{"number":"862751","type":"Food Preparing and Serving","status":"Inactive","businessName":"DEMILIOS OLD WORLD ICE TREATS","legalName":"DEMILIOS OLD WORLD ICE TREATS ","address":"1928 E PASSYUNK AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-03-03","latestIssueDate":"2025-08-18","expirationDate":"2026-03-02","inactiveDate":"2026-05-01"}],"licenseActivity":[{"number":"862751","type":"Food Preparing and Serving","businessName":"DEMILIOS OLD WORLD ICE TREATS","legalName":"DEMILIOS OLD WORLD ICE TREATS ","issuedDate":"2021-03-03","latestIssueDate":"2025-08-18","closureDate":"2026-05-01","expirationDate":"2026-03-02","inactiveDate":"2026-05-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"639878","type":"Rental","businessName":"PASS PROPS (AGENT: ROCKLAND CAPITAL)","legalName":"PASS PROPS","issuedDate":"2014-08-28","latestIssueDate":"2020-02-27","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"239821","type":"Rental","businessName":"PASSYUNK AVENUE REVITALIZATION","legalName":"PASSYUNK AVENUE REVITALIZATION","issuedDate":"2003-06-13","latestIssueDate":"2013-04-08","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"229460","type":"Rental","businessName":"IMBESI JOSEPH & J","legalName":"IMBESI JOSEPH & J","issuedDate":"2003-04-10","latestIssueDate":"2005-04-26","closureDate":"2012-03-06","expirationDate":"2006-02-28","inactiveDate":"2012-03-06","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #543531: COMPLETED. The history also contains “PERMP- FINAL PRE-CO INSP.”","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: 148363 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"3 open L&I violations","finding":"8 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 13, 2024","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 22, 2026.","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 #862751: Inactive since May 1, 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/"}],"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/"}]}