{"asOf":"2026-07-27T21:37:34.771Z","block":"3700-3799 N 6TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/3700-3799-n-6th-st","address":"3739 N 6TH ST","parcelNumber":"871567660","source":"https://property.phila.gov/?p=871567660","ownerType":"owner-occupied","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":"ROSARIO ISRAEL Z","coOwner":"ROSARIO ELGA P","marketValue":140200,"landAssessment":28000,"improvementAssessment":112200,"livableArea":2550,"yearBuilt":1915,"lastSale":{"price":140000,"date":"2004-03-18T05:00:00Z"},"openViolations":0,"violations":[{"number":"2434768","date":"2012-05-08","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-086161","date":"2021-12-14","code":"FC-13-904.11.2.1","title":"COOKING EQUIPMENT POSITIONING","status":"CLOSED","resolutionDate":"2022-03-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2021-086163","date":"2021-12-14","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2022-01-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-086162","date":"2021-12-14","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":"2022-03-29","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-086158","date":"2021-12-14","code":"FC-13-605.5","title":"EXTENSION CORDS","status":"COMPLIED","resolutionDate":"2022-03-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-086154","date":"2021-12-14","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2022-03-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-086141","date":"2021-12-14","code":"FC-13-906.3","title":"SIZE & DISTRIBUTION","status":"COMPLIED","resolutionDate":"2022-03-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-086140","date":"2021-12-14","code":"FC-13-907.5.1","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":"2022-03-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-086139","date":"2021-12-14","code":"FC-13-904.5","title":"WET CHEMICAL SYSTEM TEST","status":"COMPLIED","resolutionDate":"2022-03-29","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-086137","date":"2021-12-14","code":"FC-13-904.11.1","title":"CLASS K EXTINGUISHER","status":"COMPLIED","resolutionDate":"2022-03-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-086136","date":"2021-12-14","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-12-29","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-086166","date":"2021-12-14","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2022-06-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-086165","date":"2021-12-14","code":"FC-13-315","title":"COMBUSTIBLE STORAGE","status":"COMPLIED","resolutionDate":"2022-03-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-086164","date":"2021-12-14","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"COMPLIED","resolutionDate":"2022-03-08","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"327099","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-05-08","completedDate":"2012-06-26","violations":[{"number":"2434768","date":"2012-05-08","code":"FC-907.3/20","title":"SD-REQD EXIST GROUP R","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-118165","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-12-14","completedDate":"2022-06-11","violations":[{"number":"VI-2021-086161","date":"2021-12-14","code":"FC-13-904.11.2.1","title":"COOKING EQUIPMENT POSITIONING","status":"CLOSED","resolutionDate":"2022-03-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2021-086163","date":"2021-12-14","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2022-01-26","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2021-086162","date":"2021-12-14","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":"2022-03-29","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-086158","date":"2021-12-14","code":"FC-13-605.5","title":"EXTENSION CORDS","status":"COMPLIED","resolutionDate":"2022-03-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-086154","date":"2021-12-14","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2022-03-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-086141","date":"2021-12-14","code":"FC-13-906.3","title":"SIZE & DISTRIBUTION","status":"COMPLIED","resolutionDate":"2022-03-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-086140","date":"2021-12-14","code":"FC-13-907.5.1","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":"2022-03-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-086139","date":"2021-12-14","code":"FC-13-904.5","title":"WET CHEMICAL SYSTEM TEST","status":"COMPLIED","resolutionDate":"2022-03-29","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-086137","date":"2021-12-14","code":"FC-13-904.11.1","title":"CLASS K EXTINGUISHER","status":"COMPLIED","resolutionDate":"2022-03-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-086136","date":"2021-12-14","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-12-29","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-086166","date":"2021-12-14","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2022-06-11","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2021-086165","date":"2021-12-14","code":"FC-13-315","title":"COMBUSTIBLE STORAGE","status":"COMPLIED","resolutionDate":"2022-03-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-086164","date":"2021-12-14","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"COMPLIED","resolutionDate":"2022-03-08","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2012,"n":1,"worst":null},{"y":2021,"n":13,"worst":null}],"investigations":[{"caseNumber":"327099","date":"2012-05-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"327099","date":"2012-06-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2021-118165","date":"2021-12-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-118165","date":"2022-01-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-118165","date":"2022-06-11","type":null,"status":"PASSED"}],"inspYears":[{"y":2012,"fails":1,"passes":1},{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.008688841995586,"lng":-75.13837595265237,"geom":{"type":"Polygon","coordinates":[[[-75.138519426,40.008660383],[-75.138509891,40.008700079],[-75.138348981,40.008775794],[-75.138224665,40.008620664],[-75.138519426,40.008660383]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-001495","type":"Special Hazards Certification","inspectionDate":"2024-01-12","result":"Certified","expirationDate":"2025-01-12","buildingId":"1183527"},{"number":"BC-2025-001173","type":"Special Hazards Certification","inspectionDate":"2025-01-14","result":"Certified","expirationDate":"2026-01-14","buildingId":"1183527"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":null,"lotArea":1318,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3739 N 6TH ST, PHILADELPHIA PA, 19140","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR A TAKE-OUT RESTAURANT (ICE CREAM STORE) WITH DISPENSING WINDOW (NO MUSIC, NO LIVE ENTERTAINMENT), ON THE PARTIAL FIRST FLOOR, EXISTING RETAIL FURNITURE STORE ON THE PARTIAL FIRST FLOOR, IN THE SAME BUILDING WITH EXISTING THR","status":"CLOSED","outcome":"Denied","date":"2009-05-05","number":"6712","relatedPermit":"168217"},{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR PREPARATION AND SERVING OF HOT AND COLD FOOD FOR TAKE OUT AS PART OF AN EXISTING RETAIL VARIETY STORE. NO DISPENSING WINDOW, NO LIVE ENTERTAINMENT, NO SALE OF ALCOHOLIC BEVERAGES FOR TAKE OUT IN SPACE B WITH EXISTING RETAIL ","status":"CLOSED","outcome":"Granted with conditions","date":"2011-03-22","number":"14289","relatedPermit":"272805"}],"taxYears":[{"year":2016,"total":364.53,"principal":250.93,"interest":3.76,"penalty":2.51}],"taxNet":364.53,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":142900,"taxable":112900,"land":6670,"improvement":136230,"taxableLand":6670,"taxableImprovement":106230,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":142900,"taxable":112900,"land":6670,"improvement":136230,"taxableLand":6670,"taxableImprovement":106230,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":111700,"taxable":81700,"land":22340,"improvement":89360,"taxableLand":22340,"taxableImprovement":59360,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":115000,"taxable":75000,"land":23000,"improvement":92000,"taxableLand":23000,"taxableImprovement":52000,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":116100,"taxable":71100,"land":23220,"improvement":92880,"taxableLand":23220,"taxableImprovement":47880,"exemptLand":0,"exemptImprovement":45000},{"y":2021,"v":116100,"taxable":71100,"land":23220,"improvement":92880,"taxableLand":23220,"taxableImprovement":47880,"exemptLand":0,"exemptImprovement":45000},{"y":2022,"v":116100,"taxable":71100,"land":23220,"improvement":92880,"taxableLand":23220,"taxableImprovement":47880,"exemptLand":0,"exemptImprovement":45000},{"y":2023,"v":123000,"taxable":43000,"land":24600,"improvement":98400,"taxableLand":24600,"taxableImprovement":18400,"exemptLand":0,"exemptImprovement":80000},{"y":2024,"v":123000,"taxable":43000,"land":24600,"improvement":98400,"taxableLand":24600,"taxableImprovement":18400,"exemptLand":0,"exemptImprovement":80000},{"y":2025,"v":114300,"taxable":114300,"land":22860,"improvement":91440,"taxableLand":22860,"taxableImprovement":91440,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":114300,"taxable":114300,"land":22860,"improvement":91440,"taxableLand":22860,"taxableImprovement":91440,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":140200,"taxable":140200,"land":28000,"improvement":112200,"taxableLand":28000,"taxableImprovement":112200,"exemptLand":0,"exemptImprovement":0}],"taxNow":1600,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"234825","date":"2009-08-31","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-08-31","scope":"ADD USE OF VARIETY STORE TO EXISTING FURNOTURE STORE AND THREE APARTMENTS IN THE SAME BLDG"},{"number":"272805","date":"2011-03-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-03-22","scope":"USE SPACE B- FOR THE SALE OF HOT FOOD FOR TAKE-OUT AS PART OF VARIETY STORE AND SPACE A - EXISTING RETAIL SALE OF FURNITURE ON THE 1ST FLOOR IN THE SAME BUILDING WITH EXISTING THREE FAMILY ABOVE. NO SIGN ON THIS APPLICATION."},{"number":"349522","date":"2011-07-21","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-24","scope":"INSTALL A 8' HOOD, DUCTWORK AND FANS"},{"number":"349526","date":"2011-08-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-10-24","scope":"INSTALL ANSUL FIRE SUPPRESSION SYSTEM FOR 8 FOOT HOOD"},{"number":"ZP-2022-000522","date":"2022-01-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"appeal","w":"Appeal denied"},{"y":2009,"k":"permit","w":"Use"},{"y":2011,"k":"permit","w":"Use"},{"y":2011,"k":"appeal","w":"Appeal granted with conditions"},{"y":2011,"k":"permit","w":"Mechanical"},{"y":2011,"k":"permit","w":"Suppression"},{"y":2012,"k":"viol","w":"L&I violation"},{"y":2012,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"viol","w":"13 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"890721","type":"Food Preparing and Serving","status":"Active","businessName":"EL PATRON SUPERMARKET INC","legalName":"EL PATRON SUPERMARKET INC","address":"3739 N 6TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-03-28","latestIssueDate":"2026-04-28","expirationDate":"2027-03-27","inactiveDate":null},{"number":"1008079","type":"Food Preparing and Serving","status":"Active","businessName":"MERCADO FOOD MARKET III INC","legalName":"MERCADO FOOD MARKET III INC","address":"3739 N 6TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-05-20","latestIssueDate":"2026-05-20","expirationDate":"2027-05-19","inactiveDate":null},{"number":"1010965","type":"Rental","status":"Active","businessName":"ELGA ROSARIO","legalName":"ELGA ROSARIO","address":"3739 N 6TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2026-06-22","latestIssueDate":"2026-06-22","expirationDate":"2027-06-21","inactiveDate":null}],"licenseActivity":[{"number":"1010965","type":"Rental","businessName":"ELGA ROSARIO","legalName":"ELGA ROSARIO","issuedDate":"2026-06-22","latestIssueDate":"2026-06-22","closureDate":null,"expirationDate":"2027-06-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"1008079","type":"Food Preparing and Serving","businessName":"MERCADO FOOD MARKET III INC","legalName":"MERCADO FOOD MARKET III INC","issuedDate":"2026-05-20","latestIssueDate":"2026-05-20","closureDate":null,"expirationDate":"2027-05-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"890721","type":"Food Preparing and Serving","businessName":"EL PATRON SUPERMARKET INC","legalName":"EL PATRON SUPERMARKET INC","issuedDate":"2022-03-28","latestIssueDate":"2026-04-28","closureDate":null,"expirationDate":"2027-03-27","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":3,"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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021"],"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 #234825: COMPLETED. The history also contains “NEW USE.”","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Jan 14, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"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-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 1915 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":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 11, 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":"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 14 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/"}]}