{"asOf":"2026-07-29T20:44:11.772Z","block":"4400-4499 CRESSON ST","blockUrl":"https://philadelphia.blockreport.homes/block/4400-4499-cresson-st","address":"4444 CRESSON ST","parcelNumber":"871602830","source":"https://property.phila.gov/?p=871602830","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y70","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 4 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"PARK SOO HYUN","coOwner":null,"marketValue":438600,"landAssessment":87700,"improvementAssessment":350900,"livableArea":2708,"yearBuilt":1900,"lastSale":{"price":650000,"date":"2024-03-01T05:00:00Z"},"openViolations":0,"violations":[{"number":"3011389","date":"2013-11-19","code":"PM-308.1/5","title":"FLOOR/CEILING PARTIALLY C ID","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-01-24","underAppeal":false,"noticeUrl":null},{"number":"3011386","date":"2013-11-19","code":"PM-308.1/11","title":"WALL PARTIALLY COLLAPSED ID","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-01-24","underAppeal":false,"noticeUrl":null},{"number":"3385221","date":"2014-11-06","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-12-18","underAppeal":false,"noticeUrl":null},{"number":"3385220","date":"2014-11-06","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-12-18","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"411379","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2013-11-20","completedDate":"2014-01-24","noticeUrl":null,"violations":[{"number":"3011389","date":"2013-11-19","code":"PM-308.1/5","title":"FLOOR/CEILING PARTIALLY C ID","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-01-24","underAppeal":false,"noticeUrl":null},{"number":"3011386","date":"2013-11-19","code":"PM-308.1/11","title":"WALL PARTIALLY COLLAPSED ID","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-01-24","underAppeal":false,"noticeUrl":null}]},{"number":"494965","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"3385221","date":"2014-11-06","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-12-18","underAppeal":false,"noticeUrl":null},{"number":"3385220","date":"2014-11-06","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-12-18","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2014,"n":2,"worst":null}],"investigations":[{"caseNumber":"411130","date":"2013-11-15","type":"CSUINITIAL","status":"NONE"},{"caseNumber":"411379","date":"2014-01-24","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"411379","date":"2014-01-24","type":"CSUINITIAL","status":"CLOSED"}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.027098784466645,"lng":-75.22629901868292,"geom":{"type":"Polygon","coordinates":[[[-75.226205292,40.027146796],[-75.226347145,40.027029936],[-75.226389076,40.027050392],[-75.22626158,40.02716318],[-75.226205292,40.027146796]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-002038","type":"Sprinkler Certification","inspectionDate":"2022-12-06","result":"Certified","expirationDate":"2023-12-06","buildingId":"1147744"},{"number":"BC-2023-023612","type":"Sprinkler Certification","inspectionDate":"2022-12-06","result":"Certified","expirationDate":"2023-12-06","buildingId":"1147744"},{"number":"BC-2023-002048","type":"Sprinkler Certification","inspectionDate":"2022-12-06","result":"Certified","expirationDate":"2023-12-06","buildingId":"1147744"},{"number":"BC-2023-015770","type":"Sprinkler Certification","inspectionDate":"2022-12-06","result":"Certified","expirationDate":"2023-12-06","buildingId":"1147744"},{"number":"BC-2023-023614","type":"Sprinkler Certification","inspectionDate":"2022-12-06","result":"Certified","expirationDate":"2023-12-06","buildingId":"1147744"},{"number":"BC-2023-015769","type":"Sprinkler Certification","inspectionDate":"2022-12-06","result":"Certified","expirationDate":"2023-12-06","buildingId":"1147744"},{"number":"BC-2023-011845","type":"Fire Alarm Certification","inspectionDate":"2023-05-02","result":"Certified","expirationDate":"2024-05-02","buildingId":"1147744"},{"number":"BC-2024-001270","type":"Sprinkler Certification","inspectionDate":"2023-12-06","result":"Certified","expirationDate":"2024-12-06","buildingId":"1147744"},{"number":"BC-2024-021526","type":"Fire Alarm Certification","inspectionDate":"2024-06-27","result":"Certified","expirationDate":"2025-06-27","buildingId":"1147744"},{"number":"BC-2025-031564","type":"Fire Alarm Certification","inspectionDate":"2025-06-05","result":"Certified","expirationDate":"2026-06-05","buildingId":"1147744"},{"number":"BC-2026-011480","type":"Sprinkler Certification","inspectionDate":"2025-12-09","result":"Certified","expirationDate":"2026-12-09","buildingId":"1147744"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19127","beds":null,"baths":null,"stories":null,"lotArea":828,"zoning":"CMX2.5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1029 LYELL AVE, ROCHESTER NY, 14606","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":197400,"taxable":197400,"land":15943,"improvement":181457,"taxableLand":15943,"taxableImprovement":181457,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":197400,"taxable":197400,"land":29610,"improvement":167790,"taxableLand":29610,"taxableImprovement":167790,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":197400,"taxable":197400,"land":29610,"improvement":167790,"taxableLand":29610,"taxableImprovement":167790,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":375000,"taxable":75000,"land":75000,"improvement":300000,"taxableLand":75000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":300000},{"y":2020,"v":378700,"taxable":75740,"land":75740,"improvement":302960,"taxableLand":75740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":302960},{"y":2021,"v":378700,"taxable":75740,"land":75740,"improvement":302960,"taxableLand":75740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":302960},{"y":2022,"v":378700,"taxable":75740,"land":75740,"improvement":302960,"taxableLand":75740,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":302960},{"y":2023,"v":388100,"taxable":77600,"land":77600,"improvement":310500,"taxableLand":77600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":310500},{"y":2024,"v":388100,"taxable":77600,"land":77600,"improvement":310500,"taxableLand":77600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":310500},{"y":2025,"v":283500,"taxable":283500,"land":56700,"improvement":226800,"taxableLand":56700,"taxableImprovement":226800,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":283500,"taxable":283500,"land":56700,"improvement":226800,"taxableLand":56700,"taxableImprovement":226800,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":438600,"taxable":438600,"land":87700,"improvement":350900,"taxableLand":87700,"taxableImprovement":350900,"exemptLand":0,"exemptImprovement":0}],"taxNow":3968,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"484174","date":"2013-07-31","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-07-31","scope":"DEMOLITION OF EXISTING STRUCTURE FOR ERECFTION OF A NEW DWELLING"},{"number":"502723","date":"2013-10-28","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-01-27","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILING ONLY. NO DEMOLITION TO FIRE RATED ASSEMBILES. NO OTHER WORK ALLOWED UNDER THIS PERMIT. CONTACT STREETS DEPARTMENT FOR DUMPSTER PERMIT AND FOOTWAY CLOSURE."},{"number":"510501","date":"2013-12-20","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-01-24","scope":"ID CASE. COMPLETE DEMOLITION OF EXISTING 3 STORY STRUCTURE AS PER SAFETY PLAN-DESIGN ENGINEERED SURVEY, CODE BULLETIN AND DEPARTMENT REGULATIONS. HAND METHODS ONLY. PROTECT AND INSPECT ADJACENT STRUCTURE FROM ANY DAMAGE AND UNDERMINING(NO UNDERPINNING APPROVED ON THIS DEMO PERMIT). INSTALL SIDEWALK PROTECTION AND FENCING PER STREETS DEPARTMENT PERMIT. (NEW CONSTRUCTION PERMIT -PENDING UNDER AP494965 WITH FOUNDATION WORK AND UNDERPINNING) PER PHC: PROVIDED THAT TTHE OWNER RESTORE THE STRUCTURE /FACADE TO ITS ORIGINAL APPEARANCE AND LOCATION WITHIN 1 YEAR OF PERMIT ISSUANCE BASED ON HISTORIC PHOTGRAPH AND DIMENSIONAL SKETCH ATTACHED ON SEPARATE PERMIT."},{"number":"514187","date":"2014-01-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-01-27","scope":"APPLICATION FOR ERECTION OF AN ATTACHED STRUCTURE FOR USE A REAL ESTATE OFFICE ON FIRST FLOOR AND TWO DWELLING UNITS ABOVE."},{"number":"494965","date":"2014-01-30","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2014-12-18","scope":"NEW CONSTRUCTION OF ATTACHED 3 STORY BUILDING, UNDERPINNING OF ADJACENT FOUNDATIONS WITH SPECIAL INSPECTIONS AND SITE EXCAVATION INSPECTIONS REQUIRED BY REGISTERED PA ENGINEER. . BUILDING TO BE FULLY SPRINKLERED 13 AND 13R FOR RESIDENTIAL PORTION. ADDITIONAL PERMITS REQ: ELECTRICAL, PLUMBING, HVAC, SPRINKLERS, SIGNS. *PHC TO REVIEW SAMPLES AS NOTED AND INDICATED ON PLANS FOR APPROVAL*, ALONG WITH BRICK AND POINTING. PER PHC: PROVIDED THAT TTHE OWNER RESTORE THE STRUCTURE /FACADE TO ITS ORIGINAL APPEARANCE AND LOCATION WITHIN 1 YEAR OF PERMIT ISSUANCE BASED ON HISTORIC PHOTGRAPH AND DIMENSIONAL SKETCH ATTACHED ON SEPARATE PERMIT."},{"number":"548604","date":"2014-07-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-12-08","scope":"NEW CONSTRUCTION 3 FAMILY MIXED USE. 18 FIXTURES WITH PIPING"},{"number":"548765","date":"2014-07-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-12-08","scope":"PERMIT TO INSTALL THREE HEAT PUMP SYSTEMS. EACH SYSTEM SHALL BE SELF CONTAINED WITHIN INDIVIDUAL TENANT SPACES, WITH NO DUCTWORK PENETRATING ANY FIRE RATED ASSEMBLIES."},{"number":"542436","date":"2014-07-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-01-14","scope":"INSTALL LO VOLT FIRE ALARM SYSTEM,400AMP SERVICE AND POWER AND LIGHTING PER 2008 NEC & NFPA 72 (MIXED USE)"},{"number":"573765","date":"2014-11-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-11-18","scope":"LATERAL,CT,WATER SERVCIE & FAI PA20143160727 (MIXED USE)\"SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"573576","date":"2014-11-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-11-25","scope":"FOR THE ADDITION OF A FOURTH STORY, NO CHANGE TO FOOTPRINT AND NO CHANGE TO USE."},{"number":"568508","date":"2014-11-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-12-10","scope":"AMEND PERMIT #494965 TO INCLUDE THE ADDITIONAL CONSTRUCTION OF A 4TH STORY AS INDICATED PER ENGINEER'S DESIGN PLANS. ALL OTHER APPROVALS AND REQUIREMENTS REMAIN. PER PHC : TO REVIEW CORNICE & SHUTTERS SHOP DRAWINGS FOR FINAL APPROVAL"},{"number":"531843","date":"2014-12-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-12-18","scope":"INSTALLATION OF AUTOMATIC SPRINKLER SYSTEM WITH TWO INCH (2') FIRE SERVICE, BACKFLOW PREVENTION DEVICE AND FIRE DEPARTMENT CONNECTION IN ACCORDANCE WITH NFPA 13 IN THE BASEMENT AND FIRST FLOOR AND NFPA 13-R IN THE SECOND THROUGH FOURTH FLOORS OF A FOUR (4) STORY ATTACHED STRUCTURE PER PLANS APPROVED BY PHILADELPHIA HISTORICAL COMMISSION. SEPARATE PERMITS REQUIRED FOR ANY ELECTRICAL AND PLUMBING WORK."}],"storyTag":"Torn down & rebuilt","storyDelta":2.51,"timeline":[{"y":2014,"k":"demo"},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"permit","w":"New construction"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2024,"k":"sale","p":650000}],"rented":true,"licenses":[{"number":"735122","type":"Rental","status":"Inactive","businessName":"CRESSON EQUITY LLC","legalName":"CRESSON EQUITY LLC","address":"4444 CRESSON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2017-04-12","latestIssueDate":"2023-06-08","expirationDate":"2024-04-11","inactiveDate":"2024-06-10"},{"number":"948407","type":"Rental","status":"Active","businessName":"Soo Hyun Park","legalName":"Soo Hyun Park","address":"4444 CRESSON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2024-04-04","latestIssueDate":"2026-06-05","expirationDate":"2027-04-03","inactiveDate":null}],"licenseActivity":[{"number":"948407","type":"Rental","businessName":"Soo Hyun Park","legalName":"Soo Hyun Park","issuedDate":"2024-04-04","latestIssueDate":"2026-06-05","closureDate":null,"expirationDate":"2027-04-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"735122","type":"Rental","businessName":"CRESSON EQUITY LLC","legalName":"CRESSON EQUITY LLC","issuedDate":"2017-04-12","latestIssueDate":"2023-06-08","closureDate":"2024-06-10","expirationDate":"2024-04-11","inactiveDate":"2024-06-10","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 55% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $283,500 to $438,600","no permit shown in 2026-2028"],"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":"Use permit #484174: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Dec 9, 2026; Fire Alarm Certification: Certified through Jun 5, 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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (1029 LYELL AVE, ROCHESTER NY, 14606).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1900 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":"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 4 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/"}]}