{"asOf":"2026-07-24T00:43:48.009Z","block":"500-599 JACKSON ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-jackson-st","address":"501-35 JACKSON ST","parcelNumber":"881000110","source":"https://property.phila.gov/?p=881000110","ownerType":"owner-occupied","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CB0","buildingCodeNew":"830","buildingClass":"APTS 51-100 UNITS MASONRY","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartment building","owner":"SOUTH PHILADELPHIA PRESBY","coOwner":null,"marketValue":10582600,"landAssessment":2978800,"improvementAssessment":7603800,"livableArea":45150,"yearBuilt":1980,"lastSale":{"price":1,"date":"2003-05-12T04:00:00Z"},"openViolations":0,"violations":[{"number":"2872679","date":"2013-07-16","code":"FC-901.6/10","title":"FIRE SUPP-REPLACE SPRKLR HEAD","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"391977","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-07-17","completedDate":"2013-09-05","violations":[{"number":"2872679","date":"2013-07-16","code":"FC-901.6/10","title":"FIRE SUPP-REPLACE SPRKLR HEAD","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2013,"n":1,"worst":null}],"investigations":[{"caseNumber":"391977","date":"2013-07-16","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"391977","date":"2013-09-05","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2013,"fails":1,"passes":1}],"taxOwed":160.17,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":160.17,"principalDue":0,"penaltyDue":28.07,"interestDue":31.58,"otherChargesDue":100.52,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-07-20","assessmentYear":2022,"totalAssessment":7185700,"taxableAssessment":1671128,"exemptAbatementAssessment":5514572,"homesteadValue":0,"netTaxAfterHomestead":23392.45,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92149477533477,"lng":-75.15582922940843,"geom":{"type":"Polygon","coordinates":[[[-75.155341902,39.921578721],[-75.155379197,39.921399135],[-75.155552555,39.921363258],[-75.156370353,39.921466356],[-75.156334482,39.921623488],[-75.155606973,39.921530427],[-75.155584184,39.92163108],[-75.155563766,39.921629022],[-75.155568442,39.921608011],[-75.155341902,39.921578721]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2021-002302","type":"Sprinkler Certification","inspectionDate":"2021-05-07","result":"Certified","expirationDate":"2022-05-07","buildingId":"1458175"},{"number":"BC-2022-007144","type":"Sprinkler Certification","inspectionDate":"2022-05-10","result":"Certified","expirationDate":"2023-05-10","buildingId":"1458175"},{"number":"BC-2024-016673","type":"Sprinkler Certification","inspectionDate":"2024-05-09","result":"Deficient","expirationDate":null,"buildingId":"1458175"},{"number":"BC-2025-000304","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-01-06","result":"Certified","expirationDate":"2026-01-06","buildingId":"1458175"},{"number":"BC-2025-031244","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-11-25","result":"Certified","expirationDate":"2026-11-25","buildingId":"1458175"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":5,"lotArea":17372,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"501-35 JACKSON ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"APPLICATION IS FOR THE ERECTION OF A ONE (1) STORY STRUCTURE (11'.6\"X20' AND 15' HIGH) ON THE ROOF OF AN EXISTING FIVE (5) STORY STRUCTURE (EQUIPMENT SHELTER), FOR THE ERECTION OF THREE (3) NEW ANTENNAS, CREATING A CONDITION OF MULTIPLE STR","status":"CLOSED","outcome":"Withdrawn","date":"2012-03-28","number":"16578","relatedPermit":"369368"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":4991500,"taxable":0,"land":434300,"improvement":4557200,"taxableLand":0,"taxableImprovement":0,"exemptLand":434300,"exemptImprovement":4557200},{"y":2017,"v":4991500,"taxable":0,"land":434300,"improvement":4557200,"taxableLand":0,"taxableImprovement":0,"exemptLand":434300,"exemptImprovement":4557200},{"y":2018,"v":5957000,"taxable":807000,"land":2094500,"improvement":3862500,"taxableLand":807000,"taxableImprovement":0,"exemptLand":1287500,"exemptImprovement":3862500},{"y":2019,"v":7185700,"taxable":807000,"land":3049771,"improvement":4135929,"taxableLand":807000,"taxableImprovement":0,"exemptLand":2242771,"exemptImprovement":4135929},{"y":2020,"v":7185700,"taxable":1671128,"land":3049771,"improvement":4135929,"taxableLand":1671128,"taxableImprovement":0,"exemptLand":1378643,"exemptImprovement":4135929},{"y":2021,"v":7185700,"taxable":1671128,"land":3049771,"improvement":4135929,"taxableLand":1671128,"taxableImprovement":0,"exemptLand":1378643,"exemptImprovement":4135929},{"y":2022,"v":7185700,"taxable":1671128,"land":3049771,"improvement":4135929,"taxableLand":1671128,"taxableImprovement":0,"exemptLand":1378643,"exemptImprovement":4135929},{"y":2023,"v":7592100,"taxable":932000,"land":2930030,"improvement":4662070,"taxableLand":932000,"taxableImprovement":0,"exemptLand":1998030,"exemptImprovement":4662070},{"y":2024,"v":7592100,"taxable":932000,"land":2930030,"improvement":4662070,"taxableLand":932000,"taxableImprovement":0,"exemptLand":1998030,"exemptImprovement":4662070},{"y":2025,"v":8581000,"taxable":988900,"land":3266530,"improvement":5314470,"taxableLand":988900,"taxableImprovement":0,"exemptLand":2277630,"exemptImprovement":5314470},{"y":2026,"v":8581000,"taxable":988900,"land":3266530,"improvement":5314470,"taxableLand":988900,"taxableImprovement":0,"exemptLand":2277630,"exemptImprovement":5314470},{"y":2027,"v":10582600,"taxable":1525300,"land":2978800,"improvement":7603800,"taxableLand":1525300,"taxableImprovement":0,"exemptLand":1453500,"exemptImprovement":7603800}],"taxNow":13843,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"146627","date":"2008-04-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-04-30","scope":"ANTENNAS AND ACCESSORY EQUIPMENT FOR USE AS WIRELESS SERVICES ON THE SAME STRUCTURE WITH SIXTY-SEVEN (67) EXISTING DWELLING UNITS WITH USES AS PREVIOUSLY APPROVED."},{"number":"152407","date":"2008-05-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL (12) ANTENNAS, (3) EQUIP. CABINETS, ON ROOF OF 3 STORY RESIDENTIAL BUILDING."},{"number":"303006","date":"2010-09-28","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-01-26","scope":"EXTENSION OF PERMIT#152407 PURSUANT TO PA ACT 46 THIS EXT TO EXPIRE ON 7/2/13 UNLESS EXTENDED BY OTHER PORTIONS OF THE PHILA CODE"},{"number":"303011","date":"2010-09-29","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2011-04-08","scope":"EXT OF PERMIT#146627 PURSUANT TO PA ACT 46 THIS EXT TO EXPIRE ON 7/2/13 UNLESS EXTENDED BY OTHER PORTIONS OF THE PHILA CODE"},{"number":"314880","date":"2010-12-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-12-22","scope":"INSTALL 200AMP SERVICE 120/240 VOLT 1 PHASE MAIN BREAKER PANEL AND INSTALL 2 40 AMP CIRCUITS TO TELEPHONE EQUIPMENT (ONLY) AS PER 2008NEC"},{"number":"343648","date":"2011-06-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-17","scope":"INSTALL TWO EMPTY CONDUITS (2\") FOR FUTURE USE. BOTH ENDS TO BE CAPPED, NO WIRE INSTALLED AT THIS TIME.. ADDITIONAL PERMITS REQUIRED FOR INSTALLATION OF CONDUCTORS, WIRING AND EQUIPMENT TO COMPLETE THIS PROJECT. IN ACCORDANCE WITH 2008 NEC"},{"number":"404554","date":"2012-05-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REMOVE & REPLACE 6 EXISTING ANTENNAS. INSTALL 3 LINES OF OUTDOOR RATED FIBER OPTIC CABLE (HUBNER & SUHNER MLE HYBRID) (1)190 (1)80 & (1)70 FROM ANTENNAS TO PURCELL TELCO CABINET LOCATED ON EXISTING STEEL PLATFORM ON ROOF PER 2008 NEC CELL SITE"},{"number":"411435","date":"2012-06-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-06-29","scope":"ERECT 3 NON-PENETRATING ROOF ANTENNA SLED MOUNTS WITH 3 ANTENNAS ON EACH SLED FOR A TOTAL OF NINE (9) ANTENNAS AND NOT TO EXCEED 15 FT. IN ANY DIRECTION; INSTALLATION OF ACCESSORY EQUIPMENT INCLUDING TWO HVAC CONDENSER UNITS AT 3 FT. X 3 FT., CABLE TRAY, AND AN INTERIOR EQUIPMENT ROOM FOR ACCESSORY EQUIPMENT INCLUDING BATTERY RACK AND CABINETS, ALL AS ILLUSTRATED ON PLANS."},{"number":"415693","date":"2012-07-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-06-21","scope":"INSTALLATION OF WIRELESS COMMUNICATIONS SYSTEM EQUIPMENT IN GROUND UNIT WITH 12 ANTENNAS ROOF TOP OF APARTMENT BUILDING AS PER PLAN. SEPARATE PERMIT ELECTRICAL PERMIT IS REQUIRED."},{"number":"442020","date":"2012-12-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-08-10","scope":"UPGRADE WIRING TO #6 AND BREAKER FROM 50 AMP TO 60 AMP... IN ACCORDANCE WITH 2008 NEC"},{"number":"449177","date":"2013-01-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-08-10","scope":"INSTALL 200AMP SERVICE 200AMP TRANSFER SWS 200AMP SUBPANEL 200AMP METER 200 GENERATOR PLUG 11 RECTIFIER CIRCUITS FOR EQUIP HEATER CIRCUIT AC CIRCUIT 4 RECEPTACLES GROUND HALO FOR EQUIP EXISTING FA & SMOKES NOT PER 2008 NEC (COMMERCIAL)"},{"number":"450854","date":"2013-01-30","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-04-09","scope":"REMOVAL OF 2 SPRINKLER HEADS ONLY (1ST FLOOR)"},{"number":"452449","date":"2013-02-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2013-04-09","scope":"FOR THE INSTALLATION OF ONE (1) AUTOMATIC CLEAN AGENT FIRE SUPPRESSION SYSTEMS WITH ONE (1) TOTAL NOZZLES FOR ONE (1) COMMERCIAL EQUIPMENT ROOM IN AN EXISTING BUILDING AS PER APPROVED PLANS; INSTALLATION OF FIRE SUPPRESSION SYSTEMS IN ACCORDANCE WITH NFPA 2001."},{"number":"523858","date":"2014-04-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"200AMP SERVICE FROM EXISTING SWITCH GEAR,200AMP PANEL AND ROOM FIT OUT,WIRING FOR 150KW GENERATOR,3 ANTENNA CABLES AND 12 ANTENNAS PER 2008 NEC (APT BLDG)"},{"number":"FP-2026-001151","date":"2026-06-16","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE REPLACEMENT OF THE EXISTING FIRE PUMP COMPLYING WITH NFPA 20. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"appeal","w":"Appeal withdrawn"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"358244","type":"Rental","status":"Active","businessName":"SOUTH PHILADELPHIA PRESBYTERIAN APARTMENTS INC","legalName":"SOUTH PHILADELPHIA PRESBYTERIAN APARTMENTS INC","address":"501-35 JACKSON ST","revenueCode":"3202","rentalCategory":"Other","units":67,"issuedDate":"2007-02-06","latestIssueDate":"2026-01-12","expirationDate":"2027-02-28","inactiveDate":null},{"number":"519009","type":"Dumpster License - Private Property","status":"Inactive","businessName":"SOUTH PHILADELPHIA PRESBYTERIAN APTS","legalName":"SOUTH PHILADELPHIA PRESBYTERIAN APTS","address":"501-35 JACKSON ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-11-08","latestIssueDate":"2010-11-08","expirationDate":"2011-07-31","inactiveDate":"2010-11-08"}],"licenseActivity":[{"number":"519009","type":"Dumpster License - Private Property","businessName":"SOUTH PHILADELPHIA PRESBYTERIAN APTS","legalName":"SOUTH PHILADELPHIA PRESBYTERIAN APTS","issuedDate":"2010-11-08","latestIssueDate":"2010-11-08","closureDate":"2010-11-08","expirationDate":"2011-07-31","inactiveDate":"2010-11-08","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"358244","type":"Rental","businessName":"SOUTH PHILADELPHIA PRESBYTERIAN APARTMENTS INC","legalName":"SOUTH PHILADELPHIA PRESBYTERIAN APARTMENTS INC","issuedDate":"2007-02-06","latestIssueDate":"2026-01-12","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":67,"signals":[],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Sprinkler Certification: Deficient; Emergency and Standby Power Systems Certification: Certified through Nov 25, 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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #16578: CLOSED · Withdrawn; related permit 369368. Use permit #146627: 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":"2 permits not marked completed: 152407 (EXPIRED), FP-2026-001151 (Issued).","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$160.17 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 5, 2013.","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":"Dumpster License - Private Property #519009: Inactive since Nov 8, 2010","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 multi-family. 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 1 historical violation across 1 case.","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/"}]}