{"asOf":"2026-07-23T12:40:30.562Z","block":"1700-1799 S 4TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-s-4th-st","address":"1701 S 4TH ST","parcelNumber":"881000199","source":"https://property.phila.gov/?p=881000199","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"804","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Industrial building","owner":"JWN 2,LLC","coOwner":null,"marketValue":4397300,"landAssessment":439700,"improvementAssessment":3957600,"livableArea":26123,"yearBuilt":2024,"lastSale":{"price":1,"date":"2022-01-18T05:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2023-002414","date":"2023-01-11","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-01-31","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2025-078192","date":"2025-10-02","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-056861","date":"2025-07-30","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-07-31","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2023-003093","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2023-01-11","completedDate":"2023-01-31","violations":[{"number":"VI-2023-002414","date":"2023-01-11","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2023-01-31","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2025-041967","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-05-13","completedDate":null,"violations":[{"number":"VI-2025-078192","date":"2025-10-02","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS, SKYLIGHTS DOOR FRAMES","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-078727","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-30","completedDate":"2025-08-25","violations":[{"number":"VI-2025-056861","date":"2025-07-30","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-07-31","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2023,"n":1,"worst":null},{"y":2025,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2023-003093","date":"2023-01-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-003093","date":"2023-01-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-041967","date":"2025-05-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-041967","date":"2025-05-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-078727","date":"2025-07-31","type":null,"status":null},{"caseNumber":"CF-2025-041967","date":"2025-09-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-041967","date":"2025-10-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-041967","date":"2026-07-01","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":2,"passes":0},{"y":2025,"fails":4,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92694770025997,"lng":-75.15218329224969,"geom":{"type":"Polygon","coordinates":[[[-75.151983088,39.927011101],[-75.152020229,39.926836945],[-75.152382288,39.926882244],[-75.152345077,39.927059327],[-75.151983088,39.927011101]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2025-033888","type":"Sprinkler Certification","inspectionDate":"2025-12-02","result":"Certified","expirationDate":"2026-12-02","buildingId":"2001424"},{"number":"BC-2026-005117","type":"Fire Alarm Certification","inspectionDate":"2025-12-04","result":"Certified","expirationDate":"2026-12-04","buildingId":"2001424"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":4,"lotArea":6605,"zoning":"RM1","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"267 MEETING HOUSE LN, MERION STATION PA, 19066","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A PREPARED FOOD SHOP ON FIRST FLOOR WITH EXISTING MULTI-FAMILY HOUSEHOLD LIVING ( 24 DWELLING UNITS, REDUCED FROM 25 TO 24 UNITS)   ( EIGHT(8)  UNITS USING MISED INCOME HOUSING BONUS AS PER 14-702(7)  AND THREE( 3 ) UNITS  USING ","status":"Completed","outcome":"Granted","date":"2022-11-21","number":"ZP-2022-005349","relatedPermit":"ZP-2022-005349"},{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2022-12-09","number":"HA-2022-004114","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":561100,"taxable":561100,"land":561100,"improvement":0,"taxableLand":561100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":3830000,"taxable":383000,"land":383000,"improvement":3447000,"taxableLand":383000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3447000},{"y":2026,"v":3830000,"taxable":383000,"land":383000,"improvement":3447000,"taxableLand":383000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3447000},{"y":2027,"v":4397300,"taxable":439700,"land":439700,"improvement":3957600,"taxableLand":439700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3957600}],"taxNow":5361,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2021-014078","date":"2021-11-01","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"RELOCATION OF LOT LINE TO CREATE ONE(1) PARCEL \"PARCEL A\" FROM THREE(3) PREMISES : PREMISES A; PREMISES B AND PREMISES C) AND FROM 4 OPA ACCOUNTS ( 1701 S 4TH ST, 1703 S 4TH ST AND 1705 S 4TH ST AND 1707 S 4TH ST). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"PP-2021-020598","date":"2021-11-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-02-15","scope":"Seal Sewer Lateral"},{"number":"ZP-2021-006787","date":"2021-12-07","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-09-27","scope":"FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURE ON LOT; FOR THE ERECTION OF AN ATTACHED STRUCTURE (45' HIGH) ( USING MIXED INCOME 7' HEIGHT BONUS AS PER 14-702(7); ROOF DECK ACCESSED BY A ROOF ACCESS STRUCTURES ; BALCONIES AND WITH GERRN ROOF ( COVERS 60% OF ROOF AREA). SIZE AND LOCATION AS SHOWN IN THE APPLICATION. l"},{"number":"ZP-2022-005349","date":"2022-11-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"PP-2023-002893","date":"2023-06-22","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-09-27","scope":"rough in a plumbing system to supply water, sewer, storm and vents throughout the building. **********************Amendment. Unit 102 1st floor commercial space**********************************************"},{"number":"MP-2023-004111","date":"2023-10-05","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-09-27","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING HEAT PUMPS, AIR CONDENSERS, REGISTERS AND DIFFUSERS WITH ASSOCIATED DUCKWORK AS PER PLANS. AMENDMENT (8/1/2024) TO CHANGE A RESIDENTIAL UNIT ON THE 1ST FLOOR INTO A COMMERCIAL SHELL SPACE AND ADD MAKEUP AIR & UNIT HEATER TO THE TRASH ROOM AS PER REVISED PLANS."},{"number":"FP-2023-002166","date":"2023-10-24","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-09-27","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 4\" FIRE SERVICE LINE AND 4.\" DC AMES COLT200 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS.**STANDPIPE SYSTEM IN ACCORDANCE WITH NFPA 14 TO BE PROVIDED** ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. ** AMENDED AS OF 5/15/2024 FOR A MODIFICATION TO THE SPRINKLER HEADS CONFIGURATION TO ACCOMMODATE THE THE COFFEE SHOP PROVIDED ON THE 1ST FLOOR IN-LIEU OF ONE(1) RESIDENTIAL UNIT.**"},{"number":"ZP-2023-011763","date":"2023-11-07","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR A LOT ADJUSTMENT TO CREATE TWO (2) LOTS [PROPOSED PARCELS \"A\" & \"B\"] FROM TWO (2) EXISTING LOTS [1701-07 & 1709-11 S 4TH ST]. SIZES AND LOCATIONS AS SHOWN ON PLANS."},{"number":"CP-2024-004255","date":"2024-12-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-02-02","scope":"FOR THE TENANT FIT OUT AT GROUND FLOOR FOR THE USE OF BUSINESS OCCUPANCY. WORK TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"FP-2025-001784","date":"2025-08-27","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-12-19","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. *CP-2024-004255* RELOCATE (8) SPRINKLER HEADS TO ACCOMMODATE NEW TENANT FLOOR PLAN"},{"number":"MP-2025-004412","date":"2025-09-05","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-12-19","scope":"Installation of (1) heat pump system with 3 ton AC condenser and all required ductwork. All ductwork will be self contained in space per approved plans."},{"number":"EP-2025-008792","date":"2025-10-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-11-26","scope":"Installation of electrical wiring, fixtures and outlets. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. **NO FIRE ALARM ON THIS PERMIT**"},{"number":"PP-2025-011210","date":"2025-10-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-02-02","scope":"INTERIOR FIT OUT TO COMMERCIAL SPACE. INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY OR KLISTED FIXTURES CONNECTING TO EXISTING METALLIC PIPING. ALL PIPING UTILIZED IN THE INSTALLATION OF THIS PROJECT SHALL BE METALLIC TO ROOF EXTENSION. ALL FOOD PREP FIXTURES SHALL BE PROVIDED WITH CODE REQUIRED AIR GAPS AND BACKFLOW PREVENTERS. VENTING TO BE DEISGNED AND INSTALLED IN ACCORDANC WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"Lot Line Relocation"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×4"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":true,"licenses":[{"number":"316068","type":"Food Caterer","status":"Inactive","businessName":"TONY LUKES COMMISSARY","legalName":"TONY LUKES COMMISSARY","address":"1701 S 4TH ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2005-04-30","latestIssueDate":"2017-05-12","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"0965503","type":"Rental","status":"Active","businessName":"JWN 2 LLC","legalName":"JWN 2 LLC","address":"1701 S 4TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":24,"issuedDate":"2024-11-13","latestIssueDate":"2025-10-24","expirationDate":"2026-11-12","inactiveDate":null}],"licenseActivity":[{"number":"0965503","type":"Rental","businessName":"JWN 2 LLC","legalName":"JWN 2 LLC","issuedDate":"2024-11-13","latestIssueDate":"2025-10-24","closureDate":null,"expirationDate":"2026-11-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"316068","type":"Food Caterer","businessName":"TONY LUKES COMMISSARY","legalName":"TONY LUKES COMMISSARY","issuedDate":"2005-04-30","latestIssueDate":"2017-05-12","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":24,"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2023, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["8 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-005349: Completed · Granted; related permit ZP-2022-005349.","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":"violations","level":"attention","title":"1 open L&I violation","finding":"3 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":"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 (267 MEETING HOUSE LN, MERION STATION PA, 19066).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 1, 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 Caterer #316068: Inactive since Jun 29, 2018","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 apartments. 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Dec 2, 2026; Fire Alarm Certification: Certified through Dec 4, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}