{"asOf":"2026-07-25T18:57:38.539Z","block":"2200-2299 N 7TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-n-7th-st","address":"2233 N 7TH ST","parcelNumber":"881000449","source":"https://property.phila.gov/?p=881000449","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":"GERMANTOWN OWNER LLC","coOwner":null,"marketValue":11454300,"landAssessment":1145400,"improvementAssessment":10308900,"livableArea":95368,"yearBuilt":2021,"lastSale":{"price":1,"date":"2024-02-14T05:00:00Z"},"openViolations":3,"violations":[{"number":"VI-2025-051302","date":"2025-07-15","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"SVN ISSUED","resolutionDate":"2025-07-15","resolution":"SVN ISSUED"},{"number":"VI-2025-095156","date":"2025-12-08","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-01-20","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2026-024003","date":"2026-04-22","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"CLOSED","resolutionDate":"2026-04-22","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2026-047866","date":"2026-06-29","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-047867","date":"2026-06-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-047868","date":"2026-06-29","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2025-070086","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-07-15","completedDate":"2025-09-02","violations":[{"number":"VI-2025-051302","date":"2025-07-15","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"SVN ISSUED","resolutionDate":"2025-07-15","resolution":"SVN ISSUED"}]},{"number":"CF-2025-131409","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2025-12-08","completedDate":null,"violations":[{"number":"VI-2025-095156","date":"2025-12-08","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-01-20","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2026-039548","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-04-22","completedDate":"2026-04-22","violations":[{"number":"VI-2026-024003","date":"2026-04-22","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"CLOSED","resolutionDate":"2026-04-22","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2026-077648","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-06-29","completedDate":null,"violations":[{"number":"VI-2026-047866","date":"2026-06-29","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-047867","date":"2026-06-29","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-047868","date":"2026-06-29","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2025,"n":2,"worst":null},{"y":2026,"n":4,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"CF-2025-070086","date":"2025-07-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-131409","date":"2025-12-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-131409","date":"2026-01-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-039548","date":"2026-04-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-039548","date":"2026-04-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-077648","date":"2026-06-29","type":null,"status":"FAILED"}],"inspYears":[{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.985765192706026,"lng":-75.14494929016747,"geom":{"type":"Polygon","coordinates":[[[-75.144622324,39.985454071],[-75.145239666,39.985523561],[-75.145091125,39.986304555],[-75.144593333,39.985605797],[-75.144622324,39.985454071]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-026277","type":"Sprinkler Certification","inspectionDate":"2024-08-08","result":"Certified","expirationDate":"2025-08-08","buildingId":"1549080"},{"number":"BC-2025-020123","type":"Sprinkler Certification","inspectionDate":"2025-07-02","result":"Certified","expirationDate":"2026-07-02","buildingId":"1549080"},{"number":"BC-2026-001727","type":"Fire Alarm Certification","inspectionDate":"2026-01-19","result":"Certified","expirationDate":"2027-01-19","buildingId":"1549080"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":4,"lotArea":30018,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":null,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"Permit for Event Space with occasional Live entertainment (Event assembly facility) in an existing structure with all other existing uses in the structure as previously approved.","status":"Scheduled","outcome":"Granted with conditions","date":"2026-05-06","number":"ZP-2025-009578","relatedPermit":"ZP-2025-009578"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":11663300,"taxable":1166330,"land":1166330,"improvement":10496970,"taxableLand":1166330,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":10496970},{"y":2026,"v":11663300,"taxable":1166330,"land":1166330,"improvement":10496970,"taxableLand":1166330,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":10496970},{"y":2027,"v":11454300,"taxable":1145400,"land":1145400,"improvement":10308900,"taxableLand":1145400,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":10308900}],"taxNow":16326,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2021-004007","date":"2021-03-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-27","scope":"Lateral Seal : ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5' IN DEPTH MUST HAVE APPR'D SHORING IN PLACE AT THE TIME OF INSPECTION"},{"number":"ZP-2021-011446","date":"2021-10-08","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-06-06","scope":"FOR THE DEMOLITION OF EXISTING STRUCTURES , FOR THE ERECTION OF DETACHED STRUCTURE, WITH A ROOF DECK ABOVE FOR RESIDENTIAL USE ONLY, ACCESSED BY A PILOT HOUSE(MAXIMUM HEIGHT 60.5 FEET) ( AS PER SUBMITED PLANS"},{"number":"EP-2021-014205","date":"2021-12-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-04-06","scope":"1. Supply and install temporary service during construction. 2. New 100 Amp single phase 120/240V outdoor rated electrical panel. 3. 2 New outdoor rated quad receptable box, with 2 dedicated lines120V 20Amp per box. 4. 4 new gfci outdoor rated, device, and bubble cover. 5. Supply and install temporary lighting for construction area security. As per 2017 nec"},{"number":"FP-2022-000022","date":"2022-01-19","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-06-06","scope":"FOR THE INSTALLATION OF A NFPA 13 SYSTEM SERVICED BY A FOUR INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY FOR A MULTI-FAMILY DWELLING WITH ACCESSORY PARKING. FIRE SUPPRESSION SYSTEM TO ALSO INCLUDE THE INSTALLATION OF INTERCONNECTED STANDPIPES IN EXIT STAIRWAYS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13 AND NFPA 14 STANDARD."},{"number":"PP-2022-000853","date":"2022-01-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-03-03","scope":"SUPPLY AND INSTALL 2\" DOMESTIC WATER SERVICE CURB TO BUILDING"},{"number":"PP-2022-001535","date":"2022-02-01","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-06-13","scope":"ROUGH IN FOR NEW 72-unit apartment building"},{"number":"PP-2022-001536","date":"2022-02-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-06-06","scope":"Installation of all interior supply and Drain/Waste/Vent pipe to the listed fixtures per the 2018 Philadelphia Plumbing Code. Sizes and locations per plans."},{"number":"PP-2022-003316","date":"2022-03-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-05","scope":"SUPPLY AND INSTALL (1) NEW 10\" SEWER CONNECTION SUPPLY AND INSTALL NEW 10\" CURB TRAP SUPPLY AND INSTALL NEW 8\" STORM LINE MAIN TO BLDG SUPPLY AND INSTALL NEW 8\" SANITARY LINE MAIN TO BLDG SUPPLY AND INSTALL (2) 8\"CURB TRAPS SUPPLY AND INSTALL (2) NEW 6\"FRESH AIR INLETS SUPPLY AND INSTALL (2) 6\" VENT BOXES PROVIDE (2) 8\" CORED DRILLED HOLES INTO SEWER"},{"number":"MP-2022-004673","date":"2022-10-03","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-06-06","scope":"FOR INSTALLATION OF HVAC SYSTEM AS PER APPROVED PLANS."},{"number":"EP-2022-007264","date":"2022-10-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-06-02","scope":"Installation of service w/1200A Meter-Bank,1600A Meter-Bank,800A House Panel,800A Panel for Shell Commercial Space, Wiring unit building , outlets switches, lights,110v hard wired smoke alarms ,Install complete fire alarm system w/ low frequency sound in all living rms and bedrooms ,tamper switches and flow switches, Installation of Rescue Assistance System in all elevator lobbies, exit signs and emergency lights. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. **Separate Electrical Permit Required for Commercial Fitout**"},{"number":"PP-2022-015019","date":"2022-10-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-03-30","scope":"Supply and install New 4” Domestic water line CURB to building"},{"number":"PP-2024-011390","date":"2024-09-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Installation of 4 lavatories, 6 toilets, 1 laundry, 1 mop sink, 1 water heater, 4 floor drains, 3 indirect wastes, 4 kitchen sinks, 1 hand sink, 5 custom sinks 30 FIXTURES PER 2018 PPC AND APPROVED PLANS AS PER AMENDMENT REQUESTED SEPTEMBER 17, 2024 - Install 2\" backflow preventer, cp-100 is submitted"},{"number":"FP-2024-002313","date":"2024-10-31","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"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. Relocate 30 sprinkler heads to accommodate space fit out"},{"number":"MP-2025-000714","date":"2025-02-06","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. 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":"ZP-2025-006608","date":"2025-07-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"ZP-2025-009649","date":"2025-10-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"PP-2025-013821","date":"2025-11-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Installation of 2 toilets, 2 lavatories, 1 3-compartment sink, 1 prep sink, 1 hand sink, 1 water fountain"},{"number":"MP-2025-005627","date":"2026-03-03","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF HVAC SYSTEM AS PER APPORVED PLANS."},{"number":"ZP-2025-009578","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"},{"y":2026,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":true,"licenses":[{"number":"925664","type":"Rental","status":"Active","businessName":"Germantown Owner LLC","legalName":"Germantown Owner LLC","address":"2233 N 7TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":72,"issuedDate":"2023-06-07","latestIssueDate":"2026-05-19","expirationDate":"2027-06-06","inactiveDate":null}],"licenseActivity":[{"number":"925664","type":"Rental","businessName":"Germantown Owner LLC","legalName":"Germantown Owner LLC","issuedDate":"2023-06-07","latestIssueDate":"2026-05-19","closureDate":null,"expirationDate":"2027-06-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":72,"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 2025"],"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":["7 permit events since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"violations","level":"urgent","title":"3 open L&I violations","finding":"6 violation rows are retained in the City ledger. 1 unresolved unsafe/imminently-dangerous row belong to an open case.","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2025-009578: Scheduled · Granted with conditions; related permit ZP-2025-009578.","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":"6 permits not marked completed: PP-2024-011390 (Issued), FP-2024-002313 (Issued), MP-2025-000714 (Issued), PP-2025-013821 (Issued), MP-2025-005627 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jul 2, 2026; Fire Alarm Certification: Certified through Jan 19, 2027","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":"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":"4 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 29, 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":"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/"}],"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/"}]}