{"asOf":"2026-07-23T20:52:29.591Z","block":"2000-2099 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-germantown-ave","address":"2059 GERMANTOWN AVE","parcelNumber":"881000570","source":"https://property.phila.gov/?p=881000570","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"804","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"PRESTIGE DESIGN ON GERMANTOWN LLC","coOwner":null,"marketValue":1503700,"landAssessment":150300,"improvementAssessment":1353400,"livableArea":11856,"yearBuilt":2023,"lastSale":{"price":1,"date":"2024-05-05T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-012336","date":"2021-03-08","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-03-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-012335","date":"2021-03-08","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2021-03-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-012337","date":"2021-03-08","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-03-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-026499","date":"2021-05-03","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-06-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2021-072774","date":"2021-10-14","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-12-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-023015","date":"2026-04-20","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-05-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-023016","date":"2026-04-20","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-06-30","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2021-015855","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-03-08","completedDate":"2021-03-22","violations":[{"number":"VI-2021-012336","date":"2021-03-08","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2021-03-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-012335","date":"2021-03-08","code":"PM15-302.8","title":"EXTERIOR AREA MOTOR VEHICLE WITHIN THE PROPERTY LINE","status":"COMPLIED","resolutionDate":"2021-03-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-012337","date":"2021-03-08","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2021-03-22","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2021-034991","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-05-03","completedDate":"2021-07-01","violations":[{"number":"VI-2021-026499","date":"2021-05-03","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-06-30","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2021-100857","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP - VACANT LOT INVESTIGATOR","status":"CLOSED","createdDate":"2021-10-14","completedDate":"2021-12-27","violations":[{"number":"VI-2021-072774","date":"2021-10-14","code":"10-715","title":"LITTER ON VACANT LOTS","status":"COMPLIED","resolutionDate":"2021-12-24","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-037837","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2026-04-20","completedDate":"2026-06-30","violations":[{"number":"VI-2026-023015","date":"2026-04-20","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-05-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-023016","date":"2026-04-20","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-06-30","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2021,"n":5,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2021-015855","date":"2021-03-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-015855","date":"2021-03-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-034991","date":"2021-05-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-034991","date":"2021-05-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-034991","date":"2021-07-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-100857","date":"2021-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-100857","date":"2021-12-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-037837","date":"2026-04-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-037837","date":"2026-05-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-037837","date":"2026-06-30","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":4,"passes":3},{"y":2026,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98290886788011,"lng":-75.1437335301756,"geom":{"type":"Polygon","coordinates":[[[-75.143587093,39.982845075],[-75.143867303,39.982841783],[-75.143881836,39.982991126],[-75.143564855,39.982950044],[-75.143587093,39.982845075]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2026-011802","type":"Fire Alarm Certification","inspectionDate":"2026-04-01","result":"Certified","expirationDate":"2027-04-01","buildingId":"1551885"},{"number":"BC-2026-009626","type":"Sprinkler Certification","inspectionDate":"2026-04-02","result":"Deficient","expirationDate":null,"buildingId":"1551885"},{"number":"BC-2026-017356","type":"Sprinkler Certification","inspectionDate":"2026-04-02","result":"Certified","expirationDate":"2027-04-02","buildingId":"1551885"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":4,"lotArea":3891,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"1442 N 7TH STREET, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2023-10-27","number":"HA-2023-002916","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1789700,"taxable":366888,"land":178970,"improvement":1610730,"taxableLand":178970,"taxableImprovement":187918,"exemptLand":0,"exemptImprovement":1422812},{"y":2026,"v":1789700,"taxable":527961,"land":178970,"improvement":1610730,"taxableLand":178970,"taxableImprovement":348991,"exemptLand":0,"exemptImprovement":1261739},{"y":2027,"v":1503700,"taxable":578877,"land":150300,"improvement":1353400,"taxableLand":150300,"taxableImprovement":428577,"exemptLand":0,"exemptImprovement":924823}],"taxNow":7390,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"ZP-2022-005524","date":"2022-06-07","work":"Lot Line Relocation","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE RELOCATION OF LOTLINES TO CREATE ONE (1) LOT FROM TWO (2) LOTS [2059 GERMANTOWN AVE AND 2061-63 GERMANTOWN AVE]. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"ZP-2021-016109","date":"2022-06-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-10-30","scope":"FOR THE ERECTION OF A DETACHED BUILDING WITH A RESIDENTIAL ROOF DECK AND A ROOF DECK ACCESS STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS)."},{"number":"CP-2022-003060","date":"2022-08-11","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-10-30","scope":"FOR THE ERECTION OF AN ATTACHED, FOUR-STORY STRUCTURE OF TYPE IIIA CONSTRUCTION WITH A CELLAR AND ROOF DECK WITH ROOF ACCESS STRUCTURES AS PER PLANS. FOR A BUSINESS AND PROFESSIONAL OFFICE ON FRONT GROUND FLOOR SPACE AND EIGHT DWELLING UNITS IN THE REMAINDER OF THE BUILDING. AMENDMENT (2/7/2023) TO CHANGE THE SIZE OF THE ATRIUM, THE CIRCULATION OF THE BUILDING AND THE DESIGN OF THE DWELLING UNIT AS PER THE REVISED PLANS. AMENDMENT (6/1/2023) TO CHANGE THE CONSTRUCTION TYPE FROMM IIIA TO VA AS PER REVISED PLANS. **AMENDED AS OF 8/1/2023 FOR A CHANGE IN INTERIOR LAYOUT DUE TO FIELD CONDITIONS**"},{"number":"MP-2022-005093","date":"2022-10-21","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-10-30","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS INCLUDING GAS FURANCES, AIR CONDENSERS AND ASSOICIATED DUCTWORK AS PER PLANS."},{"number":"FP-2022-003250","date":"2023-01-05","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-10-30","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BASEMENT AND FIRST FLOOR BUSINESS AND PROFESSIONAL OFFICE AND NFPA 13R THROUGHOUT BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2-1/2\" WILKINS 350A BACKFLOW PREVENTION ASSEMBLY AND FIRE SYSTEM TO INCLUDE THE INSTALLATION OF TWO (2) CLASS 1 STANDPIPES IN EXIT STAIRWAYS, STANDPIPES TO BE INTERCONNECTED PER NFPA 14. 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 13/13R STANDARD."},{"number":"EP-2022-009351","date":"2023-01-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-10-12","scope":"Install 600 amp service and wire building as per submitted plans and 2017 NEC. Install fire alarm system as per submitted plans and 2016 NFPA 72."},{"number":"PP-2023-005922","date":"2023-05-03","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-10-30","scope":"20 bath, 8 kitchen, 8 laundry, 8 hot water heater 1.5 domestic water"},{"number":"ZP-2024-002877","date":"2024-03-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries; Retail Sales - Consumer Goods"},{"number":"ZP-2024-012056","date":"2025-03-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2025-001136","date":"2026-03-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL II ALTERATIONS WITH PATIAL CHANGE OF OCCUPANCY TO CONVERT THE BASEMENT LEVEL OF AN EXISTING BUILDING (SEE PERMIT CP-2022-003060 FOR NEW CONSTRUCTION APPROVAL) TO FOUR ADDITIONAL DWELLING UNITS [TWELVE (12) DWELLING UNITS TOTAL IN BUILDING] AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 5/9/26 AMEND ALTERATIONS PERMIT CP-2025-001136 TO CHANGE DOOR SWING IN BASEMENT UTILITY ROOMS AS PER APPROVED PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"884065","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"2063 GERMANTOWN AVE LLC","legalName":"2063 GERMANTOWN AVE LLC","address":"2059 GERMANTOWN AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2021-12-23","latestIssueDate":"2021-12-23","expirationDate":"2022-12-22","inactiveDate":"2023-02-20"},{"number":"937141","type":"Rental","status":"Active","businessName":"PRESTIGE DESIGN ON GERMANTOWN (OFIR KOMERIAN)","legalName":"PRESTIGE DESIGN ON GERMANTOWN","address":"2059 GERMANTOWN AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":8,"issuedDate":"2023-11-02","latestIssueDate":"2025-09-18","expirationDate":"2026-11-01","inactiveDate":null}],"licenseActivity":[{"number":"937141","type":"Rental","businessName":"PRESTIGE DESIGN ON GERMANTOWN (OFIR KOMERIAN)","legalName":"PRESTIGE DESIGN ON GERMANTOWN","issuedDate":"2023-11-02","latestIssueDate":"2025-09-18","closureDate":null,"expirationDate":"2026-11-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"884065","type":"Vacant Residential Property / Lot","businessName":"2063 GERMANTOWN AVE LLC","legalName":"2063 GERMANTOWN AVE LLC","issuedDate":"2021-12-23","latestIssueDate":"2021-12-23","closureDate":"2023-02-20","expirationDate":"2022-12-22","inactiveDate":"2023-02-20","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":8,"signals":[{"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":["6 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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: CP-2025-001136 (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":"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":"6 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 30, 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":"Vacant Residential Property / Lot #884065: Inactive since Feb 20, 2023","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 7 historical violations across 4 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Apr 1, 2027; Sprinkler Certification: Certified through Apr 2, 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":"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/"}]}