{"asOf":"2026-07-25T22:26:37.117Z","block":"600-699 REED ST","blockUrl":"https://philadelphia.blockreport.homes/block/600-699-reed-st","address":"621-25 REED ST","parcelNumber":"881000637","source":"https://property.phila.gov/?p=881000637","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PB0","buildingCodeNew":"804","buildingClass":"AUTO REPAIR SHOP MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Store","owner":"621 PARTNERS LLC","coOwner":null,"marketValue":2358400,"landAssessment":235800,"improvementAssessment":2122600,"livableArea":13560,"yearBuilt":1915,"lastSale":{"price":945000,"date":"2019-06-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"211956871","date":"2018-12-27","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2023-06-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211955787","date":"2019-01-18","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":"2023-06-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211955786","date":"2019-01-18","code":"A-701.1/2","title":"CO- ADDIT OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":"2023-06-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2020-043244","date":"2020-10-20","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2021-01-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2024-019043","date":"2024-03-22","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-019044","date":"2024-03-22","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"668683","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2018-12-27","completedDate":"2023-06-12","violations":[{"number":"211956871","date":"2018-12-27","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":"2023-06-12","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"671019","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2019-01-18","completedDate":"2023-06-12","violations":[{"number":"211955787","date":"2019-01-18","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":"2023-06-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211955786","date":"2019-01-18","code":"A-701.1/2","title":"CO- ADDIT OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":"2023-06-12","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2020-073921","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-10-20","completedDate":"2021-01-04","violations":[{"number":"VI-2020-043244","date":"2020-10-20","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2021-01-04","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2024-023326","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-03-22","completedDate":"2025-05-16","violations":[{"number":"VI-2024-019043","date":"2024-03-22","code":"F-901.6.4.2","title":"SUBMISSION OF CERTIFICATIONS\n","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2024-019044","date":"2024-03-22","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2018,"n":1,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2020,"n":1,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2020-073921","date":"2020-10-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-073921","date":"2020-11-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-073921","date":"2021-01-04","type":null,"status":"PASSED"},{"caseNumber":"671019","date":"2023-06-12","type":null,"status":"PASSED"},{"caseNumber":"668683","date":"2023-06-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-023326","date":"2024-03-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-023326","date":"2024-05-15","type":null,"status":"FAILED"}],"inspYears":[{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":0,"passes":1},{"y":2023,"fails":0,"passes":2},{"y":2024,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93153161930639,"lng":-75.15539237565096,"geom":{"type":"Polygon","coordinates":[[[-75.155354381,39.93136941],[-75.155494976,39.931387759],[-75.155430092,39.931694214],[-75.155289916,39.931675293],[-75.155354381,39.93136941]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2022-001877","type":"Sprinkler Certification","inspectionDate":"2022-01-13","result":"Certified","expirationDate":"2023-01-13","buildingId":"1494948"},{"number":"BC-2023-026353","type":"Fire Alarm Certification","inspectionDate":"2023-12-23","result":"Certified","expirationDate":"2024-12-23","buildingId":"1494948"},{"number":"BC-2024-015970","type":"Sprinkler Certification","inspectionDate":"2024-05-01","result":"Certified","expirationDate":"2025-05-01","buildingId":"1494948"},{"number":"BC-2024-032601","type":"Fire Alarm Certification","inspectionDate":"2024-12-09","result":"Certified","expirationDate":"2025-12-09","buildingId":"1494948"},{"number":"BC-2025-028813","type":"Sprinkler Certification","inspectionDate":"2025-05-22","result":"Certified","expirationDate":"2026-05-22","buildingId":"1494948"},{"number":"BC-2025-030866","type":"Fire Alarm Certification","inspectionDate":"2025-11-21","result":"Certified","expirationDate":"2026-11-21","buildingId":"1494948"},{"number":"BC-2026-016286","type":"Sprinkler Certification","inspectionDate":"2026-04-30","result":"Certified","expirationDate":"2027-04-30","buildingId":"1494948"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":null,"lotArea":4520,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"PO BOX 1432, CAMDEN NJ, 08101","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT for TWO (2) dwelling units and four (4) accessory interior parking space on 1st floor  with existing previously approved twelve (12) dwelling units above (utilized low income bonus) for a new total of fourteen (14) dwelling units in ","status":"Completed","outcome":"Denied","date":"2021-09-24","number":"ZP-2020-001399","relatedPermit":"ZP-2020-001399"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR TWO (2) DWELLING UNITS AND FOUR (4) ACCESSORY INTERIOR PARKING SPACES ON THE 1ST FLOOR WITH EXISTING PREVIOUSLY APPROVED TWELVE (12) DWELLING UNITS ABOVE (UTILIZED LOW-INCOME BONUS) FOR A NEW TOTAL OF FOURTEEN (14) DWELLING UNITS","status":"Completed","outcome":"Denied","date":"2025-05-19","number":"ZP-2024-000120","relatedPermit":"ZP-2024-000120"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2024,"v":3160000,"taxable":718901,"land":316000,"improvement":2844000,"taxableLand":316000,"taxableImprovement":402901,"exemptLand":0,"exemptImprovement":2441099},{"y":2025,"v":3159500,"taxable":677399,"land":315950,"improvement":2843550,"taxableLand":315950,"taxableImprovement":361449,"exemptLand":0,"exemptImprovement":2482101},{"y":2026,"v":3159500,"taxable":677399,"land":315950,"improvement":2843550,"taxableLand":315950,"taxableImprovement":361449,"exemptLand":0,"exemptImprovement":2482101},{"y":2027,"v":2358400,"taxable":505608,"land":235800,"improvement":2122600,"taxableLand":235800,"taxableImprovement":269808,"exemptLand":0,"exemptImprovement":1852792}],"taxNow":9482,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"992035","date":"2019-07-09","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2020-07-15","scope":"For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; INCLUDING UNDERPINNING, EXCAVATION, AND REMOVAL OF FOUNDATION SLAB. NO WORK MAY BE PEFORMED IN THE BASEMENT OR CELLAR)"},{"number":"1019003","date":"2019-12-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-03-26","scope":"NEW ONE STORY ADDITION ON TOP OF THIRD FLOOR WITH ROOF DECK ABOVE-ALTERATIONS THROUGOUT THE EXISTING BUILDING FOR USE AS A TWELVE FAMILY DWELLING OVER COMMERCIAL SPACE-BUILDING TO BE FULLY SPRINKLERED, WORK TO INCLUDE ERECTION OF PARTITION WALLS, FRAMING WORK AND FINISHES THROUGHOUT AS PER PLANS."},{"number":"1048794-RI","date":"2020-02-11","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-03-17","scope":"UPDATE HOUSE TRAP, HOUSE DRAIN, FRESH INLET. INSTALL STACKS, WASTE LINES TO FIXTURES, COPPER WATER LINES TO FIXTURES. INSTALL 21 TOILETS, 21 LAVS, 20 TUBS, 12 DISHWASHERS, 12 LAUNDRIES. 12 KITCHEN SINKS, 1-2\" WATER DISTRIBUTION PER 2004 PHILA PLUMBING CODE"},{"number":"1048260-RI","date":"2020-03-11","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-07-13","scope":"1 NEW 800AMP SERVICE AND COMPLETE WIRING OF 12 NEW APTS AND COMMERCIAL SPACE WITH ALL NEW OUTLETS, SWITCHES, LIGHTING TO 2017 NEC. (SOUTH DIST) INSTALL NEW FIRE ALARM SYSTEM AS PER NFPA 72."},{"number":"1052733","date":"2020-06-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-01-08","scope":"12 HVAC SYSTEMS"},{"number":"FP-2020-000412","date":"2020-06-05","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-01-04","scope":"ROUGH-IN PIPING ONLY - (Building Permit#1019003) ALTERATIONS TO EXISTING STRUCTURE FOR A MIXED USE BUILDING, INSTALLING NEW SPRINKLER SYSTEM, PER NFPA 13"},{"number":"1048260","date":"2020-07-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-01-12","scope":"1 NEW 800AMP SERVICE AND COMPLETE WIRING OF 12 NEW APTS AND COMMERCIAL SPACE WITH ALL NEW OUTLETS, SWITCHES, LIGHTING TO 2017 NEC. (SOUTH DIST) INSTALL NEW FIRE ALARM SYSTEM AS PER NFPA 72."},{"number":"PP-2020-011216","date":"2020-12-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-01-08","scope":"Install stacks, waste lines to fixtures, copper water lines to fixtures. Install 24 toilets, 24 lavs, 24 tubs, 12 dishwashers, 12 laundries. 12 kitchen sinks, 1-2\" water distribution"},{"number":"ZP-2025-005183","date":"2025-05-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Artist Studios and Artisan Industrial."},{"number":"ZP-2024-000120","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Refused","completedDate":"2025-05-31","scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Rough-In"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"appeal","w":"Appeal denied"},{"y":2023,"k":"insp","w":"Inspection passed ×2"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"appeal","w":"Appeal denied"},{"y":2025,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"325401","type":"Dumpster License - Private Property","status":"Inactive","businessName":"PETER REICH AND ASSOCIATES","legalName":"PETER REICH AND ASSOCIATES","address":"621-25 REED ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-07-07","latestIssueDate":"2013-08-03","expirationDate":"2013-07-31","inactiveDate":null},{"number":"868675","type":"Rental","status":"Active","businessName":"621 partners, llc","legalName":"621 partners, llc","address":"621-25 REED ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":12,"issuedDate":"2021-05-18","latestIssueDate":"2026-04-13","expirationDate":"2027-05-17","inactiveDate":null}],"licenseActivity":[{"number":"868675","type":"Rental","businessName":"621 partners, llc","legalName":"621 partners, llc","issuedDate":"2021-05-18","latestIssueDate":"2026-04-13","closureDate":null,"expirationDate":"2027-05-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"325401","type":"Dumpster License - Private Property","businessName":"PETER REICH AND ASSOCIATES","legalName":"PETER REICH AND ASSOCIATES","issuedDate":"2005-07-07","latestIssueDate":"2013-08-03","closureDate":"2013-07-31","expirationDate":"2013-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":12,"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":["1 permit event 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":"Appeal #ZP-2020-001399: Completed · Denied; related permit ZP-2020-001399. The history also contains “PERM Z- NEW 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: ZP-2024-000120 (Refused).","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (PO BOX 1432, CAMDEN NJ, 08101).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"4 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 15, 2024.","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 #325401: Inactive","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 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 6 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":"Sprinkler Certification: Certified through Apr 30, 2027; Fire Alarm Certification: Certified through Nov 21, 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/"}]}