{"asOf":"2026-07-24T18:53:55.136Z","block":"500-599 FEDERAL ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-federal-st","address":"538 FEDERAL ST","parcelNumber":"881000674","source":"https://property.phila.gov/?p=881000674","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":true,"buildingCode":"LC1","buildingCodeNew":"804","buildingClass":"IND WAREHOUSE MASONRY+OTH","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Industrial building","owner":"538 FEDERAL LLC","coOwner":null,"marketValue":4924700,"landAssessment":492400,"improvementAssessment":4432300,"livableArea":13680,"yearBuilt":1930,"lastSale":{"price":1765000,"date":"2021-07-09T04:00:00Z"},"openViolations":0,"violations":[{"number":"211937498","date":"2017-04-26","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211937536","date":"2017-04-26","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211937537","date":"2017-04-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211937538","date":"2017-04-26","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-016731","date":"2022-03-12","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"COMPLIED","resolutionDate":"2022-04-18","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-025100","date":"2024-04-13","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-04-13","resolution":"SVN ISSUED"},{"number":"VI-2025-057546","date":"2025-08-01","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2025-08-08","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-057547","date":"2025-08-01","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2025-08-08","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-057548","date":"2025-08-01","code":"F-506.1","title":"KEY BOXES REQUIRED\n","status":"CLOSED","resolutionDate":"2025-10-23","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-057549","date":"2025-08-01","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"COMPLIED","resolutionDate":"2025-10-23","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-072196","date":"2025-09-16","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2025-09-16","resolution":"SVN ISSUED"}],"violationCases":[{"number":"580474","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2017-04-26","completedDate":"2025-05-16","violations":[{"number":"211937498","date":"2017-04-26","code":"PM15-304.7","title":"EXTERIOR STRUCT ROOF DRAINAGE","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211937536","date":"2017-04-26","code":"PM15-304.13","title":"EXTERIOR STRUCTURE WINDOWS","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211937537","date":"2017-04-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"211937538","date":"2017-04-26","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2022-020346","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-03-14","completedDate":"2022-04-19","violations":[{"number":"VI-2022-016731","date":"2022-03-12","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"COMPLIED","resolutionDate":"2022-04-18","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-030336","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2024-04-13","completedDate":null,"violations":[{"number":"VI-2024-025100","date":"2024-04-13","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2024-04-13","resolution":"SVN ISSUED"}]},{"number":"CF-2025-079806","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-08-01","completedDate":"2025-10-23","violations":[{"number":"VI-2025-057546","date":"2025-08-01","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2025-08-08","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-057547","date":"2025-08-01","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"CLOSED","resolutionDate":"2025-08-08","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2025-057548","date":"2025-08-01","code":"F-506.1","title":"KEY BOXES REQUIRED\n","status":"CLOSED","resolutionDate":"2025-10-23","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-057549","date":"2025-08-01","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"COMPLIED","resolutionDate":"2025-10-23","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-101070","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2025-09-15","completedDate":null,"violations":[{"number":"VI-2025-072196","date":"2025-09-16","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2025-09-16","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2017,"n":4,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2024,"n":1,"worst":null},{"y":2025,"n":5,"worst":null}],"investigations":[{"caseNumber":"CF-2022-020346","date":"2022-03-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-020346","date":"2022-04-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-030336","date":"2024-04-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-079806","date":"2025-08-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-101070","date":"2025-09-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-079806","date":"2025-09-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-079806","date":"2025-10-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":1,"passes":1},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.933399290610915,"lng":-75.15405252707463,"geom":{"type":"Polygon","coordinates":[[[-75.154121348,39.933568938],[-75.153909092,39.933541308],[-75.15394649,39.933317088],[-75.153959707,39.933319193],[-75.153980615,39.933229572],[-75.154198801,39.933257627],[-75.154121348,39.933568938]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2026-015293","type":"Fire Alarm Certification","inspectionDate":"2026-05-30","result":"Certified","expirationDate":"2027-05-30","buildingId":"1417541"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":2,"lotArea":7475,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"1401 SPRUCE ST UNIT 1716, PHILADELPHIA PA, 19102","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":1750000,"taxable":1026000,"land":350000,"improvement":1400000,"taxableLand":350000,"taxableImprovement":676000,"exemptLand":0,"exemptImprovement":724000},{"y":2026,"v":3500000,"taxable":1025999,"land":350000,"improvement":3150000,"taxableLand":350000,"taxableImprovement":675999,"exemptLand":0,"exemptImprovement":2474001},{"y":2027,"v":4924700,"taxable":1443585,"land":492400,"improvement":4432300,"taxableLand":492400,"taxableImprovement":951185,"exemptLand":0,"exemptImprovement":3481115}],"taxNow":14362,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-010515","date":"2022-03-10","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ADDITION TO EXISTING TWO(2) STORY STRUCTURE OVER EXISTING ONE(1) STORY PORTION OF THAT STRUCTURE WITH GREEN ROOF ( COVERS MORE THAN 60% OF ROOF AREA) OVER NEW ADDITION AND EXISTING ROOF; ROOF DECK ACCESSED BY TWO(2) PILOT HOUSES WITH STAIRS AND ELEVATOR OVERRUN SIZE AND LOCATION AS SHOWN IN THE APPLICATION. ** AMEND TO REMOVE ROOF DECK ABOVE SECOND FLOOR AND ELEVATOR, ALONG WITH REMOVAL OF ROOF ACCESS STRUCTURES, AS PER AMENDED PLAN. SIZE AND LOCATION AS SHOWN IN THE PLAN. **"},{"number":"ZP-2022-012071","date":"2022-11-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2022-001049","date":"2023-07-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-07-25","scope":"FOR THE ADDITION TO EXISTING TWO(2) STORY STRUCTURE OVER EXISTING ONE(1) STORY PORTION OF THAT STRUCTURE AND LEVEL III ALTERATION WITH COMPLETE CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE A MULTI-FAMILY HOUSEHOLD LIVING (18 DWELLING UNITS) AND EIGHT (8) ARTIST STUDIOS AND ARTISAN INDUSTRIES. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. SEPARATE PERMITS REQUIRED FOR MEP AND FP WORK. SEPARATE APPROVAL REQUIRED FROM PA L&I FOR ELEVATOR INSTALLATION. ASBESTOS TO BE REMOVED PRIOR TO START OF OTHER WORK. Amendment for removal of roof deck above second floor and elevator, along with removal of roof access structures with changes to layout."},{"number":"PP-2024-003233","date":"2024-05-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-07-22","scope":"INSTALL 39 HUB DRAINS, 18 WASHING MACHINE BOXES, 19 KITCHEN SINKS, 30 LAVATORIES, 30 WATER CLOSETS, 28 SHOWER/TUBS, 2 FLOOR DRAINS, 4 EJECTOR SUMP PUMPS, 8 ROOF DRAINS, 4 STORM DRAINS, 12 AREA DRAINS, 3 SUMP PUMPS, 19 HOT WATER HEATERS, 1 BACKFLOW PREVENTER, 2 NON-FREEZE WATER HYRANTS, 2 DOMESTIC WATER BOOSTER PUMPS AND 7 BACKWATER VALVES ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"FP-2024-001522","date":"2024-07-19","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-10-31","scope":"Rough-In Permit for FP-2024-001517 INSTALL NEW 4\" FIRE SERVICE FROM STREET TO BUILDING SUPPLY AND INSTALL ALL REQUIRED SPRINKLERS PER NFPA 13R SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13R SUPPLY AND INSTALL NEW 4\" CITY-APPROVED BACKFLOW PREVENTER SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES"},{"number":"MP-2024-001141","date":"2024-08-29","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-07-25","scope":"FOR THE INSTALLATION OF HVAC APPLICANCES PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS."},{"number":"FP-2024-001517","date":"2024-10-30","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-07-25","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE, 4\" SERVICE LINE, AND TWO (2) STANDPIPE RISERS COMPLYING WITH NFPA 14 THROUGHOUT A FOUR (4) STORY STRUCTURE AS PER APPROVED PLANS . SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"EP-2024-006782","date":"2024-11-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-14","scope":"INSTALL 1200A service w/ 800A service disconnect label 1 of 1 service and 400A service disconnect labeled 2 of 2 . INSTALL ALL WIRING THROUGHOUT ,EM.LIGHTING ,110V INTERCONNECTED SMOKE ALARMS . INSTALL COMPLETE FIRE ALARM SYSTEM . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"PP-2025-000743","date":"2025-01-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-23","scope":"Supply and install new 2” Domestic water line main to building Supply new meter 2” meter (INSTALLED BY PWD) Supply and install new 8” Storm sewer line main to curb Supply and install (2) new 8” curb traps Supply and install (1) new 8” Sanitary line main to curb Supply and install (2) new 4” fresh air inlets"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":true,"licenses":[{"number":"0996386","type":"Rental","status":"Active","businessName":"538 Federal LLC","legalName":"538 Federal LLC","address":"538 FEDERAL ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":18,"issuedDate":"2025-12-29","latestIssueDate":"2025-12-29","expirationDate":"2026-12-28","inactiveDate":null}],"licenseActivity":[{"number":"0996386","type":"Rental","businessName":"538 Federal LLC","legalName":"538 Federal LLC","issuedDate":"2025-12-29","latestIssueDate":"2025-12-29","closureDate":null,"expirationDate":"2026-12-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","units":18,"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":["7 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 41% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $3,500,000 to $4,924,700","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1930 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":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 23, 2025.","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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 11 historical violations across 5 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 May 30, 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/"}]}