{"asOf":"2026-07-31T17:36:48.037Z","block":"1500-1599 W TIOGA ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-w-tioga-st","address":"1500 W TIOGA ST","parcelNumber":"881000702","source":"https://property.phila.gov/?p=881000702","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S50","buildingCodeNew":"804","buildingClass":"ROW W/OFF STR 3 STY MASON","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartments","owner":"W TIOGA HOLDINGS LLC","coOwner":null,"marketValue":589500,"landAssessment":58900,"improvementAssessment":530600,"livableArea":3700,"yearBuilt":1925,"lastSale":{"price":100000,"date":"2022-01-12T05:00:00Z"},"openViolations":9,"violations":[{"number":"VI-2022-081337","date":"2022-10-26","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-03-11","resolution":"COMPLIED - BY ENFORCEMENT 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VIOLATION","createdDate":"2022-10-26","completedDate":null,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855369556&hash=F99C781C8BD1419F23E05BF1E66C0F4E748E69F0B4FBE9AAF081E6B53C85D166","violations":[{"number":"VI-2022-081337","date":"2022-10-26","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"COMPLIED","resolutionDate":"2023-03-11","resolution":"COMPLIED - BY ENFORCEMENT ACTION","latestInvestigationDate":"2023-03-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855369556&hash=F99C781C8BD1419F23E05BF1E66C0F4E748E69F0B4FBE9AAF081E6B53C85D166"},{"number":"VI-2022-081338","date":"2022-10-26","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2023-03-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855369556&hash=F99C781C8BD1419F23E05BF1E66C0F4E748E69F0B4FBE9AAF081E6B53C85D166"},{"number":"VI-2022-081339","date":"2022-10-26","code":"PM15-304.2","title":"EXTERIOR STRUCTURE PROTECTIVE TREATMENT","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2023-03-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855369556&hash=F99C781C8BD1419F23E05BF1E66C0F4E748E69F0B4FBE9AAF081E6B53C85D166"},{"number":"VI-2022-081340","date":"2022-10-26","code":"PM15-304.8","title":"EXTERIOR STRUCTURE DECORATIVE FEATURES","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2023-03-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855369556&hash=F99C781C8BD1419F23E05BF1E66C0F4E748E69F0B4FBE9AAF081E6B53C85D166"},{"number":"VI-2022-081341","date":"2022-10-26","code":"PM15-302.9","title":"EXTERIOR AREA GRAFFITI","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2023-03-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855369556&hash=F99C781C8BD1419F23E05BF1E66C0F4E748E69F0B4FBE9AAF081E6B53C85D166"},{"number":"VI-2022-081342","date":"2022-10-26","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2023-03-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855369556&hash=F99C781C8BD1419F23E05BF1E66C0F4E748E69F0B4FBE9AAF081E6B53C85D166"},{"number":"VI-2022-081343","date":"2022-10-26","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2023-03-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855369556&hash=F99C781C8BD1419F23E05BF1E66C0F4E748E69F0B4FBE9AAF081E6B53C85D166"},{"number":"VI-2022-081344","date":"2022-10-26","code":"PM15-304.18.3","title":"EXTERIOR STRUCTURE HATCHWAYS","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2023-03-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855369556&hash=F99C781C8BD1419F23E05BF1E66C0F4E748E69F0B4FBE9AAF081E6B53C85D166"},{"number":"VI-2022-081345","date":"2022-10-26","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2023-03-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855369556&hash=F99C781C8BD1419F23E05BF1E66C0F4E748E69F0B4FBE9AAF081E6B53C85D166"},{"number":"VI-2022-081346","date":"2022-10-26","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"OPEN","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2023-03-11","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855369556&hash=F99C781C8BD1419F23E05BF1E66C0F4E748E69F0B4FBE9AAF081E6B53C85D166"}]}],"violYears":[{"y":2022,"n":10,"worst":null}],"investigations":[{"caseNumber":"CF-2022-109567","date":"2022-10-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-109567","date":"2023-02-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-109567","date":"2023-03-11","type":null,"status":"FAILED"}],"inspYears":[{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00619637461509,"lng":-75.15372126545554,"geom":{"type":"Polygon","coordinates":[[[-75.153694032,40.006327887],[-75.153658119,40.006323093],[-75.15371703,40.006059238],[-75.153783498,40.006068639],[-75.153726525,40.006332232],[-75.153694032,40.006327887]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-002777","type":"Fire Alarm Certification","inspectionDate":"2025-01-30","result":"Certified","expirationDate":"2026-01-30","buildingId":"1176039"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":3,"lotArea":1827,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"2424 E YORK ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR A MULTI-FAMILY HOUSEHOLD LIVING (FIVE (5) DWELLING UNITS) ON THE SAME LOT WITH EXISTING STORE AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION.\n\nThe permit for the above location cannot be issued because the proposal does not ","status":"Completed","outcome":"Granted","date":"2023-05-19","number":"ZP-2022-004976","relatedPermit":"ZP-2022-004976"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2023,"v":138900,"taxable":138900,"land":27700,"improvement":111200,"taxableLand":27700,"taxableImprovement":111200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":138900,"taxable":138900,"land":27700,"improvement":111200,"taxableLand":27700,"taxableImprovement":111200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":298300,"taxable":298300,"land":29830,"improvement":268470,"taxableLand":29830,"taxableImprovement":268470,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":298300,"taxable":138900,"land":29830,"improvement":268470,"taxableLand":29830,"taxableImprovement":109070,"exemptLand":0,"exemptImprovement":159400},{"y":2027,"v":589500,"taxable":274464,"land":58900,"improvement":530600,"taxableLand":58900,"taxableImprovement":215564,"exemptLand":0,"exemptImprovement":315036}],"taxNow":1944,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"GM-2022-000812","date":"2022-02-03","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-11-01","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2022-004976","date":"2023-04-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2023-004650","date":"2023-10-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-02-19","scope":"INTERIOR ALTERATION TO INCREASE THE NUMBER OF DWELLING UNITS TO AN EXISTING STRUCTURE. KEEP FRONT PART OF FISRT FLOOR AS VACANT COMMERCIAL SPACE, SEPARATE PERMIT REQUIRED FOR FIT-OUT AND ISSUANCE OF CERTIFICATE OF OCCUPANCY. BUILDING IS FULLY SPRINKLERED. 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. AMENDMENT APPROVED AS OF 9/16/2024: AMEND ORIGINAL PERMIT WITH NEW WALL / FLOOR / CEILING ASSEMBLY."},{"number":"EP-2024-002630","date":"2024-03-13","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-25","scope":"Rough Electric EP-2024-002614 Install all Electrical wiring for the Entire Building Per Electrical plans Install Fire Alarm system wiring Final Electric Install All Devices lighting fixtures, switches, Receptacles, exterior lighting, disconnects etc. Install Fire Panel, Horns strobes, pull stations, other related hardware Install 600 Amp Disconnect with Fuses Install 6 Panels Run 125 Amp SER Cables to each Panel Install ARC Fault Breakers in Each Panel Install Cold Water Ground and Bonding Per code"},{"number":"MP-2024-000847","date":"2024-03-25","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-02-19","scope":"FOR INSTALLATION OF HVAC SYSTEM TO SERVE THE MIXED-USE BUILDING AS PER APPROVED PLANS."},{"number":"PP-2024-001646","date":"2024-04-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-19","scope":"INSTALL 8 LAVATORIES, 6 SHOWER./TUBS, 8 WATER CLOSETS, 5 KITCHEN SINKS, 5 WASHING MACHINE BOXES, 4 FLOOR DRAINS, 2 SUMP PUMPS, 6 HOT WATER HEATERS, 1 EJECTOR SUMP PUMP, 2 ROOF DRAINS, 1 SAND INTERCEPTOR AND 1 BACKFLOW PREVENTER ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"EP-2024-002614","date":"2024-04-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-17","scope":"INSTALL A 600 AMP 120/240V 1 PHASE SERVICE, (7) GANG METER BANK, (1) 200 AMP PANEL & FEEDER, (5) 125 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS, COMMERCIAL SPACE & FIVE DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"FP-2024-000687","date":"2024-04-29","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-02-19","scope":"INSTALL NEW 4\" FIRE SERVICE FROM STREET TO BUILDING SUPPLY AND INSTALL ALL REQUIRED SPRINLERS PER NFPA 13 SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS AND FITTINGS PER NFPA 13 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":"PP-2024-007188","date":"2024-05-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-28","scope":"curb trap; fai main drain curb to house 1\" water curb to house"},{"number":"PP-2025-001886","date":"2025-03-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-10","scope":"Install 1\" backflow; install 3/4\" backflow"}],"storyTag":"Improved","storyDelta":0.54,"timeline":[{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"appeal","w":"Appeal granted"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":true,"licenses":[{"number":"0972441","type":"Rental","status":"Active","businessName":"W Tioga Holdings LLC","legalName":"W Tioga Holdings LLC ","address":"1500 W TIOGA ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2025-02-26","latestIssueDate":"2026-01-12","expirationDate":"2027-02-25","inactiveDate":null}],"licenseActivity":[{"number":"0972441","type":"Rental","businessName":"W Tioga Holdings LLC","legalName":"W Tioga Holdings LLC ","issuedDate":"2025-02-26","latestIssueDate":"2026-01-12","closureDate":null,"expirationDate":"2027-02-25","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-30","units":5,"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":["9 open L&I violations","failed L&I inspection activity in 2022, 2023"],"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":["9 permit events since 2023","1 zoning/board appeal 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 98% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $298,300 to $589,500","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":"Appeal #ZP-2022-004976: Completed · Granted; related permit ZP-2022-004976.","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: GM-2022-000812 (Expired). At least one row also carries a completion date, so the City fields conflict.","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":"violations","level":"attention","title":"9 open L&I violations","finding":"10 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jan 30, 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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 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":"3 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 11, 2023.","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/"}]}