{"asOf":"2026-07-25T02:39:47.088Z","block":"1800-1899 E YORK ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-e-york-st","address":"1836-44 E YORK ST","parcelNumber":"881001034","source":"https://property.phila.gov/?p=881001034","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SC","buildingCodeNew":"830","buildingClass":"VACANT LAND COMMER < ACRE","buildingClassNew":"APARTMENTS - MID RISE","useLabel":"Apartments","owner":"1836 RETRO LLC","coOwner":null,"marketValue":4108300,"landAssessment":410800,"improvementAssessment":3697500,"livableArea":25000,"yearBuilt":2021,"lastSale":{"price":7185000,"date":"2022-04-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2021-046377","date":"2021-07-15","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-11-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2023-011640","date":"2023-02-22","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2023-10-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-011641","date":"2023-02-22","code":"PM15-305.1(E)","title":"INTERIOR STAIRS","status":"COMPLIED","resolutionDate":"2023-08-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-011642","date":"2023-02-22","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2023-08-25","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2021-064546","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-07-15","completedDate":"2021-11-03","violations":[{"number":"VI-2021-046377","date":"2021-07-15","code":"A-302.10/2","title":"WORK NOT ACCORDING TO PLANS","status":"COMPLIED","resolutionDate":"2021-11-03","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]},{"number":"CF-2023-014493","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2023-02-22","completedDate":null,"violations":[{"number":"VI-2023-011640","date":"2023-02-22","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"COMPLIED","resolutionDate":"2023-10-04","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-011641","date":"2023-02-22","code":"PM15-305.1(E)","title":"INTERIOR STAIRS","status":"COMPLIED","resolutionDate":"2023-08-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-011642","date":"2023-02-22","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2023-08-25","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2021,"n":1,"worst":null},{"y":2023,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2021-007025","date":"2021-01-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-007093","date":"2021-01-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-007025","date":"2021-01-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-007093","date":"2021-01-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-007093","date":"2021-04-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-007025","date":"2021-04-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-007025","date":"2021-06-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-064546","date":"2021-07-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-064546","date":"2021-11-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-007093","date":"2022-03-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-014493","date":"2023-02-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-014493","date":"2023-07-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-014493","date":"2023-08-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-014493","date":"2023-10-05","type":null,"status":"PASSED"}],"inspYears":[{"y":2021,"fails":7,"passes":2},{"y":2022,"fails":0,"passes":1},{"y":2023,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98546259971953,"lng":-75.13141520561163,"geom":{"type":"Polygon","coordinates":[[[-75.131384064,39.985557767],[-75.131190863,39.985342466],[-75.131280937,39.985295303],[-75.131400357,39.985428381],[-75.13162046,39.985456124],[-75.131593196,39.985584125],[-75.131384064,39.985557767]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":5,"lotArea":5233,"zoning":"CMX2.5","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"317 MONMOUTH AVE SUITE 204B, LAKEWOOD NJ, 08701","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT : FOR TWENTY-ONE(21) DWELLING UNITS IN A PREVIOUSLY APPROVED STRUCTURE","status":"Completed","outcome":"Granted","date":"2020-12-08","number":"ZP-2020-005730","relatedPermit":"ZP-2020-005730"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2025,"v":4088000,"taxable":408800,"land":408800,"improvement":3679200,"taxableLand":408800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3679200},{"y":2026,"v":4088000,"taxable":408800,"land":408800,"improvement":3679200,"taxableLand":408800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3679200},{"y":2027,"v":4108300,"taxable":410800,"land":410800,"improvement":3697500,"taxableLand":410800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3697500}],"taxNow":5722,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"919221","date":"2019-01-29","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-12-08","scope":"**Amendment dated 1/28/2021 to add two (2) additional dwelling units (new total of twenty-one (21) dwelling units) by converting the vacant commercial units at the basement/1st floor; includes one (1) Type A Accessible dwelling unit at first floor; includes minor changes to dwelling units at 2nd-5th floors; see ZP-2020-005730 for use registration permit approving twenty-one (21) dwelling units.** **Amendment as of 8/24/2020 change type of construction of 2nd-5th floors from Type VA to Type IIIB, in conjunction with CP-2020-002276 changing type of construction of basement & 1st floor from Type IA to Type IIIB by changing all wood within exterior walls to fire-retardant (FRT) wood, and adding horizontal exit at fifth floor only, as per revised plans; revisions to special inspections as per revised forms; no changes to occupancy classifications, or to building footprint/height/area; additional amendment to document wood truss shop drawings still required.** **Amendment 11/25/2020 to confirm that floor assembly between 4th and 5th floors has two (2) hour fire-resistance rating and horizontal exit at 5th floor complies with Sections 1007.2.1 & 1025.2 for the purposes of exempting the elevator from needing standby power due to not being required as an accessible means of egress** FOR NEW CONSTRUCTION OF A FIVE (5) STORY ABOVE GRADE PLANE, W. BASEMENT & ROOFTOP STRUCTURE W. ASSEMBLY ROOF, MIXED-USE MULTI-FAMILY MIXED-CONSTRUCTION TYPE BUILDING OF STRUCTURAL STEEL FRAME, COLD FORM STEEL & WOOD SHEATHED ENGINEERED SHEAR WALL, & SHALLOW CONCRETE FOUNDATION CONSTRUCTION PER APPROVED PLANS; WORK CONSISTS OF TWO (2) BLDGS SEPARATED BY HORIZ. ASSEMBLY W. BOTH BLDGS TO BE FULLY SPRINKLERED PER NFPA 13 MIN @ LOWER PORTION & NFPA 13R MIN @ UPPER PORTION. SEPARATE PERMIT REQ'D FOR WOOD TRUSS INSTALL (DEFERRED), FIT-OUT OF ALL COMMERCIAL SPACES & ANY MECH., ELEC., PLUMB., & FIRESUPP WORK. ALL MEANS OF PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK."},{"number":"940890","date":"2019-01-29","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2020-07-27","scope":"THIS PERMIT FOR DOCUMENTATION PURPOSES ONLY FOR ISSUANCE OF CERTIFICATE OF OCCUPANCY (CO) FOR 'UPPER' BUILDING SEPARATED BY HORIZONTAL FIRE WALL PER CONSTRUCTION DOCUMENTS APPROVED UNDER BUILDING PERMIT# 919221 ISSUED FOR NEW CONSTRUCTION & PAC SEC. A-701.2. NO WORK PERMITTED UNDER THIS PERMIT & THIS PERMIT FOR CO ISSUANCE ONLY"},{"number":"1010403","date":"2019-12-20","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"AMEND BLDG PRMT# 919221 TO CHANGE BASEMENT & 1ST FLOOR STORY LEVELS BASED ON SITE ELEVATIONS PER APPROVED PLANS INCLUDING CONSTRUCTION OF EXTERIOR ACCESSIBLE RAMPS & ASSOCIATED INTERIOR LAYOUT REVISIONS."},{"number":"CP-2020-002276","date":"2020-07-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-11-03","scope":"FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT #919221 TO CONVERT CONSTRUCTION TYPE FROM IA/VA to IIIB THROUGHOUT. SEPARATE PERMIT TO BE OBTAINED FOR CONVERSION OF CONSTRUCTION TYPE FROM FIRST THROUGH FIFTH FLOOR LEVEL. BUILDING TO BE FULLY SPRINKLERED IN ACCORDANCE WITH NFPA 13 STANDARD. ORIGINAL PERMIT APPROVED FOR FOR NEW CONSTRUCTION OF A FIVE (5) STORY ABOVE GRADE PLANE, W. BASEMENT & ROOFTOP STRUCTURE W. ASSEMBLY ROOF, MIXED-USE MULTI-FAMILY MIXED-CONSTRUCTION TYPE BUILDING OF STRUCTURAL STEEL FRAME, COLD FORM STEEL & WOOD SHEATHED ENGINEERED SHEAR WALL, & SHALLOW CONCRETE FOUNDATION CONSTRUCTION PER APPROVED PLANS; WORK CONSISTS OF TWO (2) BLDGS SEPARATED BY HORIZ. ASSEMBLY W. BOTH BLDGS TO BE FULLY SPRINKLERED SEPARATE PERMIT REQ'D FOR WOOD TRUSS INSTALL (DEFERRED), FIT-OUT OF ALL COMMERCIAL SPACES & ANY MECH., ELEC., PLUMB., & FIRESUPP WORK. ALL MEANS OF PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK."},{"number":"EP-2020-006622","date":"2020-08-28","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-30","scope":"Rough-In Permit for EP-2020-006620 Install 1000a, 3ph, 120/208v, 20 gang meter module for 19 apartments & 1 House. Install 400a, 3ph, 120/208v CT service for Commercial Space. Install all wiring throughout 19 apartments & commercial space as per 2017 NEC. Install addressable fire alarm system throughout as per NFPA72. Install cable tv wiring throughout"},{"number":"MP-2020-003505","date":"2020-09-16","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-09-08","scope":"INSTALLATION OF AN HVAC SYSTEM THROUGHOUT NEW FIVE STORY BUILDING AS PER APPROVED PLANS."},{"number":"ZP-2020-005730","date":"2020-12-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"FP-2020-002281","date":"2020-12-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-09-08","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 AND NFPA 13 (RESIDENTIAL) USING A NEW 4'' FIRE SERVICE LINE AS PER PWD SITE UTILITY PLAN AND NEW 4'' BACKFLOW, AS PER PLANS AND HYDRAULIC CALCULATIONS. SUPPLY AND INSTALL ALL REQUIRED PIPING, HANGERS, AND FITTINGS, PER NFPA 13 SUPPLY AND INSTALL NEW FIRE DEPARTMENT CONNECTION, AND STANPIPES IN STAIRWAYS PER NFPA 14 SUPPLY AND INSTALL ALL REQUIRED BELLS, TAMPERS AND FLOW SWITCHES SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"PP-2020-015114","date":"2021-01-10","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-08","scope":"running sewer and water from basement to each fixture: 22 toilets, 22 sinks, 22 tub/shower, 20 kitchens, 20 washers"},{"number":"PP-2021-000259","date":"2021-01-19","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-03-24","scope":"Installation of 2\" domestic water service, storm & sanitary, fresh air inlets & main drains PPC 2018"},{"number":"EP-2020-006620","date":"2021-04-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-30","scope":"Install 1000a, 3ph, 120/208v, 20 gang meter module for 19 apartments & 1 House. Install 400a, 3ph, 120/208v CT service for Commercial Space. Install all wiring throughout 19 apartments & commercial space as per APPROVED DRAWINGS . Install addressable fire alarm system throughout ,tamper switches and flow switches as per APPROVED DRAWINGS. Install cable tv wiring throughout. **HORIZONTAL EXITS ARE BEING INSTALLED ,STAND-BY POWER IS NOT REQUIRED**"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2020,"k":"appeal","w":"Appeal granted"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 7 failed, 2 passed"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"viol","w":"3 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":true,"licenses":[{"number":"877711","type":"Rental","status":"Inactive","businessName":"SDG York Street LLC (Rental)","legalName":"SDG York Street LLC","address":"1836-44 E YORK ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":21,"issuedDate":"2021-09-20","latestIssueDate":"2021-09-20","expirationDate":"2022-09-19","inactiveDate":"2022-11-18"},{"number":"904100","type":"Rental","status":"Active","businessName":"1836 Retro LLC","legalName":"1836 Retro LLC","address":"1836-44 E YORK ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":21,"issuedDate":"2022-08-24","latestIssueDate":"2025-08-19","expirationDate":"2026-08-23","inactiveDate":null}],"licenseActivity":[{"number":"904100","type":"Rental","businessName":"1836 Retro LLC","legalName":"1836 Retro LLC","issuedDate":"2022-08-24","latestIssueDate":"2025-08-19","closureDate":null,"expirationDate":"2026-08-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"877711","type":"Rental","businessName":"SDG York Street LLC (Rental)","legalName":"SDG York Street LLC","issuedDate":"2021-09-20","latestIssueDate":"2021-09-20","closureDate":"2022-11-18","expirationDate":"2022-09-19","inactiveDate":"2022-11-18","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":21,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2020-005730: Completed · Granted; related permit ZP-2020-005730.","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: 1010403 (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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (317 MONMOUTH AVE SUITE 204B, LAKEWOOD NJ, 08701).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 5, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"6 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 4 historical violations across 2 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/"}],"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/"}]}