{"asOf":"2026-07-27T15:26:47.835Z","block":"1800-1899 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-south-st","address":"1828 SOUTH ST","parcelNumber":"881020429","source":"https://property.phila.gov/?p=881020429","ownerType":"absentee","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"806","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartment building","owner":"MOFFA GIUSEPPE","coOwner":"MOFFA MICHELINA","marketValue":1110600,"landAssessment":222100,"improvementAssessment":888500,"livableArea":5685,"yearBuilt":1915,"lastSale":{"price":1,"date":"2022-04-04T04:00:00Z"},"openViolations":0,"violations":[{"number":"486503","date":"2007-02-06","code":"19-2602.4/1","title":"CAL PROHIBITED 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MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-004487","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-01-18","completedDate":"2024-02-27","violations":[{"number":"VI-2024-003814","date":"2024-01-18","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"COMPLIED","resolutionDate":"2024-02-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-003815","date":"2024-01-18","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2024-02-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-003812","date":"2024-01-18","code":"F-904.5","title":"WET CHEMICAL SYSTEMS\n","status":"COMPLIED","resolutionDate":"2024-02-26","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-003813","date":"2024-01-18","code":"LR-1","title":"FOOD PREPARING AND SERVING","status":"COMPLIED","resolutionDate":"2024-02-26","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-099455","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2024-09-09","completedDate":"2024-10-15","violations":[{"number":"VI-2024-076586","date":"2024-09-09","code":"F-1013.1","title":"EXIT SIGNS WHERE REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-10-15","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2007,"n":2,"worst":null},{"y":2008,"n":2,"worst":null},{"y":2024,"n":5,"worst":null}],"investigations":[{"caseNumber":"94475","date":"2006-12-26","type":"BC INSP","status":"FAILED"},{"caseNumber":"94475","date":"2006-12-26","type":"BC INSP","status":"CLOSED"},{"caseNumber":"94475","date":"2007-01-22","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"94475","date":"2007-02-06","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"100940","date":"2007-02-06","type":"BC INSP","status":"FAILED"},{"caseNumber":"100940","date":"2007-02-06","type":"BC INSP","status":"CLOSED"},{"caseNumber":"94475","date":"2007-02-07","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"100940","date":"2007-02-22","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"106699","date":"2007-03-26","type":"BC INSP","status":"FAILED"},{"caseNumber":"106699","date":"2007-03-26","type":"BC INSP","status":"CLOSED"},{"caseNumber":"106699","date":"2007-03-27","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"165811","date":"2008-06-18","type":"BC INSP","status":"FAILED"},{"caseNumber":"181069","date":"2008-08-27","type":"BC INSP","status":"PASSED"},{"caseNumber":"165811","date":"2008-10-15","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2024-004487","date":"2024-01-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-004487","date":"2024-02-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-099455","date":"2024-09-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-099455","date":"2024-10-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":3,"passes":3},{"y":2008,"fails":1,"passes":2},{"y":2024,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.944322392001126,"lng":-75.17288364930613,"geom":{"type":"Polygon","coordinates":[[[-75.172879382,39.944495669],[-75.1728166,39.944487836],[-75.172887918,39.944149114],[-75.172950698,39.944156947],[-75.172879382,39.944495669]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2021-002117","type":"Fire Alarm Certification","inspectionDate":"2021-06-24","result":"Certified","expirationDate":"2022-06-24","buildingId":"1434693"},{"number":"BC-2021-002115","type":"Fire Alarm Certification","inspectionDate":"2021-06-24","result":"Certified","expirationDate":"2022-06-24","buildingId":"1434147"},{"number":"BC-2023-007107","type":"Fire Alarm Certification","inspectionDate":"2023-03-28","result":"Certified","expirationDate":"2024-03-28","buildingId":"1434693"},{"number":"BC-2023-007106","type":"Fire Alarm Certification","inspectionDate":"2023-03-28","result":"Certified","expirationDate":"2024-03-28","buildingId":"1434147"},{"number":"BC-2023-020487","type":"Special Hazards Certification","inspectionDate":"2023-10-03","result":"Deficient","expirationDate":null,"buildingId":"1434147"},{"number":"BC-2024-004926","type":"Special Hazards Certification","inspectionDate":"2024-02-20","result":"Certified","expirationDate":"2025-02-20","buildingId":"1434147"},{"number":"BC-2024-006317","type":"Fire Alarm Certification","inspectionDate":"2024-03-06","result":"Certified","expirationDate":"2025-03-06","buildingId":"1434147"},{"number":"BC-2024-006314","type":"Fire Alarm Certification","inspectionDate":"2024-03-06","result":"Certified","expirationDate":"2025-03-06","buildingId":"1434693"},{"number":"BC-2025-003498","type":"Special Hazards Certification","inspectionDate":"2025-02-10","result":"Certified","expirationDate":"2026-02-10","buildingId":"1434147"},{"number":"BC-2025-004173","type":"Fire Alarm Certification","inspectionDate":"2025-02-17","result":"Certified","expirationDate":"2026-02-17","buildingId":"1434147"},{"number":"BC-2025-004174","type":"Fire Alarm Certification","inspectionDate":"2025-02-17","result":"Certified","expirationDate":"2026-02-17","buildingId":"1434693"},{"number":"BC-2025-024222","type":"Special Hazards Certification","inspectionDate":"2025-09-16","result":"Certified","expirationDate":"2026-09-16","buildingId":"1434147"},{"number":"BC-2026-003329","type":"Special Hazards Certification","inspectionDate":"2026-02-04","result":"Certified","expirationDate":"2027-02-04","buildingId":"1434147"},{"number":"BC-2026-003777","type":"Fire Alarm Certification","inspectionDate":"2026-02-06","result":"Certified","expirationDate":"2027-02-06","buildingId":"1434693"},{"number":"BC-2026-003775","type":"Fire Alarm Certification","inspectionDate":"2026-02-06","result":"Certified","expirationDate":"2027-02-06","buildingId":"1434147"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":2250,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"P O BOX 331, ABINGTON PA, 19001","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":540000,"taxable":540000,"land":56300,"improvement":483700,"taxableLand":56300,"taxableImprovement":483700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":540000,"taxable":540000,"land":56300,"improvement":483700,"taxableLand":56300,"taxableImprovement":483700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1050300,"taxable":1050300,"land":315090,"improvement":735210,"taxableLand":315090,"taxableImprovement":735210,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":915300,"taxable":915300,"land":274590,"improvement":640710,"taxableLand":274590,"taxableImprovement":640710,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":922100,"taxable":922100,"land":276630,"improvement":645470,"taxableLand":276630,"taxableImprovement":645470,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":922100,"taxable":922100,"land":276630,"improvement":645470,"taxableLand":276630,"taxableImprovement":645470,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":922100,"taxable":922100,"land":276630,"improvement":645470,"taxableLand":276630,"taxableImprovement":645470,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":980000,"taxable":980000,"land":294000,"improvement":686000,"taxableLand":294000,"taxableImprovement":686000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":980000,"taxable":980000,"land":294000,"improvement":686000,"taxableLand":294000,"taxableImprovement":686000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":548000,"taxable":548000,"land":164400,"improvement":383600,"taxableLand":164400,"taxableImprovement":383600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":548000,"taxable":548000,"land":164400,"improvement":383600,"taxableLand":164400,"taxableImprovement":383600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1110600,"taxable":1110600,"land":222100,"improvement":888500,"taxableLand":222100,"taxableImprovement":888500,"exemptLand":0,"exemptImprovement":0}],"taxNow":7671,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"106500","date":"2007-10-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2007-10-05","scope":"REPLACEMENT LATERAL"},{"number":"437871","date":"2013-01-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-01-15","scope":"FOR THREE (3) FAMILY DWELLING IN THE REAR BUILDING (1827 KATER ST) ON THE SAME LOT WITH EXISTING RESTAURANT AND TWO (2) FAMILY DWELLING IN THE FRONT BUILDING (1828 SOUTH ST) (TOTAL FIVE (5) FAMILY DWELLING) IN AN EXISTING STRUCTURE."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2006,"k":"insp","w":"Inspection failed"},{"y":2007,"k":"viol","w":"2 L&I violations"},{"y":2007,"k":"insp","w":"L&I: 3 failed, 3 passed"},{"y":2007,"k":"permit","w":"Plumbing"},{"y":2008,"k":"viol","w":"2 L&I violations"},{"y":2008,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2013,"k":"permit","w":"Use"},{"y":2024,"k":"viol","w":"5 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":true,"licenses":[{"number":"245855","type":"Rental","status":"Active","businessName":"MOFFA G & D SIRAVO","legalName":"MOFFA G & D SIRAVO","address":"1828 SOUTH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2001-04-19","latestIssueDate":"2026-01-12","expirationDate":"2027-02-28","inactiveDate":null},{"number":"203796","type":"Food Preparing and Serving","status":"Inactive","businessName":"JAMES LIEN (FORTUNE CHINESE-AMERICAN REST)","legalName":"JAMES LIEN","address":"1828 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-16","latestIssueDate":"2004-04-16","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"317873","type":"Food Preparing and Serving","status":"Closed","businessName":"XI GUAN HUANG (T/A FORTUNE CHINESE & AMERICAN)","legalName":"XI GUAN HUANG","address":"1828 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-05-11","latestIssueDate":"2008-05-29","expirationDate":"2009-04-30","inactiveDate":"2008-06-04"},{"number":"450202","type":"Food Preparing and Serving","status":"Closed","businessName":"ANNA CHENNI","legalName":"ANNA CHENNI","address":"1828 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-07-01","latestIssueDate":"2008-07-01","expirationDate":"2009-04-30","inactiveDate":"2012-10-02"},{"number":"484456","type":"Food Preparing and Serving","status":"Inactive","businessName":"QIAO YAN LI (FORTUNE CHINESE RESTAURANT)","legalName":"QIAO YAN LI","address":"1828 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-09-30","latestIssueDate":"2012-05-05","expirationDate":"2013-04-30","inactiveDate":"2014-04-21"},{"number":"625789","type":"Food Preparing and Serving","status":"Active","businessName":"FORTUNE CHINESE RESTAURANT INC","legalName":"FORTUNE CHINESE RESTAURANT INC","address":"1828 SOUTH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-04-21","latestIssueDate":"2026-04-23","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"625789","type":"Food Preparing and Serving","businessName":"FORTUNE CHINESE RESTAURANT INC","legalName":"FORTUNE CHINESE RESTAURANT INC","issuedDate":"2014-04-21","latestIssueDate":"2026-04-23","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"484456","type":"Food Preparing and Serving","businessName":"QIAO YAN LI (FORTUNE CHINESE RESTAURANT)","legalName":"QIAO YAN LI","issuedDate":"2009-09-30","latestIssueDate":"2012-05-05","closureDate":"2014-04-21","expirationDate":"2013-04-30","inactiveDate":"2014-04-21","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"450202","type":"Food Preparing and Serving","businessName":"ANNA CHENNI","legalName":"ANNA CHENNI","issuedDate":"2008-07-01","latestIssueDate":"2008-07-01","closureDate":"2012-10-02","expirationDate":"2009-04-30","inactiveDate":"2012-10-02","status":"Closed","statusLabel":"Inactive","active":false},{"number":"317873","type":"Food Preparing and Serving","businessName":"XI GUAN HUANG (T/A FORTUNE CHINESE & AMERICAN)","legalName":"XI GUAN HUANG","issuedDate":"2005-05-11","latestIssueDate":"2008-05-29","closureDate":"2008-06-04","expirationDate":"2009-04-30","inactiveDate":"2008-06-04","status":"Closed","statusLabel":"Inactive","active":false},{"number":"203796","type":"Food Preparing and Serving","businessName":"JAMES LIEN (FORTUNE CHINESE-AMERICAN REST)","legalName":"JAMES LIEN","issuedDate":"2004-04-16","latestIssueDate":"2004-04-16","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"245855","type":"Rental","businessName":"MOFFA G & D SIRAVO","legalName":"MOFFA G & D SIRAVO","issuedDate":"2001-04-19","latestIssueDate":"2026-01-12","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":5,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 103% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $548,000 to $1,110,600","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":"Use permit #437871: COMPLETED.","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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (P O BOX 331, ABINGTON PA, 19001).","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":"7 failed, 7 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 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":"Food Preparing and Serving #203796: Inactive since Dec 22, 2012; Food Preparing and Serving #317873: Closed since Jun 4, 2008; Food Preparing and Serving #450202: Closed since Oct 2, 2012; Food Preparing and Serving #484456: Inactive since Apr 21, 2014","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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 9 historical violations across 6 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 Feb 6, 2027; Special Hazards Certification: Certified through Feb 4, 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/"}]}