{"asOf":"2026-07-24T22:02:10.034Z","block":"500-599 E WISTER ST","blockUrl":"https://philadelphia.blockreport.homes/block/500-599-e-wister-st","address":"545 E WISTER ST","parcelNumber":"881056065","source":"https://property.phila.gov/?p=881056065","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"LASALLE UNIVERSITY","coOwner":null,"marketValue":1304200,"landAssessment":1304200,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":167000,"date":"2012-06-08T04:00:00Z"},"openViolations":6,"violations":[{"number":"575122","date":"2007-05-17","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1919152","date":"2010-12-13","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1919151","date":"2010-12-13","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"2579742","date":"2012-09-18","code":"A-301.1/56","title":"PERMP- INST SANITARY PIPE SYS","status":"ERROR","resolutionDate":null,"resolution":null},{"number":"VI-2025-080274","date":"2025-10-08","code":"PM15-403.2","title":"VENTILATION- BATHROOMS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-080275","date":"2025-10-08","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-080276","date":"2025-10-08","code":"PM15-305.6","title":"INTERIOR DOORS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-080277","date":"2025-10-08","code":"F-1010.1","title":"DOORS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-080278","date":"2025-10-08","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-080279","date":"2025-10-08","code":"F-304.1","title":"WASTE ACCUMULATION PROHIBITED\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"3529083","date":"2015-02-13","code":"PM-302.5/1","title":"EXT A-PATHWAYS CLEAR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3529082","date":"2015-02-13","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"113458","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2007-05-18","completedDate":"2007-06-05","violations":[{"number":"575122","date":"2007-05-17","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"261516","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-12-13","completedDate":"2011-02-01","violations":[{"number":"1919152","date":"2010-12-13","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1919151","date":"2010-12-13","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPEXCP","resolutionDate":null,"resolution":null}]},{"number":"350870","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2012-09-18","completedDate":"2013-06-11","violations":[{"number":"2579742","date":"2012-09-18","code":"A-301.1/56","title":"PERMP- INST SANITARY PIPE SYS","status":"ERROR","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-111066","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2025-10-08","completedDate":null,"violations":[{"number":"VI-2025-080274","date":"2025-10-08","code":"PM15-403.2","title":"VENTILATION- BATHROOMS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-080275","date":"2025-10-08","code":"PM15-603.1","title":"MECHANICAL- MECHANICAL EQUIPMENT","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-080276","date":"2025-10-08","code":"PM15-305.6","title":"INTERIOR DOORS","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-080277","date":"2025-10-08","code":"F-1010.1","title":"DOORS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-080278","date":"2025-10-08","code":"PM15-305.3","title":"INTERIOR SURFACES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2025-080279","date":"2025-10-08","code":"F-304.1","title":"WASTE ACCUMULATION PROHIBITED\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"537878","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3529083","date":"2015-02-13","code":"PM-302.5/1","title":"EXT A-PATHWAYS CLEAR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3529082","date":"2015-02-13","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2025,"n":6,"worst":null}],"investigations":[{"caseNumber":"113458","date":"2007-05-18","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"113458","date":"2007-06-05","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"261516","date":"2010-12-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"261516","date":"2011-01-31","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"350870","date":"2013-06-11","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"350870","date":"2013-06-11","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"CF-2025-111066","date":"2025-10-08","type":null,"status":"FAILED"}],"inspYears":[{"y":2007,"fails":1,"passes":0},{"y":2010,"fails":1,"passes":0},{"y":2011,"fails":0,"passes":1},{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03805264174464,"lng":-75.15880189432228,"geom":{"type":"Polygon","coordinates":[[[-75.158528168,40.037952478],[-75.159063282,40.037932402],[-75.159073466,40.038155705],[-75.158538085,40.038170126],[-75.158528168,40.037952478]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-017648","type":"Sprinkler Certification","inspectionDate":"2023-07-27","result":"Certified","expirationDate":"2024-07-27","buildingId":"1149445"},{"number":"BC-2023-017641","type":"Fire Alarm Certification","inspectionDate":"2023-07-27","result":"Certified","expirationDate":"2024-07-27","buildingId":"1149445"},{"number":"BC-2024-022813","type":"Sprinkler Certification","inspectionDate":"2024-06-19","result":"Certified","expirationDate":"2025-06-19","buildingId":"1149445"},{"number":"BC-2025-017847","type":"Sprinkler Certification","inspectionDate":"2025-06-11","result":"Certified","expirationDate":"2026-06-11","buildingId":"1149445"},{"number":"BC-2026-006288","type":"Fire Alarm Certification","inspectionDate":"2025-12-10","result":"Certified","expirationDate":"2026-12-10","buildingId":"1149445"},{"number":"BC-2026-006290","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-12-10","result":"Certified","expirationDate":"2026-12-10","buildingId":"1149445"},{"number":"BC-2026-009885","type":"Sprinkler Certification","inspectionDate":"2026-03-03","result":"Certified","expirationDate":"2027-03-03","buildingId":"1149445"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":null,"lotArea":11902,"zoning":"RSA3","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"720 FAYETTE ST, CONSHOHOCKEN PA, 19428","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR, BAY WINDOWS ON 2ND AND 3RD FLOORS.  ERECTION OF BALCONIES AT 4TH FLOOR, FOR THE ERECTION OF CANOPY ON FRONT AND FOR THE ERECTION OF SIX (6) FEET HIGH FENCE ON FRONT (50% OPAQUE W","status":"CLOSED","outcome":"Granted with conditions","date":"2013-12-03","number":"21246","relatedPermit":"486432"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":111200,"taxable":111200,"land":111200,"improvement":0,"taxableLand":111200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":111200,"taxable":111200,"land":111200,"improvement":0,"taxableLand":111200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":111200,"taxable":111200,"land":111200,"improvement":0,"taxableLand":111200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":114500,"taxable":114500,"land":114500,"improvement":0,"taxableLand":114500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":114500,"taxable":114500,"land":114500,"improvement":0,"taxableLand":114500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":114500,"taxable":114500,"land":114500,"improvement":0,"taxableLand":114500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":114500,"taxable":114500,"land":114500,"improvement":0,"taxableLand":114500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":114500,"taxable":114500,"land":114500,"improvement":0,"taxableLand":114500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":114500,"taxable":114500,"land":114500,"improvement":0,"taxableLand":114500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":114500,"taxable":114500,"land":114500,"improvement":0,"taxableLand":114500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":114500,"taxable":114500,"land":114500,"improvement":0,"taxableLand":114500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1304200,"taxable":1304200,"land":1304200,"improvement":0,"taxableLand":1304200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1603,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"421677","date":"2012-08-13","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2013-06-10","scope":"COMPLETE DEMOLITION OF 2 STORY SINGLE FAMILY DWELLING. DEMOLITION ACTIVITY SHALL NOT COMMENCE PRIOR TO: 9/3/2012"},{"number":"421678","date":"2012-08-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-08-13","scope":"COMPLETE DEMOLITION OF 2 STORY SINGLE FAMILY DWELLING. USE TO VACANT LOT."},{"number":"428156","date":"2012-09-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-10-11","scope":"SEAL ABANDONED LATERAL"},{"number":"486432","date":"2013-12-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-12-30","scope":"FOR THE ERECTION OF A NEW FOUR STORY, (24) FAMILY DWELLING WITH CELLAR AS PER PLANS."},{"number":"532751","date":"2014-07-22","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2015-01-14","scope":"FOR THE EXCAVATION AND ERECTION OF FOUNDATION ONLY FOR FUTURE USE AS A FOUR-STORY, RESIDENTIAL STRUCTURE."},{"number":"537878","date":"2014-07-22","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2015-11-05","scope":"NEW CONSTRUCTION OF A 4 FOUR STORY STRUCTURE WITH OCCUPIED BASEMENT LEVEL, SEPARATE PRIOR APPROVED FOUNDATION PERMIT SEE AP#532751 FOR APPROVALS & SPECIAL INSPECTIONS. BUILDING TO BE FULLY SPRINKLERED. ADDITIONAL PERMITS REQ: ELECTRICAL, PLUMBING, HVAC, SPRINKLERS & STANDPIPES, SIGNS. AFFIDAVIT RESTRICTED USE FOR 2 LOWER LEVEL COMMON AREAS SEALED OFF PER DEPARTMENT STANDARDS, AS INDICATED."},{"number":"574834","date":"2014-12-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-11-05","scope":"INTERIOR PLUMBING CONSTRUCTION (SANITARY/WATER SUPPLY PIPING) TO A POINT 5'-0\" OUTSIDE ONLY FOR A NEW (24)FAMILY DWELLING - SEPARATE PERMIT(S) REQUIRED FOR STORM, BACKFLOW PREVENTION CONTAINMENT DEVICE AND SEWER/WATER CONNECTIONS TO THE CITY MAINS"},{"number":"595275","date":"2015-03-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-05","scope":"INSTALL 24 HEATPUMP SYSTEMS WITH DUCTWORK(MULTI-FAMILY)"},{"number":"579601","date":"2015-04-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-11-05","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM THROUGHOUT A FOUR STORY STRUCTURE PER NFPA 13 STANDARD. SYSTEM INCLUDES A 2\" BACKFLOW PREVENTION ASSEMBLY. ALL WORK PER APPROVED PLANS/APPLICATION. SEPARATE PERMITS REQUIRED FOR ELECTRICAL AND PLUMBING WORK. SEPARATE PERMIT REQUIRED FOR STANDPIPES PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY."},{"number":"607405","date":"2015-05-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-06-26","scope":"NEW 6\" SEWER, 2\" DOMESTIC WATER, 2\" FIRE SERVICE PA20151240944SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"600010","date":"2015-05-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"ALL NEW ELECTRICAL WIRING INCLUDING NEW SERVICE 1200AMP,OUTLETS,SWITCHES,LIGHTS AND DISCONNECT.INSTALL NEW FIRE ALARM PER 2008 NEC & NFPA 72 (APT BLDG)"},{"number":"621200","date":"2015-07-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-02-03","scope":"AKA 545-49 E. WISTER STREET 12\"LATERAL & A TRAPPED MANHOLE ONLY - PER THE APPROVED PLAN AND THE PHILADELPHIA PLUMBING CODE 2004 - NOTE: SITEWORK AND THE STORM MANAGEMENT SYSTEM WILL BE INSTALLED \"BY OTHERS\" (SEPARATE PERMIT REQUIRED)"},{"number":"629074","date":"2015-08-03","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-08-07","scope":"NINETY DAY TEMPORARY CERTIFICATE OF OCCUPANCY"}],"storyTag":"Torn down & rebuilt","storyDelta":157.91,"timeline":[{"y":2014,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Mechanical"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2025,"k":"sale","p":387000},{"y":2025,"k":"sale","p":12713000},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"710736","type":"Rental","status":"Inactive","businessName":"LaSalle University","legalName":"LaSalle University","address":"545 E WISTER ST","revenueCode":"3202","rentalCategory":null,"units":24,"issuedDate":"2016-08-12","latestIssueDate":"2016-08-12","expirationDate":"2017-08-11","inactiveDate":"2017-10-10"}],"licenseActivity":[{"number":"710736","type":"Rental","businessName":"LaSalle University","legalName":"LaSalle University","issuedDate":"2016-08-12","latestIssueDate":"2016-08-12","closureDate":"2017-10-10","expirationDate":"2017-08-11","inactiveDate":"2017-10-10","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["6 open L&I violations","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 1039% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $114,500 to $1,304,200","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 #421678: 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":"violations","level":"attention","title":"6 open L&I violations","finding":"12 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Oct 8, 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Mar 3, 2027; Fire Alarm Certification: Certified through Dec 10, 2026; Emergency and Standby Power Systems Certification: Certified through Dec 10, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}