{"asOf":"2026-07-25T00:16:25.212Z","block":"6000-6099 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6000-6099-germantown-ave","address":"6035 GERMANTOWN AVE","parcelNumber":"881097330","source":"https://property.phila.gov/?p=881097330","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"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":"6035 GERMANTOWN LLC","coOwner":null,"marketValue":587600,"landAssessment":117500,"improvementAssessment":470100,"livableArea":4200,"yearBuilt":1940,"lastSale":{"price":570000,"date":"2024-04-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"3586084","date":"2015-01-14","code":"PM-406.2/7","title":"HEAT AUTO CONTROLS DEFECTIV-RE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3586082","date":"2015-01-14","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3586083","date":"2015-01-14","code":"PM-406.2/2","title":"HEAT CONTINUOUS SUPPLY-RES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5097467","date":"2019-03-20","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211985173","date":"2020-01-23","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":"2023-09-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211985172","date":"2020-01-23","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-09-05","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"465948","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-01-15","completedDate":null,"violations":[{"number":"3586084","date":"2015-01-14","code":"PM-406.2/7","title":"HEAT AUTO CONTROLS DEFECTIV-RE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3586082","date":"2015-01-14","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"3586083","date":"2015-01-14","code":"PM-406.2/2","title":"HEAT CONTINUOUS SUPPLY-RES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"677138","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2019-03-20","completedDate":null,"violations":[{"number":"5097467","date":"2019-03-20","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"722455","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2020-01-24","completedDate":null,"violations":[{"number":"211985173","date":"2020-01-23","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"COMPLIED","resolutionDate":"2023-09-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211985172","date":"2020-01-23","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"COMPLIED","resolutionDate":"2023-09-05","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2015,"n":3,"worst":null},{"y":2019,"n":1,"worst":null},{"y":2020,"n":2,"worst":null}],"investigations":[{"caseNumber":"465948","date":"2015-01-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"465948","date":"2015-02-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"465948","date":"2015-04-01","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"465948","date":"2015-06-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"677138","date":"2019-03-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"677138","date":"2019-07-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"677138","date":"2019-09-18","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"722455","date":"2020-01-23","type":"VAC INSP","status":"FAILED"},{"caseNumber":"722455","date":"2020-03-03","type":"VAC INSP","status":"FAILED"},{"caseNumber":"722455","date":"2020-05-13","type":null,"status":"FAILED"},{"caseNumber":"722455","date":"2020-07-15","type":null,"status":"FAILED"},{"caseNumber":"722455","date":"2020-08-20","type":null,"status":"FAILED"},{"caseNumber":"722455","date":"2020-10-30","type":null,"status":"FAILED"},{"caseNumber":"722455","date":"2023-09-20","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":3,"passes":0},{"y":2019,"fails":2,"passes":1},{"y":2020,"fails":6,"passes":0},{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04042581836263,"lng":-75.17827135315751,"geom":{"type":"Polygon","coordinates":[[[-75.178105898,40.040507572],[-75.178215919,40.040404128],[-75.178401473,40.040316931],[-75.178446299,40.040370388],[-75.178266833,40.040456851],[-75.178171946,40.040545609],[-75.178105898,40.040507572]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":3,"lotArea":2700,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3 COBB AVE, WHITE PLAINS NY, 10606","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":224800,"taxable":224800,"land":18832,"improvement":205968,"taxableLand":18832,"taxableImprovement":205968,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":224800,"taxable":224800,"land":18832,"improvement":205968,"taxableLand":18832,"taxableImprovement":205968,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":214000,"taxable":214000,"land":53500,"improvement":160500,"taxableLand":53500,"taxableImprovement":160500,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":323400,"taxable":323400,"land":80850,"improvement":242550,"taxableLand":80850,"taxableImprovement":242550,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":324200,"taxable":324200,"land":81050,"improvement":243150,"taxableLand":81050,"taxableImprovement":243150,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":324200,"taxable":324200,"land":81050,"improvement":243150,"taxableLand":81050,"taxableImprovement":243150,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":324200,"taxable":324200,"land":81050,"improvement":243150,"taxableLand":81050,"taxableImprovement":243150,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":326000,"taxable":326000,"land":97800,"improvement":228200,"taxableLand":97800,"taxableImprovement":228200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":326000,"taxable":326000,"land":97800,"improvement":228200,"taxableLand":97800,"taxableImprovement":228200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":374900,"taxable":374900,"land":112470,"improvement":262430,"taxableLand":112470,"taxableImprovement":262430,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":578400,"taxable":326000,"land":57800,"improvement":520600,"taxableLand":57800,"taxableImprovement":268200,"exemptLand":0,"exemptImprovement":252400},{"y":2027,"v":587600,"taxable":359684,"land":117500,"improvement":470100,"taxableLand":117500,"taxableImprovement":242184,"exemptLand":0,"exemptImprovement":227916}],"taxNow":4563,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"756849","date":"2017-02-08","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-10-18","scope":"FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS"},{"number":"788305","date":"2017-07-27","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"FOR ALTERATIONS TO AN EXISTING STRUCTURE TO INCLUDE NEW RATED SHAFT ENCLOSURE WALLS, INTERIOR PARTITION WALLS, WINDOW FILL-IN, RATED OPENING PROTECTIVES, AND RATED FLOOR/CEILING ASSEMBLIES. (IEBC 2009, WORK-AREA METHOD, LVL II ALTERATIONS) **ASBESTOS ABATEMENT TO BE COMPLETED PRIOR TO THE COMMENCEMENT OF WORK SCOPE. SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, AND PLUMBING ALTERATIONS.**"},{"number":"ZP-2022-004050","date":"2022-05-09","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2022-005541","date":"2023-03-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-07-22","scope":"FOR ALTERATIONS TO AN EXISTING STRUCTURE TO INCLUDE NEW INTERIOR PARTITIONS, RATED SHAFT ENCLOSURE INSTALLATIONS, RATED FLOOR/CEILING ASSEMBLIES, AND WALL/FLOOR/CEILING FINISHING. (IEBC 2018, WORK-AREA METHOD, LVL II ALTERATIONS) **SEPARATE PERMITS TO BE REQUIRED FOR ANY PLUMBING, MECHANICAL, ELECTRICAL, AND FIRE SUPPRESSION SYSTEM INSTALLATIONS. **"},{"number":"EP-2023-004169","date":"2023-08-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-24","scope":"Install a 600 amp service, (7) gang meter bank, (5) 125amp (1) 150 amp panels & feeders, (1) 100 amp panel & feeder. Install wiring throughout the common areas and six units. Install lights normal & emergency, switches, sensors, receptacles and smoke alarms. some telecom. Provide power for the mechanical & HVAC equipment as per 2017 NEC. Install a fire alarm system throughout as per 2016 NFPA 72."},{"number":"FP-2023-002073","date":"2023-10-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-07-02","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2-INCH WILKINS 950XLT2BFSS BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK."},{"number":"PP-2024-005455","date":"2024-04-17","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-10","scope":"ROUGH-IN OF ABOVE GROUND PIPING TO 27 FIXTURES."},{"number":"PP-2024-005423","date":"2024-05-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-30","scope":"Plumbing per plan"},{"number":"MP-2025-002553","date":"2025-06-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-07-22","scope":"FOR THE INSTALLATION OF APPLIANCES NOT CONNECTED VIA DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":6.13,"timeline":[{"y":2019,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2020,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed ×6"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"sale","p":570000},{"y":2024,"k":"permit","w":"Rough-In"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"222860","type":"Rental","status":"Inactive","businessName":"HARVEY BUNCH III","legalName":"HARVEY BUNCH III","address":"6035 GERMANTOWN AVE","revenueCode":"3202","rentalCategory":null,"units":5,"issuedDate":"2004-05-24","latestIssueDate":"2015-05-12","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"915673","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"151 Properties Inc.","legalName":"151 Properties Inc.","address":"6035 GERMANTOWN AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2023-02-01","latestIssueDate":"2024-02-16","expirationDate":"2025-01-31","inactiveDate":"2025-04-01"},{"number":"0991995","type":"Rental","status":"Active","businessName":"6035 Germantown LLC","legalName":"6035 Germantown LLC","address":"6035 GERMANTOWN AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2025-10-24","latestIssueDate":"2025-10-24","expirationDate":"2026-10-23","inactiveDate":null}],"licenseActivity":[{"number":"0991995","type":"Rental","businessName":"6035 Germantown LLC","legalName":"6035 Germantown LLC","issuedDate":"2025-10-24","latestIssueDate":"2025-10-24","closureDate":null,"expirationDate":"2026-10-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"915673","type":"Vacant Residential Property / Lot","businessName":"151 Properties Inc.","legalName":"151 Properties Inc.","issuedDate":"2023-02-01","latestIssueDate":"2024-02-16","closureDate":"2025-04-01","expirationDate":"2025-01-31","inactiveDate":"2025-04-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"222860","type":"Rental","businessName":"HARVEY BUNCH III","legalName":"HARVEY BUNCH III","issuedDate":"2004-05-24","latestIssueDate":"2015-05-12","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":5,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 3 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 788305 (EXPIRED).","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 (3 COBB AVE, WHITE PLAINS NY, 10606).","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 1940 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":"11 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Sep 20, 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":"3 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Residential Property / Lot #915673: Inactive since Apr 1, 2025","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":"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 6 historical violations across 3 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/"}]}