{"asOf":"2026-07-24T08:59:56.898Z","block":"3800-3899 LANCASTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3800-3899-lancaster-ave","address":"3862-68 LANCASTER AVE","parcelNumber":"881111340","source":"https://property.phila.gov/?p=881111340","ownerType":"absentee","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"LONGFORD LANCASTER AVENUE","coOwner":null,"marketValue":3156300,"landAssessment":631200,"improvementAssessment":2525100,"livableArea":22741,"yearBuilt":2014,"lastSale":{"price":4250000,"date":"2016-01-13T05:00:00Z"},"openViolations":0,"violations":[{"number":"2462454","date":"2012-04-23","code":"A-301.1/65","title":"PERM Z- NEW 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INSP","status":"PASSED"},{"caseNumber":"CF-2025-001156","date":"2025-01-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-001156","date":"2025-02-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-001156","date":"2025-04-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-001156","date":"2025-05-29","type":null,"status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":0},{"y":2013,"fails":0,"passes":1},{"y":2025,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96128751460427,"lng":-75.19972074770797,"geom":{"type":"Polygon","coordinates":[[[-75.199830453,39.961024523],[-75.19997286,39.961098663],[-75.199976689,39.961152894],[-75.199602041,39.96155012],[-75.199438049,39.961464491],[-75.199830453,39.961024523]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-024785","type":"Sprinkler Certification","inspectionDate":"2023-09-08","result":"Certified","expirationDate":"2024-09-08","buildingId":"1412239"},{"number":"BC-2023-024787","type":"Fire Alarm Certification","inspectionDate":"2023-09-08","result":"Certified","expirationDate":"2024-09-08","buildingId":"1412239"},{"number":"BC-2025-009795","type":"Fire Alarm Certification","inspectionDate":"2025-02-21","result":"Certified","expirationDate":"2026-02-21","buildingId":"1412239"},{"number":"BC-2025-010129","type":"Sprinkler Certification","inspectionDate":"2025-02-21","result":"Certified","expirationDate":"2026-02-21","buildingId":"1412239"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":4,"lotArea":11193,"zoning":"CMX2","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"200 MAMARONECK AVE STE 50, WHITE PLAINS NY, 10601","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1920000,"taxable":92500,"land":92500,"improvement":1827500,"taxableLand":92500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1827500},{"y":2017,"v":1920000,"taxable":92500,"land":92500,"improvement":1827500,"taxableLand":92500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1827500},{"y":2018,"v":4903600,"taxable":490360,"land":490360,"improvement":4413240,"taxableLand":490360,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":4413240},{"y":2019,"v":3150800,"taxable":315080,"land":315080,"improvement":2835720,"taxableLand":315080,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2835720},{"y":2020,"v":3182300,"taxable":318230,"land":318230,"improvement":2864070,"taxableLand":318230,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2864070},{"y":2021,"v":3182300,"taxable":318230,"land":318230,"improvement":2864070,"taxableLand":318230,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2864070},{"y":2022,"v":3182300,"taxable":318230,"land":318230,"improvement":2864070,"taxableLand":318230,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2864070},{"y":2023,"v":4226900,"taxable":422690,"land":422690,"improvement":3804210,"taxableLand":422690,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3804210},{"y":2024,"v":4226900,"taxable":422690,"land":422690,"improvement":3804210,"taxableLand":422690,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":3804210},{"y":2025,"v":4226900,"taxable":4226900,"land":422690,"improvement":3804210,"taxableLand":422690,"taxableImprovement":3804210,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":4226900,"taxable":4226900,"land":422690,"improvement":3804210,"taxableLand":422690,"taxableImprovement":3804210,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":3156300,"taxable":3156300,"land":631200,"improvement":2525100,"taxableLand":631200,"taxableImprovement":2525100,"exemptLand":0,"exemptImprovement":0}],"taxNow":59168,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"439389","date":"2012-12-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-12-17","scope":"CREATION OF A THREE STORY ADDITION TO EXISTING BLDG. CONSTRUCT REAR ADDITION WITH (22) NEW RESIDENTIAL DWELLING UNITS WITH A VACANT COMMERCIAL SPACE ON THE 1ST FLOOR FRONT."},{"number":"460153","date":"2013-06-24","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2014-08-13","scope":"DEMO OF EXISTING STRUCTURES AND CONSTRUCTION OF A (3) STORY, (22) FAMILY DWELLING AS PER PLAN.**SEPARATE PERMIT REQUIRED FOR USE REGISTRATION AND CERTIFICATE OF OCCUPANCY IS REQUIRED FOR COMMERCIAL SPACES**"},{"number":"499592","date":"2013-10-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-10-16","scope":"SEALING A 5\" LATERAL PA20132801671 (SFD)"},{"number":"520072","date":"2014-02-28","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-08-13","scope":"INSTALLATION OF FIRE SUPPRESSION SYSTEM IN AN EXISTING STRUCTURE IN ACCORDANCE WITH NFPA 13 AS PER APPROVED PLANS."},{"number":"528156","date":"2014-04-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-08-13","scope":"27 TOILETS,27 SHOWERS,27 LAVS,22 KITCHEN SINKS AND 22-WASHER BOXES 24-HOT WATER HEATERS CAST IRON AND COPPER (MIXED USE)**SEE LOG**"},{"number":"533160","date":"2014-04-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-08-13","scope":"INSTALL 18 DUCTLESS MINI-SPLIT SYSTEMS AND 6 HVAC UNITS WITH DUCTWORK."},{"number":"541731","date":"2014-06-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-06-18","scope":"WATER SERVICE,MAIN DRAIN & LATERAL PA20141550533(MIXED USE)\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"535120","date":"2014-06-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"ALL WIRING OF FIXTURES & DEVICES 22 APTS,COMMON AREAS A NEW 1,200AMP 3 PHASE SERVICE,INTERCOM,PHONE AND TV JACKS HOOK-UP OF ALL HEATING AND A/C UNITS AND NEW FA SYSTEM PER 2008 NEC & NFPA 72 (APT BLDG)"},{"number":"552898","date":"2014-07-31","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-08-01","scope":"30 DAY TCO"},{"number":"584961","date":"2015-01-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-01-16","scope":"USE TO CONSUMER GOODS AND FOOD, BEVERAGES AND GROCERIES ON GROUND FLOOR WITH EXISTING USES AS PREVIOUSLY APPROVED."},{"number":"582383","date":"2015-02-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-05-29","scope":"FOR INTERIOR FIT-OUT TO INCLUDE INSTALLATION OF NEW INTERIOR DOOR, WALL/CEILING/FLOOR FINISHING, AND INSTALLATION OF ACCESSIBLE SERVICE COUNTER."},{"number":"593242","date":"2015-02-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-06-02","scope":"INSTALL HOT AND COLD WATER TO TWO BATHROOMS IN BASEMENT,2TOILETS,2LAV,AND 1 MOP SINK,INSTALLING WATER LINES TO FIXTURES,SET FIXTURES-THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"591748","date":"2015-03-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-12-01","scope":"WIRING AND INSTALLING NEW TENANT FITOUT STORE WITH ALL DEVICES AND FIXTURES,HOOKING UP HEATING AND A/C AND KITCHEN EQUIPMENT,SERVICE AND FIRE ALARM EXISTING. INSTALLATION TO COMPLY WITH ARTICLE 210.8(B)(2) OF THE 2008 NEC."},{"number":"601048","date":"2015-04-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-04-23","scope":"INSTALL A RACEWAY MOUNT ILLUM FLAT WALL SIGN ACCESSORY TO RETAIL SALE OF CONSUMER GOODS & FOOD, BEVERAGES AND GROCERIES ON 1ST FLOOR IN AN EXISTING STRUCTURE."},{"number":"610823","date":"2015-05-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-05-27","scope":"INSTALLATION OF 1 HAND SINK AND 1 3-COMPARTMENT SINK (ALL WORK TO COMPLY WITH THE 2004 PPC)"},{"number":"605229","date":"2015-06-19","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2015-08-31","scope":"INSTALL RACEWAY MOUNT ILLUMINATED CHANNELL LETTER SIGN. INSTALL A AWNING"},{"number":"ZP-2021-008236","date":"2021-10-06","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-07-11","scope":"FOR THE REMOVAL OF EXISTING FLAT WALL SIGN AND INSTALLATION OF ONE (1) FLAT WALL SIGN WITH STATIC ILLUMINATION (SIZE AND LOCATION AS SHOWN ON PLANS)."},{"number":"GP-2021-007129","date":"2021-10-22","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-07-11","scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED WALL SIGN AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ELECTRICAL WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Major alteration"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"New Construction"},{"y":2015,"k":"permit","w":"Zoning/use"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Sign"},{"y":2016,"k":"sale","p":4250000},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2021,"k":"permit","w":"Sign"},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":true,"licenses":[{"number":"338697","type":"Rental","status":"Closed","businessName":"MATTHEW & NATHAN PINCUS","legalName":"MATTHEW & NATHAN PINCUS","address":"3862-68 LANCASTER AVE","revenueCode":"3202","rentalCategory":null,"units":8,"issuedDate":"2005-09-27","latestIssueDate":"2012-02-14","expirationDate":"2013-02-28","inactiveDate":"2014-10-10"},{"number":"644198","type":"Rental","status":"Closed","businessName":"PINCUS LOFTS, LP","legalName":"PINCUS LOFTS, LP","address":"3862-68 LANCASTER AVE","revenueCode":"3202","rentalCategory":null,"units":22,"issuedDate":"2014-10-10","latestIssueDate":"2015-03-16","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"667061","type":"Food Preparing and Serving","status":"Closed","businessName":"19104 ENTERPRISES, INC. (EDIBLE ARRANGEMENTS)","legalName":"19104 ENTERPRISES, INC.","address":"3862-68 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-06-04","latestIssueDate":"2018-05-05","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"823051","type":"Food Preparing and Serving","status":"Active","businessName":"SNP University LLC","legalName":"SNP University LLC","address":"3862-68 LANCASTER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2019-09-06","latestIssueDate":"2025-08-25","expirationDate":"2026-09-05","inactiveDate":null},{"number":"948399","type":"Rental","status":"Active","businessName":"Longford Lancaster Avenue LP  (Longford Associates LLC)","legalName":"Longford Lancaster Avenue LP ","address":"3862-68 LANCASTER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":22,"issuedDate":"2024-04-04","latestIssueDate":"2026-04-17","expirationDate":"2027-04-03","inactiveDate":null}],"licenseActivity":[{"number":"948399","type":"Rental","businessName":"Longford Lancaster Avenue LP  (Longford Associates LLC)","legalName":"Longford Lancaster Avenue LP ","issuedDate":"2024-04-04","latestIssueDate":"2026-04-17","closureDate":null,"expirationDate":"2027-04-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"823051","type":"Food Preparing and Serving","businessName":"SNP University LLC","legalName":"SNP University LLC","issuedDate":"2019-09-06","latestIssueDate":"2025-08-25","closureDate":null,"expirationDate":"2026-09-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"667061","type":"Food Preparing and Serving","businessName":"19104 ENTERPRISES, INC. (EDIBLE ARRANGEMENTS)","legalName":"19104 ENTERPRISES, INC.","issuedDate":"2015-06-04","latestIssueDate":"2018-05-05","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"644198","type":"Rental","businessName":"PINCUS LOFTS, LP","legalName":"PINCUS LOFTS, LP","issuedDate":"2014-10-10","latestIssueDate":"2015-03-16","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"338697","type":"Rental","businessName":"MATTHEW & NATHAN PINCUS","legalName":"MATTHEW & NATHAN PINCUS","issuedDate":"2005-09-27","latestIssueDate":"2012-02-14","closureDate":"2014-10-10","expirationDate":"2013-02-28","inactiveDate":"2014-10-10","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":22,"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":["a lien number appears in the historical tax ledger through 2016","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."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #439389: COMPLETED. The history also contains “PERM Z- NEW 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: 591748 (Expired). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Feb 21, 2026; Fire Alarm Certification: Certified through Feb 21, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (200 MAMARONECK AVE STE 50, WHITE PLAINS NY, 10601).","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":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 29, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #667061: Closed since Jun 29, 2019","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":"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 8 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/"}]}