{"asOf":"2026-07-23T17:14:55.263Z","block":"200-299 E JOHNSON ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-e-johnson-st","address":"246-48 E JOHNSON ST","parcelNumber":"881212700","source":"https://property.phila.gov/?p=881212700","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"PT MAGNOLIA COURT LP","coOwner":null,"marketValue":1356100,"landAssessment":271200,"improvementAssessment":1084900,"livableArea":17940,"yearBuilt":1965,"lastSale":{"price":1400000,"date":"2013-05-02T04:00:00Z"},"openViolations":0,"violations":[{"number":"3270671","date":"2013-11-21","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3270672","date":"2013-11-21","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3270670","date":"2013-11-21","code":"PM-305.3/2","title":"INT S-FLOOR REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3270669","date":"2013-11-21","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3270668","date":"2013-11-21","code":"FC-703.1/5","title":"FIRE-DOOR/HARDWARE MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3270667","date":"2013-11-21","code":"FC-703.1/4","title":"INT DOOR SELF-CLOSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3270666","date":"2013-11-21","code":"FC-1011.3/1","title":"EXIT SIGN TACTILE REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-049316","date":"2022-07-12","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2022-07-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2023-007120","date":"2023-02-02","code":"F-1104.16.5.1.10.R","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-04-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-007339","date":"2026-02-07","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2026-07-21","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-007340","date":"2026-02-07","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2026-07-21","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-007341","date":"2026-02-07","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2026-07-21","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-007342","date":"2026-02-07","code":"PM15-304.1(L)","title":"DECKS, BALCONIES, & EXTERIOR STAIRS","status":"COMPLIED","resolutionDate":"2026-07-21","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-007343","date":"2026-02-07","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2026-07-21","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"411702","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2013-11-22","completedDate":"2015-03-17","violations":[{"number":"3270671","date":"2013-11-21","code":"PM-305.3/3","title":"INT S-CEILING REPAIR/MAINT SAN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3270672","date":"2013-11-21","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3270670","date":"2013-11-21","code":"PM-305.3/2","title":"INT S-FLOOR REPAIR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3270669","date":"2013-11-21","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3270668","date":"2013-11-21","code":"FC-703.1/5","title":"FIRE-DOOR/HARDWARE MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3270667","date":"2013-11-21","code":"FC-703.1/4","title":"INT DOOR SELF-CLOSE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3270666","date":"2013-11-21","code":"FC-1011.3/1","title":"EXIT SIGN TACTILE REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-068095","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2022-07-12","completedDate":"2022-07-19","violations":[{"number":"VI-2022-049316","date":"2022-07-12","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2022-07-19","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2022-071655","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2022-07-20","completedDate":"2023-04-25","violations":[{"number":"VI-2023-007120","date":"2023-02-02","code":"F-1104.16.5.1.10.R","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2023-04-25","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2026-011215","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2026-02-07","completedDate":"2026-07-21","violations":[{"number":"VI-2026-007339","date":"2026-02-07","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2026-07-21","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-007340","date":"2026-02-07","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2026-07-21","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-007341","date":"2026-02-07","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2026-07-21","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-007342","date":"2026-02-07","code":"PM15-304.1(L)","title":"DECKS, BALCONIES, & EXTERIOR STAIRS","status":"COMPLIED","resolutionDate":"2026-07-21","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-007343","date":"2026-02-07","code":"PM15-305.1","title":"INTERIOR UNSAFE GENERAL","status":"COMPLIED","resolutionDate":"2026-07-21","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2013,"n":7,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":1,"worst":null},{"y":2026,"n":5,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"411702","date":"2013-11-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"411702","date":"2014-01-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"411702","date":"2014-03-11","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"411702","date":"2014-07-25","type":"PRECOURT","status":"FAILED"},{"caseNumber":"411702","date":"2014-09-16","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2022-068095","date":"2022-07-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-068095","date":"2022-07-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-071655","date":"2023-02-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-071655","date":"2023-04-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-011215","date":"2026-02-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-011215","date":"2026-06-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-011215","date":"2026-07-21","type":null,"status":"PASSED"}],"inspYears":[{"y":2013,"fails":1,"passes":0},{"y":2014,"fails":2,"passes":1},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":1,"passes":1},{"y":2026,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04964406282562,"lng":-75.17780325528116,"geom":{"type":"Polygon","coordinates":[[[-75.178230248,40.049708603],[-75.178016228,40.04992192],[-75.177359138,40.049541334],[-75.177537808,40.04936761],[-75.177875458,40.049567676],[-75.177919082,40.049524196],[-75.178230248,40.049708603]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-015448","type":"Fire Escape Report","inspectionDate":"2017-04-20","result":"Safe","expirationDate":"2022-04-20","buildingId":"1134990"},{"number":"BC-2022-009809","type":"Fire Escape Report","inspectionDate":"2022-06-22","result":"Safe with Repair","expirationDate":"2022-12-22","buildingId":"1134990"},{"number":"BC-2023-008850","type":"Fire Escape Report","inspectionDate":"2023-02-16","result":"Safe","expirationDate":"2028-02-16","buildingId":"1134990"},{"number":"BC-2024-033302","type":"Fire Alarm Certification","inspectionDate":"2024-12-16","result":"Certified","expirationDate":"2025-12-16","buildingId":"1134990"},{"number":"BC-2026-003500","type":"Fire Alarm Certification","inspectionDate":"2026-02-07","result":"Certified","expirationDate":"2027-02-07","buildingId":"1134990"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":3,"lotArea":22609,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"9450 SW GEMINI DR, BEAVERTON OR, 97008","mailOut":true,"appeals":[{"type":"BBS ID/U Time Extension Request","grounds":"LATE APPEAL\n\nNEED MORE TIME","status":"Closed","outcome":"Complete","date":"2026-05-29","number":"HA-2026-000584","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":642800,"taxable":642800,"land":137910,"improvement":504890,"taxableLand":137910,"taxableImprovement":504890,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":642800,"taxable":642800,"land":137910,"improvement":504890,"taxableLand":137910,"taxableImprovement":504890,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":702000,"taxable":702000,"land":175500,"improvement":526500,"taxableLand":175500,"taxableImprovement":526500,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":723000,"taxable":723000,"land":180750,"improvement":542250,"taxableLand":180750,"taxableImprovement":542250,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":726600,"taxable":726600,"land":181650,"improvement":544950,"taxableLand":181650,"taxableImprovement":544950,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":726600,"taxable":726600,"land":181650,"improvement":544950,"taxableLand":181650,"taxableImprovement":544950,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":726600,"taxable":726600,"land":181650,"improvement":544950,"taxableLand":181650,"taxableImprovement":544950,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":932000,"taxable":932000,"land":279600,"improvement":652400,"taxableLand":279600,"taxableImprovement":652400,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":932000,"taxable":932000,"land":279600,"improvement":652400,"taxableLand":279600,"taxableImprovement":652400,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1025200,"taxable":1025200,"land":307560,"improvement":717640,"taxableLand":307560,"taxableImprovement":717640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1025200,"taxable":1025200,"land":307560,"improvement":717640,"taxableLand":307560,"taxableImprovement":717640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1356100,"taxable":1356100,"land":271200,"improvement":1084900,"taxableLand":271200,"taxableImprovement":1084900,"exemptLand":0,"exemptImprovement":0}],"taxNow":14351,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"CP-2026-000655","date":"2026-04-02","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"MAKE SAFE PERMIT TO COMPLY WITH CF-2026-011215 TO INCLUDE SISTERING OF DAMAGED FLOOR JOISTS AS PER APPROVED PLANS AND IN ACCORDANCE WITH CODE BULLETIN PM-1801. LICENSED PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. SEPARATE PERMITS REQUIRED FOR ADDITIONAL ALTERATIONS NOT ADDRESSED IN APPROVED PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"viol","w":"7 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2026,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"viol","w":"5 L&I violations incl UNSAFE STRUCTURE"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":true,"licenses":[{"number":"257163","type":"Rental","status":"Inactive","businessName":"MAGNOLIA COURT LP","legalName":"MAGNOLIA COURT LP","address":"246-48 E JOHNSON ST","revenueCode":"3202","rentalCategory":null,"units":18,"issuedDate":"2004-04-14","latestIssueDate":"2013-03-19","expirationDate":"2014-02-28","inactiveDate":null},{"number":"592689","type":"Rental","status":"Active","businessName":"PT MAGNOLIA COURT LP","legalName":"PT MAGNOLIA COURT LP","address":"246-48 E JOHNSON ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":18,"issuedDate":"2013-05-07","latestIssueDate":"2026-02-26","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"592689","type":"Rental","businessName":"PT MAGNOLIA COURT LP","legalName":"PT MAGNOLIA COURT LP","issuedDate":"2013-05-07","latestIssueDate":"2026-02-26","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"257163","type":"Rental","businessName":"MAGNOLIA COURT LP","legalName":"MAGNOLIA COURT LP","issuedDate":"2004-04-14","latestIssueDate":"2013-03-19","closureDate":"2014-02-28","expirationDate":"2014-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":18,"signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["1 permit event since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 28% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $726,600 to $932,000","no permit shown in 2022-2024"],"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":"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: CP-2026-000655 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 14 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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 (9450 SW GEMINI DR, BEAVERTON OR, 97008).","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 1965 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, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jul 21, 2026.","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":"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Escape Report: Safe through Feb 16, 2028; Fire Alarm Certification: Certified through Feb 7, 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/"}]}