{"asOf":"2026-07-24T13:50:03.450Z","block":"400-499 CALLOWHILL ST","blockUrl":"https://philadelphia.blockreport.homes/block/400-499-callowhill-st","address":"401 CALLOWHILL ST","parcelNumber":"881450958","source":"https://property.phila.gov/?p=881450958","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"X70","buildingCodeNew":"804","buildingClass":"HOTEL/RM HSE 4 STY MASON","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Hotel","owner":"TRANSPLANT HOUSE","coOwner":null,"marketValue":5744700,"landAssessment":1148900,"improvementAssessment":4595800,"livableArea":28164,"yearBuilt":2010,"lastSale":{"price":3500000,"date":"2007-06-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"1919346","date":"2010-12-14","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1166685","date":"2008-11-21","code":"A-304.2/2","title":"SPEC INSP- NOT COMPLIED WITH","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"261522","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2010-12-14","completedDate":"2010-12-28","violations":[{"number":"1919346","date":"2010-12-14","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"139272","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"1166685","date":"2008-11-21","code":"A-304.2/2","title":"SPEC INSP- NOT COMPLIED WITH","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2010,"n":1,"worst":null}],"investigations":[{"caseNumber":"57470","date":"2006-02-23","type":"CI INSP","status":"FAILED"},{"caseNumber":"57470","date":"2006-04-19","type":"CI INSP","status":"PASSED"},{"caseNumber":"261522","date":"2010-12-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"261522","date":"2010-12-28","type":"BP_BLDG","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":1},{"y":2010,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95815029371626,"lng":-75.1459247046782,"geom":{"type":"Polygon","coordinates":[[[-75.145757295,39.95775636],[-75.146250232,39.957818007],[-75.146130585,39.958385518],[-75.146105573,39.958385621],[-75.146074153,39.958534654],[-75.145888993,39.958545323],[-75.145892639,39.958523944],[-75.1456034,39.958487774],[-75.145757295,39.95775636]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2021-003513","type":"Sprinkler Certification","inspectionDate":"2021-08-04","result":"Certified","expirationDate":"2022-08-04","buildingId":"1022681"},{"number":"BC-2023-010317","type":"Fire Alarm Certification","inspectionDate":"2023-05-04","result":"Certified","expirationDate":"2024-05-04","buildingId":"1022681"},{"number":"BC-2024-027294","type":"Sprinkler Certification","inspectionDate":"2024-05-21","result":"Certified","expirationDate":"2025-05-21","buildingId":"1022681"},{"number":"BC-2024-015541","type":"Fire Alarm Certification","inspectionDate":"2024-05-21","result":"Certified","expirationDate":"2025-05-21","buildingId":"1022681"},{"number":"BC-2025-032106","type":"Sprinkler Certification","inspectionDate":"2025-05-02","result":"Certified","expirationDate":"2026-05-02","buildingId":"1022681"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19123","beds":null,"baths":null,"stories":4,"lotArea":37461,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"401 N 3RD ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT IS FOR THE ERECTION OF A (5) STORY STRUCTURE, AND CREATION OF (70) ACCESSORY PARKING SPACES, ERECTION OF FENCING AND RETAINING WALL, FOR USE AS A \"RONALD MCDONALD\" TYPE FACILITY FOR RELATIVES OF PATIENTS PATIENTS WITH (30) NON-HOUSEK","status":"CLOSED","outcome":"Granted with conditions","date":"2007-04-11","number":"1571","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":5415000,"taxable":0,"land":4682600,"improvement":732400,"taxableLand":0,"taxableImprovement":0,"exemptLand":4682600,"exemptImprovement":732400},{"y":2017,"v":5415000,"taxable":0,"land":4682600,"improvement":732400,"taxableLand":0,"taxableImprovement":0,"exemptLand":4682600,"exemptImprovement":732400},{"y":2018,"v":5577400,"taxable":0,"land":1394350,"improvement":4183050,"taxableLand":0,"taxableImprovement":0,"exemptLand":1394350,"exemptImprovement":4183050},{"y":2019,"v":5744700,"taxable":0,"land":1436175,"improvement":4308525,"taxableLand":0,"taxableImprovement":0,"exemptLand":1436175,"exemptImprovement":4308525},{"y":2020,"v":5744700,"taxable":0,"land":1436175,"improvement":4308525,"taxableLand":0,"taxableImprovement":0,"exemptLand":1436175,"exemptImprovement":4308525},{"y":2021,"v":5744700,"taxable":0,"land":1436175,"improvement":4308525,"taxableLand":0,"taxableImprovement":0,"exemptLand":1436175,"exemptImprovement":4308525},{"y":2022,"v":5744700,"taxable":0,"land":1436175,"improvement":4308525,"taxableLand":0,"taxableImprovement":0,"exemptLand":1436175,"exemptImprovement":4308525},{"y":2023,"v":5744700,"taxable":0,"land":1436175,"improvement":4308525,"taxableLand":0,"taxableImprovement":0,"exemptLand":1436175,"exemptImprovement":4308525},{"y":2024,"v":5744700,"taxable":0,"land":1436175,"improvement":4308525,"taxableLand":0,"taxableImprovement":0,"exemptLand":1436175,"exemptImprovement":4308525},{"y":2025,"v":5744700,"taxable":0,"land":861705,"improvement":4882995,"taxableLand":0,"taxableImprovement":0,"exemptLand":861705,"exemptImprovement":4882995},{"y":2026,"v":5744700,"taxable":0,"land":861705,"improvement":4882995,"taxableLand":0,"taxableImprovement":0,"exemptLand":861705,"exemptImprovement":4882995},{"y":2027,"v":5744700,"taxable":0,"land":1148900,"improvement":4595800,"taxableLand":0,"taxableImprovement":0,"exemptLand":1148900,"exemptImprovement":4595800}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"58812","date":"2007-04-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-04-13","scope":"DEMOLITION OF ALL EXISTING STRUCTURES; ERECT 4 STORY STRUCTURE FOR USE AS A HOTEL; ERECT ACCESSORY SIGNS."},{"number":"68519","date":"2007-04-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-04-13","scope":"ERECT ACCESSORY SIGNS."},{"number":"139272","date":"2008-04-04","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2008-11-21","scope":"DEMOLITION OF EXISTING WAREHOUSE BILDING"},{"number":"211278","date":"2009-05-07","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2009-05-07","scope":"AMEND PERMIT NOS. 58812/68519 AS FOLLOWS: \" INCREASE BUILDING FOOTPRINT FROM 5,183 SQUARE FEET TO 5,700 SQUARE FEET; ERECT 8' FENCING FOR TRASH ENCLOSURE; CONSTRUCT CONCRETE EQUIPMENT PLATFORM; REDUCE TOTAL NUMBER OF PARKING SPACE FROM 70 TO 68; MODIFY COPY ON SIGNS. SIZE AND LOCATION AS SHOWN ON THE APPLICATION."},{"number":"240274","date":"2009-10-14","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2010-12-06","scope":"FOUNDATION ONLY AS PER PLANS."},{"number":"247585","date":"2009-11-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"200AMP TEMP SERVICE TO FEED JOB TRAILER WITH 4 GFI RECEPT AS PER 2005 NEC IN PLACE FOR 9 MONTHS (CC DISTRICT)"},{"number":"240295","date":"2009-12-04","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2010-12-14","scope":"NEW CONSTRUCTION 4 STORY BUILDING, ASSOCIATED SITE AND CIVIL WORK, AS PER SUBMITTED PLANS. AS PER ATTACEHD LETTER, TRUSS FRAMING WILL BE SUBMITTED AS AN ADDITIONAL REVISION AND NO CONSTRUCTION BEYOND FOUNDATION AND BASEMENT FRAMING UNTIL TRUSS FRAMING REVIEWED AND APPROVED BY THIS OFFICE."},{"number":"246739","date":"2010-02-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-12-06","scope":"37 WC,39,5WM,6KS,4SS,28BT,3SH WITH VENTS,SOIL STACKS,HOUSE DRAIN,AND FIXTURE AND BRANCH PIPING."},{"number":"262223","date":"2010-02-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-02-22","scope":"INSTALL ONE 12\" STORM WATER & ONE 8\" SANITARY LINE (MAINS ARE UNDER SIDEWALK NO STREET OPENING NEEDED)"},{"number":"260660","date":"2010-04-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-12-14","scope":"INSTALL SPRINKLER SYSTEM IN NEW BLDG:WET STANDPIPE SYSTEM,NEW FIRE PUMP & BACKFLOW PREVENTER PER PLAN."},{"number":"269802","date":"2010-05-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-14","scope":"31 APTS COMMON AREA IN BASEMENT AND 1 ST, FLOOR ALL LIGHTING, SWS, RECPTS, DATA, INTERCOM, CARD ACCESS, TELE, TV, PE, TRANSFORMER, 1200AMP, SERVICE, MULTIPLE PANELE, 2 ELEVATORS, ETC. & FIRE ALARM AS PER 2005"},{"number":"285927","date":"2010-06-30","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-11-29","scope":"REVISIONS TO PRIOR PERMIT AP240295 TO INCLUDE SIGNED ANS SEALED TRUSS FRAMING AND DIAGRAMS AND TRUSS LAYOUT(PRIOR CONSTRUCTED). SEE AP240295"},{"number":"21585","date":"2012-05-07","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2012-05-07","scope":"05/05/2012 ERECT TWO (2) ASSEMBLY USE TENT FOR GIFT OF LIFE (50X120) AND(16X48)"},{"number":"640712","date":"2015-10-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 200KW THREE PHASE DIESEL GENERATOR WITH 1200AMP TRANSFER SWITCH PER 2008 NEC (TEMP RESIDENCE CTR)*SUPPLIED BY OWNER*"},{"number":"912538","date":"2018-10-10","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-10-10","scope":"FOR ADDITIONAL FOUR (4) NON-HOUSE KEEPING UNITS FOR A TOTAL OF THIRTY FOUR (34) NON-HOUSEKEEPING UNITS (GROUP LIVING) WITH EXISTING ONE (1) HOUSE KEEPING UNIT AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS PERMIT."},{"number":"978013","date":"2019-05-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-12-11","scope":"FURNISH AND INSTALL 2-WATER CLOSETS,2-LAVS AND 2-SHOWERS.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"982472","date":"2019-06-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-12-11","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO EXISTING GUEST ROOMS AND MEETING ROOM ON THE SECOND AND FOURTH FLOOR OF AN EXISTING GROUP LIVING FACILITY AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. *2018* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"1007712","date":"2019-09-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-12-11","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION IF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS. RELOCATE (3) DIFFUSERS"},{"number":"1008563","date":"2019-09-09","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-12-11","scope":"RELOCATE 10 EXISTING SPRINKLER HEADS ON THE 2ND & 4TH FLOORS TO ACCOMMODATE TENANT LAYOUTS AS PER NFPA NO. 13 AND ALL LOCAL CODES."},{"number":"1009627","date":"2019-09-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-11-08","scope":"INSTALL LIGHTING, RECEPTACLES AS PER DRAWINGS UTILIZING EXISTING SERVICE-TELE/DATA EMPTY RACEWAYS AS PER 2017 NEC. FIRE ALARM INSTALLATION AS PER PLANS AND NFPA 72. **BUILDING PERMIT# 982472 ***"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Electrical"},{"y":2010,"k":"permit","w":"Alteration"},{"y":2010,"k":"viol","w":"L&I violation"},{"y":2010,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2012,"k":"permit","w":"Operations"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Use"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Electrical"}],"rented":false,"licenses":[{"number":"285270","type":"Hazardous Materials","status":"Inactive","businessName":"BRINKS INC","legalName":"BRINKS INC","address":"401 CALLOWHILL ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2000-12-11","latestIssueDate":"2005-03-03","expirationDate":"2006-03-03","inactiveDate":null},{"number":"283691","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"BRINK'S INCORPORATED","legalName":"BRINK'S INCORPORATED","address":"401 CALLOWHILL ST","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2004-02-26","latestIssueDate":"2005-03-03","expirationDate":"2005-12-31","inactiveDate":"2012-07-24"}],"licenseActivity":[{"number":"283691","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"BRINK'S INCORPORATED","legalName":"BRINK'S INCORPORATED","issuedDate":"2004-02-26","latestIssueDate":"2005-03-03","closureDate":"2012-07-24","expirationDate":"2005-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"285270","type":"Hazardous Materials","businessName":"BRINKS INC","legalName":"BRINKS INC","issuedDate":"2000-12-11","latestIssueDate":"2005-03-03","closureDate":"2006-03-03","expirationDate":"2006-03-03","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #1571: CLOSED · Granted with conditions. Use permit #58812: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through May 2, 2026; Fire Alarm Certification: Certified through May 21, 2025","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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","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":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 28, 2010.","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":"Hazardous Materials #285270: Inactive; Motor Vehicle Repair / Fuel Dispensing #283691: Inactive since Jul 24, 2012","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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 2 historical violations across 2 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/"}]}