{"asOf":"2026-07-24T19:41:02.822Z","block":"1100-1199 SPRUCE ST","blockUrl":"https://philadelphia.blockreport.homes/block/1100-1199-spruce-st","address":"1104 SPRUCE ST","parcelNumber":"881505400","source":"https://property.phila.gov/?p=881505400","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":"SAVOIR LLC","coOwner":null,"marketValue":2133700,"landAssessment":426700,"improvementAssessment":1707000,"livableArea":9192,"yearBuilt":1900,"lastSale":{"price":1350000,"date":"2010-11-10T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-081078","date":"2023-10-17","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2023-10-17","resolution":"SVN ISSUED"},{"number":"VI-2026-013315","date":"2026-03-09","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":"2026-03-12","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2026-013316","date":"2026-03-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2026-03-12","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2026-013314","date":"2026-03-09","code":"F-1003.6","title":"MEANS OF EGRESS CONTINUITY\n","status":"CLOSED","resolutionDate":"2026-03-12","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2026-014071","date":"2026-03-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2026-03-12","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2026-014289","date":"2026-03-12","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2026-05-22","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-016123","date":"2026-03-20","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-04-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"CF-2023-108423","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-10-17","completedDate":null,"violations":[{"number":"VI-2023-081078","date":"2023-10-17","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2023-10-17","resolution":"SVN ISSUED"}]},{"number":"CF-2026-021078","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2026-03-09","completedDate":"2026-03-12","violations":[{"number":"VI-2026-013315","date":"2026-03-09","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"CLOSED","resolutionDate":"2026-03-12","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2026-013316","date":"2026-03-09","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2026-03-12","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2026-013314","date":"2026-03-09","code":"F-1003.6","title":"MEANS OF EGRESS CONTINUITY\n","status":"CLOSED","resolutionDate":"2026-03-12","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2026-014071","date":"2026-03-12","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2026-03-12","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2026-022920","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PROACTIVE RENTAL INVESTIGATOR","status":"CLOSED","createdDate":"2026-03-12","completedDate":"2026-05-22","violations":[{"number":"VI-2026-014289","date":"2026-03-12","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"COMPLIED","resolutionDate":"2026-05-22","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-026108","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2026-03-20","completedDate":"2026-04-09","violations":[{"number":"VI-2026-016123","date":"2026-03-20","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-04-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2023,"n":1,"worst":null},{"y":2026,"n":6,"worst":null}],"investigations":[{"caseNumber":"CF-2023-108423","date":"2023-10-17","type":null,"status":null},{"caseNumber":"CF-2026-021078","date":"2026-03-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-021078","date":"2026-03-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-022920","date":"2026-03-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-026108","date":"2026-03-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-026108","date":"2026-04-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-022920","date":"2026-04-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-022920","date":"2026-05-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2026,"fails":4,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94599734928077,"lng":-75.15985049595128,"geom":{"type":"Polygon","coordinates":[[[-75.15974909,39.946264296],[-75.159867718,39.945718852],[-75.15995202,39.94572912],[-75.159834266,39.946274452],[-75.15974909,39.946264296]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-011196","type":"Fire Alarm Certification","inspectionDate":"2022-08-02","result":"Certified","expirationDate":"2023-08-02","buildingId":"1428150"},{"number":"BC-2024-023802","type":"Fire Alarm Certification","inspectionDate":"2024-08-14","result":"Certified","expirationDate":"2025-08-14","buildingId":"1428150"},{"number":"BC-2024-023804","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-08-14","result":"Certified","expirationDate":"2025-08-14","buildingId":"1428150"},{"number":"BC-2026-009767","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-08-27","result":"Certified","expirationDate":"2026-08-27","buildingId":"1428150"},{"number":"BC-2026-009763","type":"Fire Alarm Certification","inspectionDate":"2025-08-27","result":"Certified","expirationDate":"2026-08-27","buildingId":"1428150"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":3,"lotArea":4688,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 54412, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1415200,"taxable":1415200,"land":289102,"improvement":1126098,"taxableLand":289102,"taxableImprovement":1126098,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1415200,"taxable":1415200,"land":289102,"improvement":1126098,"taxableLand":289102,"taxableImprovement":1126098,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1749100,"taxable":1749100,"land":524730,"improvement":1224370,"taxableLand":524730,"taxableImprovement":1224370,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1801500,"taxable":1801500,"land":540450,"improvement":1261050,"taxableLand":540450,"taxableImprovement":1261050,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1819500,"taxable":1819500,"land":545850,"improvement":1273650,"taxableLand":545850,"taxableImprovement":1273650,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1819500,"taxable":1819500,"land":545850,"improvement":1273650,"taxableLand":545850,"taxableImprovement":1273650,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1819500,"taxable":1819500,"land":545850,"improvement":1273650,"taxableLand":545850,"taxableImprovement":1273650,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1910000,"taxable":1910000,"land":573000,"improvement":1337000,"taxableLand":573000,"taxableImprovement":1337000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1910000,"taxable":1910000,"land":573000,"improvement":1337000,"taxableLand":573000,"taxableImprovement":1337000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1910000,"taxable":1910000,"land":573000,"improvement":1337000,"taxableLand":573000,"taxableImprovement":1337000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1910000,"taxable":1910000,"land":573000,"improvement":1337000,"taxableLand":573000,"taxableImprovement":1337000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2133700,"taxable":2133700,"land":426700,"improvement":1707000,"taxableLand":426700,"taxableImprovement":1707000,"exemptLand":0,"exemptImprovement":0}],"taxNow":26736,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"713262","date":"2016-08-09","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2016-08-09","scope":"FOR THE EXPENSION OF DWELLING UNIT AT PARTIAL CELLAR AS PART OF EXISTING MULTI-FAMILY HOUSEHOLD LIVING (THIRTEEN(13) DWELLING UNITS) . NO CHANGE OF DWELLING UNITS IN THE BUILDING."},{"number":"712083","date":"2016-08-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-05-20","scope":"EXTEND LIVING SPACE FOR FIRST FLOOR (REAR) APARTMENT TO BASEMENT AREA. NO INCREASE IN NUMBER OF UNITS FOR THIS BUILDING."},{"number":"728769","date":"2016-11-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-18","scope":"ALTERATIONS: INTERIOR PLUMBING;FIRST FLOOR; MULTI-FAMILY; 13 SFD UNITS - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"735155","date":"2016-11-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-04-26","scope":"TO AMEND PLUMBING PERMIT #728769 - ALTERATIONS TO HOUSE DRAIN, STACK, WATER HEATER AND 12 FIXTURES - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"743952","date":"2016-12-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-18","scope":"INSTALL (1) HEAT PUMP WITH DUCTWORK. CONDENSER TO BE LOCATED IN REAR. WORKED APPROVED BY THE PHC. (MULTI-FAMILY)"},{"number":"746181","date":"2017-04-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-18","scope":"INSTALL NEW 100AMP PANEL. RECESSED LIGHT, OUTLETS, SWITCHES, CATV WIRING, FOR APT ON 1ST FLOOR REAR AS PER NEC 2008 CC DISTRICT (MULTI FAMILY)"},{"number":"1011697","date":"2019-09-19","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-03-02","scope":"LEVEL 1 ALTERATION: SHALL COMPLY WITH THE PROVISIONS OF CHAPTER 6 FOR LEVEL 1 ALTERATIONS AS WELL AS THE PROVISIONS OF CHAPTER 7 OF THE INTERNATIONAL EXISTING BUILDING CODE. To include the removal and replacement or the covering of existing materials, elements, equipment or fixtures using new materials, elements, equipment or fixtures that serves the same purpose. No structural work and/or changes to rated assemblies. WORK TO INCLUDE RENEWAL OF KITCHEN AND 2 BATHROOMS: WALLS, FLOORS, CABINETS AND COUNTERTOPS, TRIM."},{"number":"1018614","date":"2019-10-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2021-03-01","scope":"FOR LEVEL I ALTERATIONS TO AN EXISTING DWELLING UNIT, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHES THROUGHOUT. NO CHANGE IN MEANS OF EGRESS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"1031056","date":"2019-11-27","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2021-03-02","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of new ductwork, registers/grills/diffusers, and warm-air appliances as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans. (INSTALL A 2 TON HVAC UNIT IN SAME LOCATION)"},{"number":"1022506","date":"2019-12-30","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-08-13","scope":"ELECTRICAL WORK- 110v SMOKE/Co ALARMS -THROUGHOUT OF THE APT 11,AS PER RENOVATIONS& CITY APPROVED DRAWINGS. NO SERVICE WORK AS PER 2017 NEC (CC DIST) **NO FIRE ALARM ON THIS PERMIT** *A SEPARATE FIRE ALARM PERMIT IS REQ'D*"},{"number":"1039686","date":"2020-01-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2021-03-02","scope":"INSTALL WASTE AND WATER LINES TO 3-TOILETS,3-LAVS,1-SHOWER,1-TUB,1-KITCHEN SINK AND 1-WASHER BOX ONLY IN UNIT 11.THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2018 - THE INSTALLATION DOES NOT INCLUDE GARBAGE DISPOSAL OR DISHWASHER"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2026,"k":"viol","w":"6 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 4 failed, 3 passed"}],"rented":true,"licenses":[{"number":"220876","type":"Rental","status":"Inactive","businessName":"WASHINGTON SQ PROP GROUP LLC","legalName":"WASHINGTON SQ PROP GROUP LLC","address":"1104 SPRUCE ST","revenueCode":"3202","rentalCategory":null,"units":12,"issuedDate":"2004-06-25","latestIssueDate":"2009-02-28","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"530092","type":"Rental","status":"Active","businessName":"SAVOIR LLC","legalName":"SAVOIR LLC","address":"1104 SPRUCE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":13,"issuedDate":"2011-04-12","latestIssueDate":"2026-05-20","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"530092","type":"Rental","businessName":"SAVOIR LLC","legalName":"SAVOIR LLC","issuedDate":"2011-04-12","latestIssueDate":"2026-05-20","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"220876","type":"Rental","businessName":"WASHINGTON SQ PROP GROUP LLC","legalName":"WASHINGTON SQ PROP GROUP LLC","issuedDate":"2004-06-25","latestIssueDate":"2009-02-28","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":13,"signals":[],"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":"4 permits not marked completed: 1011697 (Expired), 1018614 (Expired), 1031056 (Expired), 1039686 (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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1900 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":"4 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 22, 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 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 7 historical violations across 4 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Aug 27, 2026; Emergency and Standby Power Systems Certification: Certified through Aug 27, 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/"}]}