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INSP","status":"PASSED"},{"caseNumber":"CF-2020-070139","date":"2020-10-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-070199","date":"2020-10-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-070139","date":"2021-04-06","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-070199","date":"2021-10-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-070199","date":"2022-03-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-024257","date":"2022-03-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-024257","date":"2022-05-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-024257","date":"2022-10-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-024257","date":"2024-02-05","type":null,"status":"FAILED"},{"caseNumber":"649372","date":"2024-03-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-024257","date":"2024-03-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-097878","date":"2025-09-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-097878","date":"2025-11-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-097878","date":"2025-12-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-083804","date":"2026-07-09","type":null,"status":"FAILED"}],"inspYears":[{"y":2017,"fails":4,"passes":1},{"y":2018,"fails":7,"passes":4},{"y":2019,"fails":2,"passes":2},{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":1,"passes":1},{"y":2022,"fails":3,"passes":1},{"y":2024,"fails":1,"passes":2},{"y":2025,"fails":3,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.962887881611564,"lng":-75.16849030576347,"geom":{"type":"Polygon","coordinates":[[[-75.167943827,39.963099802],[-75.16805686,39.962581308],[-75.168449415,39.962630178],[-75.168458948,39.962586454],[-75.169021933,39.962656535],[-75.168899373,39.96321875],[-75.167943827,39.963099802]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2021-003545","type":"Facade Report","inspectionDate":"2021-06-24","result":"Safe with Repair","expirationDate":"2026-06-24","buildingId":"1069271"},{"number":"BC-2022-014514","type":"Fire Alarm Certification","inspectionDate":"2022-09-23","result":"Certified","expirationDate":"2023-09-23","buildingId":"1069271"},{"number":"BC-2022-014171","type":"Fire Alarm Certification","inspectionDate":"2022-09-23","result":"Certified","expirationDate":"2023-09-23","buildingId":"1069271"},{"number":"BC-2023-025874","type":"Fire Alarm Certification","inspectionDate":"2022-11-23","result":"Deficient","expirationDate":null,"buildingId":"1069269"},{"number":"BC-2024-011164","type":"Sprinkler Certification","inspectionDate":"2023-12-19","result":"Deficient","expirationDate":null,"buildingId":"1069269"},{"number":"BC-2024-017175","type":"Fire Alarm Certification","inspectionDate":"2024-01-18","result":"Deficient","expirationDate":null,"buildingId":"1069269"},{"number":"BC-2024-014907","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-05-21","result":"Certified","expirationDate":"2025-05-21","buildingId":"1069271"},{"number":"BC-2025-008848","type":"Fire Alarm Certification","inspectionDate":"2025-01-08","result":"Deficient","expirationDate":null,"buildingId":"1069269"},{"number":"BC-2025-019677","type":"Fire Alarm Certification","inspectionDate":"2025-01-08","result":"Certified","expirationDate":"2026-01-08","buildingId":"1069269"},{"number":"BC-2025-027795","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-10-21","result":"Certified","expirationDate":"2026-10-21","buildingId":"1069271"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":16,"lotArea":54545,"zoning":"RMX3","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"45 ROCKEFELLER PLAZA 20TH FLOOR, NEW YORK NY, 101 I","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR USE AS ANIMAL SERVICES (NO OVERNIGHT STAYS) ON THE FIRST FLOOR OF AN EXISTING STRUCTURE. (NO SIGNS ON THIS APPLICATION)","status":"Completed","outcome":"Granted","date":"2021-06-01","number":"ZP-2021-000675","relatedPermit":"ZP-2021-000675"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF ONE (1) STATIC ILLUMINATED CHANNEL LETTERS WALL SIGN LOCATED BELOW SECOND FLOOR WINDOW SILL AT THE INTERSECTION OF SPRING GARDEN ST AND N 18TH ST.  SIZE AND LOCATION AS SHOWN IN APPLICATION / PLAN","status":"Completed","outcome":"Granted","date":"2022-09-09","number":"ZP-2021-014566","relatedPermit":"ZP-2021-014566"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2018,"v":74932500,"taxable":74932500,"land":7493250,"improvement":67439250,"taxableLand":7493250,"taxableImprovement":67439250,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":68800000,"taxable":68800000,"land":10320000,"improvement":58480000,"taxableLand":10320000,"taxableImprovement":58480000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":69450000,"taxable":69450000,"land":10417500,"improvement":59032500,"taxableLand":10417500,"taxableImprovement":59032500,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":66650000,"taxable":66650000,"land":9997500,"improvement":56652500,"taxableLand":9997500,"taxableImprovement":56652500,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":66650000,"taxable":66650000,"land":9997500,"improvement":56652500,"taxableLand":9997500,"taxableImprovement":56652500,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":66650000,"taxable":66650000,"land":9997500,"improvement":56652500,"taxableLand":9997500,"taxableImprovement":56652500,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":66650000,"taxable":66650000,"land":9997500,"improvement":56652500,"taxableLand":9997500,"taxableImprovement":56652500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":66650000,"taxable":66650000,"land":9997500,"improvement":56652500,"taxableLand":9997500,"taxableImprovement":56652500,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":66650000,"taxable":66650000,"land":9997500,"improvement":56652500,"taxableLand":9997500,"taxableImprovement":56652500,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":65294100,"taxable":65294100,"land":13058800,"improvement":52235300,"taxableLand":13058800,"taxableImprovement":52235300,"exemptLand":0,"exemptImprovement":0}],"taxNow":932967,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"801581","date":"2017-07-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-07-20","scope":"FOR USE AS A PERSONAL SERVICE ON THE GROUND FLOOR UNIT D. NO SIGN IN THIS APPLICATION."},{"number":"806354","date":"2017-08-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-11-10","scope":"INTERIOR RENOVATION OF EXISTING TENANT SPACE 'D' AT GROUND FLOOR OF THE EXISTING MUSUEM TOWERS BUILDING AS PER PLANS. SEPARATE PERMITS REQUIRED FOR M, E, P."},{"number":"813601","date":"2017-09-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-11-10","scope":"INSTALL 1 WATER CLOSET,2 LAVS,4 SHOWERS,1 URINAL,1 WASHER MACHINE,RELOCATE EXISTING 1 SINK,1 MOP SINK AND 1 WATER COOLER (FITNESS CTR)"},{"number":"814117","date":"2017-09-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-11-10","scope":"RELOCATION OF 20 DIFFUSERS"},{"number":"818672","date":"2017-09-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-11-10","scope":"RELOCATE 12 EXISTING SPRINKLER HEADS (COMMERCIAL)"},{"number":"813447","date":"2017-10-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-11-10","scope":"RELOCATION OF EXISTING LIGHTS 18 NEW LIGHTS RELOCATION AND ADDING OF OUTLETS ALL BRANCH CIRCUITS TO COME FROM EXISTING PANELS AS PER PLANS PER 2008 NEC"},{"number":"822618","date":"2017-10-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-11-10","scope":"INSTALL 6 PHONE LINES TO CHECK IN COUNTER, RELOCATING EXISTING FIRE ALARM DEVICES TO NEW LOCTIONS AS PER NFPA72 (CC DISTRICT)"},{"number":"ZP-2021-000675","date":"2021-05-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Animal Services"},{"number":"CP-2021-003177","date":"2021-07-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Cancelled","completedDate":"2022-10-19","scope":"LEVEL II INTERIOR ALTERATIONS TO INCLUDE A CHANGE OF OCCUPANCY FOR AN ANIMAL SERVICE LOCATED ON FIRST FLOOR OF AN EXISTING HIGH-RISE BUILDING. ALTERATIONS TO INCLUDE THE DEMOLITION OF EXISTING WALL PARTITIONS AND THE ERECTION OF NEW WALL PARTITIONS. ALSO, TO PROVIDE FINISHES AND FURNISHINGS THROUGHOUT . ALL WORK TO BE DONE PER APPROVED PLANS.**BUILDING IS FULLY SPRINKLERED**IEBC 2018** IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK.** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK**ANY DEVIATION TO THE APPROVED SCOPE OF WORK WILL REQUIRED AN AMENDED PERMIT**"},{"number":"ZP-2021-007170","date":"2021-08-23","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REMOVAL OF TWO (2) EXISTING SIGNS AND ONE (1) EXISTING SIGN CABINET AND FOR THE ERECTION OF ONE (1) STATICALLY ILLUNINATED ACCESSORY WALL SIGN LOCATED BELOW THE SECOND FLOOR. SIZES AND LOCATIONS AS SHOWN ON APPLICATION/PLAN. NO CHANGE IN HEIGHT OR AREA OF PRINCIPAL STRUCTURE."},{"number":"CP-2022-001414","date":"2022-04-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-11-08","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"PP-2022-006058","date":"2022-05-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-10-14","scope":"Plumbing Permit (Interior) for combo CP-2022-001414. All piping must be metallic"},{"number":"MP-2022-002251","date":"2022-05-16","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-10-20","scope":"Mechanical / Fuel Gas Permit for combo CP-2022-001414"},{"number":"EP-2022-003893","date":"2022-05-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-13","scope":"Electrical Permit for combo CP-2022-001414. WIRE UP VETERINARY CLINIC TO INCLUDE ALL LIGHTING AND RECEPTACLES & EQUIPMENT. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. **NO FIRE ALARM IS ON THIS PERMIT**"},{"number":"FP-2022-001628","date":"2022-06-08","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-10-20","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate (44) Sprinkler Heads on the Ground Floor (CP-2022-001414)"},{"number":"EP-2022-006380","date":"2022-07-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-10-13","scope":"Install fire alarm system for fitout. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"ZP-2021-014566","date":"2022-08-24","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-11-29","scope":"FOR THE ERECTION OF ONE (1) STATIC ILLUMINATED CHANNEL LETTERS WALL SIGN LOCATED BELOW SECOND FLOOR WINDOW SILL AT THE INTERSECTION OF SPRING GARDEN ST AND N 18TH ST. SIZE AND LOCATION AS SHOWN IN APPLICATION / PLAN"},{"number":"EP-2022-009844","date":"2022-09-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-11-02","scope":"installing telecommunication wiring ,data and cctv as per 2017 nec"},{"number":"GP-2022-008306","date":"2022-09-29","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-11-29","scope":"FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED CHANNEL LETTERS WALL SIGN AND SIX (6) AWNINGS (NO COPY). SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK."},{"number":"ZP-2025-006689","date":"2025-08-27","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-11-13","scope":"FOR REMOVAL OF ONE EXISTING ILLUM WALL SIGN AND ERECTION OF ONE (1) ILLUMINATED FLAT WALL SIGN ON EXISTING LOCATION OF SAME STRUCTURE. SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN."},{"number":"GP-2025-008790","date":"2025-09-26","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-11-13","scope":"FOR REMOVAL OF ONE EXISTING ILLUM WALL SIGN AND ERECTION OF ONE (1) ILLUMINATED FLAT WALL SIGN ON EXISTING LOCATION OF SAME STRUCTURE AS PER APPROVED PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2022,"k":"appeal","w":"Appeal granted"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Sign"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2024,"k":"sale","p":67080000},{"y":2025,"k":"viol","w":"3 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Sign"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"218297","type":"Rental","status":"Inactive","businessName":"FRANKLIN TOWN TOWERS ASSOC","legalName":"FRANKLIN TOWN TOWERS ASSOC","address":"500 N 18TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":286,"issuedDate":"2004-08-03","latestIssueDate":"2024-04-12","expirationDate":"2025-02-28","inactiveDate":"2025-04-29"}],"licenseActivity":[{"number":"218297","type":"Rental","businessName":"FRANKLIN TOWN TOWERS ASSOC","legalName":"FRANKLIN TOWN TOWERS ASSOC","issuedDate":"2004-08-03","latestIssueDate":"2024-04-12","closureDate":"2025-04-29","expirationDate":"2025-02-28","inactiveDate":"2025-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","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":["4 open L&I violations","failed L&I inspection activity in 2022, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Facade Report: Safe with Repair through Jun 24, 2026; Fire Alarm Certification: Certified through Jan 8, 2026; Sprinkler Certification: Deficient; Emergency and Standby Power Systems Certification: Certified through Oct 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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2021-000675: Completed · Granted; related permit ZP-2021-000675. Use permit #801581: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: CP-2021-003177 (Cancelled).","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":"4 open L&I violations","finding":"45 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"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":"24 failed, 11 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 9, 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/"}],"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/"}]}