{"asOf":"2026-07-23T21:04:23.272Z","block":"1900-1999 LOCUST ST","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-locust-st","address":"1949 LOCUST ST","parcelNumber":"881569890","source":"https://property.phila.gov/?p=881569890","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"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":"AMCD DELANCEY PINE LLC","coOwner":null,"marketValue":1345700,"landAssessment":269100,"improvementAssessment":1076600,"livableArea":4710,"yearBuilt":1750,"lastSale":{"price":1170000,"date":"2015-06-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"4581392","date":"2017-07-07","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4581393","date":"2017-07-07","code":"PM15-304.1K","title":"EXTERIOR STRUCT UNSAFE COND 11","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-055996","date":"2022-08-01","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2022-09-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"592781","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-07-10","completedDate":"2018-07-09","violations":[{"number":"4581392","date":"2017-07-07","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4581393","date":"2017-07-07","code":"PM15-304.1K","title":"EXTERIOR STRUCT UNSAFE COND 11","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-076561","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2022-08-01","completedDate":"2022-09-09","violations":[{"number":"VI-2022-055996","date":"2022-08-01","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2022-09-09","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2017,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2022,"n":1,"worst":null}],"investigations":[{"caseNumber":"592781","date":"2017-07-07","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"592781","date":"2017-08-31","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"592781","date":"2018-02-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"592781","date":"2018-07-06","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2022-076561","date":"2022-08-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-076561","date":"2022-09-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":1,"passes":1},{"y":2022,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94953499668851,"lng":-75.17365958568368,"geom":{"type":"Polygon","coordinates":[[[-75.1736129,39.949600192],[-75.173654962,39.949417226],[-75.173716315,39.949424778],[-75.173665028,39.949652737],[-75.173602924,39.949644572],[-75.1736129,39.949600192]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-000054","type":"Fire Alarm Certification","inspectionDate":"2021-09-30","result":"Certified","expirationDate":"2022-09-30","buildingId":"1543178"},{"number":"BC-2022-012183","type":"Fire Escape Report","inspectionDate":"2022-09-01","result":"Safe","expirationDate":"2027-09-01","buildingId":"1543178"},{"number":"BC-2023-005241","type":"Fire Alarm Certification","inspectionDate":"2023-03-06","result":"Certified","expirationDate":"2024-03-06","buildingId":"1543178"},{"number":"BC-2023-015227","type":"Fire Alarm Certification","inspectionDate":"2023-07-11","result":"Certified","expirationDate":"2024-07-11","buildingId":"1543178"},{"number":"BC-2023-015228","type":"Sprinkler Certification","inspectionDate":"2023-07-11","result":"Certified","expirationDate":"2024-07-11","buildingId":"1543178"},{"number":"BC-2023-017047","type":"Sprinkler Certification","inspectionDate":"2023-07-14","result":"Certified","expirationDate":"2024-07-14","buildingId":"1543178"},{"number":"BC-2024-018704","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-03-04","result":"Certified","expirationDate":"2025-03-04","buildingId":"1543178"},{"number":"BC-2024-021124","type":"Fire Alarm Certification","inspectionDate":"2024-07-01","result":"Certified","expirationDate":"2025-07-01","buildingId":"1543178"},{"number":"BC-2024-021123","type":"Sprinkler Certification","inspectionDate":"2024-07-01","result":"Certified","expirationDate":"2025-07-01","buildingId":"1543178"},{"number":"BC-2025-020026","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-07-08","result":"Certified","expirationDate":"2026-07-08","buildingId":"1543178"},{"number":"BC-2025-020025","type":"Fire Alarm Certification","inspectionDate":"2025-07-08","result":"Certified","expirationDate":"2026-07-08","buildingId":"1543178"},{"number":"BC-2025-019911","type":"Sprinkler Certification","inspectionDate":"2025-07-08","result":"Certified","expirationDate":"2026-07-08","buildingId":"1543178"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":4,"lotArea":1470,"zoning":"RM4","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"718 ARCH ST 400N, PHILADELPHIA PA, 19106","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":654500,"taxable":654500,"land":83920,"improvement":570580,"taxableLand":83920,"taxableImprovement":570580,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":654500,"taxable":654500,"land":196350,"improvement":458150,"taxableLand":196350,"taxableImprovement":458150,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":654500,"taxable":654500,"land":196350,"improvement":458150,"taxableLand":196350,"taxableImprovement":458150,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":920000,"taxable":920000,"land":266800,"improvement":653200,"taxableLand":266800,"taxableImprovement":653200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":920000,"taxable":920000,"land":266800,"improvement":653200,"taxableLand":266800,"taxableImprovement":653200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":920000,"taxable":920000,"land":266800,"improvement":653200,"taxableLand":266800,"taxableImprovement":653200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":920000,"taxable":920000,"land":266800,"improvement":653200,"taxableLand":266800,"taxableImprovement":653200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1339300,"taxable":1339300,"land":133930,"improvement":1205370,"taxableLand":133930,"taxableImprovement":1205370,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1339300,"taxable":1339300,"land":133930,"improvement":1205370,"taxableLand":133930,"taxableImprovement":1205370,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1390900,"taxable":1390900,"land":139090,"improvement":1251810,"taxableLand":139090,"taxableImprovement":1251810,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1390900,"taxable":1390900,"land":139090,"improvement":1251810,"taxableLand":139090,"taxableImprovement":1251810,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1345700,"taxable":1345700,"land":269100,"improvement":1076600,"taxableLand":269100,"taxableImprovement":1076600,"exemptLand":0,"exemptImprovement":0}],"taxNow":19470,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"638274","date":"2015-10-01","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-04-15","scope":"INTERIOR DEMOLITION AS PER APPROVED PLANS AND HISTORICAL COMMISSION APPROVAL."},{"number":"660491","date":"2016-03-11","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-10-03","scope":"**ASBESTOS ABATEMENT TO BE COMPLETED PRIOR TO COMMENCEMENT OF WORK.** FOR MODIFICATIONS TO AN EXISTING STRUCTURE THAT INCLUDES RECONFIGURATION OF INTERIOR PARTITION WALLS, RATED FLOOR-CEILING AND WALL ASSEMBLY INSTALLATIONS, STAIR INSTALLATIONS TO BASEMENT LEVEL, AND REFURBISHING OF AN EXTERIOR FIRE ESCAPE. (IEBC 2009, COMPLIANCE PATH: WORK-AREA METHOD, LVL II ALTERATIONS) **SEPARATE PERMITS TO BE REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION SYSTEM INSTALLATIONS. NO EXTERIOR ALTERATIONS ON THIS PERMIT, INCLUDING WINDOWS AND DOORS.**"},{"number":"665362","date":"2016-03-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-03","scope":"INSTALL NEW 400AMP SERVICE, NEW UNIT PANELS, THROUGHOUT BUILDING ALL NEW WIRING,DEVICES, FIXTURES PER 20008 NEC (MULTI FAMILY)CC DISTRICT **NO FIRE ALARM ON THIS PERMIT***"},{"number":"663647","date":"2016-04-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-09-27","scope":"FOR THE INSTALLTION OF SIX (6) HEAT PUMPS WITH ASSOCIATED DUCT WORK FOR A FIVE-FAMILY DWELLING AND ARTIST STUDIO, AS PER APPROVED PLANS."},{"number":"676466","date":"2016-04-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-09-27","scope":"INTERIOR PLUMBING ALTERATIONS THROUGHOUT AN EXISTING (4)STORY MIXED-USE STRUCTURE (5-DWELLINGS & ARTIST STUDIO) - NOTE: THE VERTICAL BACKFLOW PREVENTION DEVICE AT THE WATER METER WILL BE INSTALLED \"BY OTHERS\" (SEPARATE PERMIT REQUIRED) AND THE DEVICE MUST BE APPROVED BY THE PHILADELPHIA WATER DEPARTMENT FOR INSTALLATION IN THE VERTICAL POSITION"},{"number":"694960","date":"2016-05-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-08-10","scope":"REPLACE 3/4\" WATER SERVICE.SEE PERMIT#676466 FOR PLANS WITH 1 1/2\" COMING FROM STREET.-PA1#20161442855-\"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":"698318","date":"2016-07-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-09-27","scope":"INSTALLATION OF SPRINKLER SYSTEM TO ENTIRE BUILDING WITH 2 INCH SERVICE LINE AND BACKFLOW PREVENTION ASSEMBLY IN ACCORDANCE WITH NFPA 13R IN THE AREAS SPECIFIED."},{"number":"715917","date":"2016-08-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-09-27","scope":"INSTALL SEWER EJECTOR PIT IN BASEMENT (MIXED USE)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"698600","date":"2016-08-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-08-19","scope":"FOR THE ERECTION OF AN ACCESSORY USE ROOF DECK & ROOF DECK ACCESS STRUCTURE ABOVE EXISTING ATTACHED BUILDING; SIZE & LOCATION AS SHOWN IN APPLICATION. FOR USE AS HOUSEHOLD LIVING FOR FIVE (5) FAMILIES & ARTIST STUDIO/ARTISAN INDUSTRIAL AS PREVIOUSLY APPROVED W. ROOF DECK ACCESS LIMITED TO RESIDENTIAL USE ONLY."},{"number":"698601","date":"2016-08-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-04-25","scope":"FOR EXTERIOR ALTERATIONS ONLY TO REPLACE WINDOWS WITHIN EXISTING EXTERIOR WALL OPENINGS WITH ACCESSORY LINTEL REPAIR/REPLACEMENT IN KIND & INSTALLATION OF ROOF DECK OF PRESSURE-TREATED CONVENTIONAL LUMBER ANCHORED TO EXIST. ROOF & EXTERIOR WALL STRUCTURE AT 4TH FLOOR LEVEL OF EXIST. MULTI-FAMILY MIXED-USE DWELLING. SEE BUILDING PERMIT# 660491 FOR ALL INTERIOR WORK. *** NO WORK TO FRONT FACADE PER PHC APPROVAL DATED 06/09/2016 ***"},{"number":"679090","date":"2016-09-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-11-08","scope":"INSTALLING COMPLETE MONITORED FIRE ALARM SYSTEM THROUGHOUT THE BUILDING AS PER NFPA 72 CC DISTRICT"},{"number":"872859","date":"2018-06-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-07-09","scope":"MAKE SAFE PERMIT TO COMPLY WITH CASE # 592781. REPAIRS TO EXISTING FIRE ESCAPE PER SUBMITTED ENGINEER'S REPORT."},{"number":"ZP-2024-006873","date":"2024-07-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"AP-2024-005136","date":"2024-08-08","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2024-08-13","scope":"FOR THE CHANGE OF OCCUPANCY AT THE FIRST FLOOR AND SECOND FLOOR FRONT TO A DWELLING UNIT TO AN EXISTING R2 OCCUPANCY (TOTAL OF 6 DWELLING UNITS) IN AN EXISTING BUILDING AS PER APPROVED PLANS. NO WORK IS PERMITTED UNDER THIS PERMIT."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2017,"k":"insp","w":"Inspection failed ×2"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":true,"licenses":[{"number":"220408","type":"Rental","status":"Closed","businessName":"GEORGE B GAY","legalName":"GEORGE B GAY","address":"1949 LOCUST ST","revenueCode":"3202","rentalCategory":null,"units":6,"issuedDate":"2004-03-19","latestIssueDate":"2014-03-01","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"717582","type":"Rental","status":"Active","businessName":"AMCD Delancey Pine, LLC","legalName":"AMCD Delancey Pine, LLC","address":"1949 LOCUST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2016-10-24","latestIssueDate":"2025-09-08","expirationDate":"2026-10-23","inactiveDate":null}],"licenseActivity":[{"number":"717582","type":"Rental","businessName":"AMCD Delancey Pine, LLC","legalName":"AMCD Delancey Pine, LLC","issuedDate":"2016-10-24","latestIssueDate":"2025-09-08","closureDate":null,"expirationDate":"2026-10-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"220408","type":"Rental","businessName":"GEORGE B GAY","legalName":"GEORGE B GAY","issuedDate":"2004-03-19","latestIssueDate":"2014-03-01","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","units":6,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #698600: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 3 historical violations across 2 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jul 8, 2026; Fire Escape Report: Safe through Sep 1, 2027; Sprinkler Certification: Certified through Jul 8, 2026; Emergency and Standby Power Systems Certification: Certified through Jul 8, 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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1750 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, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 9, 2022.","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/"}]}