{"asOf":"2026-07-27T00:06:38.883Z","block":"1600-1699 POPLAR ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-poplar-st","address":"1615 POPLAR ST","parcelNumber":"881799790","source":"https://property.phila.gov/?p=881799790","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"KREIT LLC","coOwner":null,"marketValue":1176400,"landAssessment":117600,"improvementAssessment":1058800,"livableArea":7920,"yearBuilt":2018,"lastSale":{"price":1,"date":"2017-02-15T05:00:00Z"},"openViolations":0,"violations":[{"number":"3549887","date":"2015-05-08","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3549886","date":"2015-05-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4755064","date":"2018-07-26","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4755063","date":"2018-07-26","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-045788","date":"2023-06-29","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"CLOSED","resolutionDate":"2023-09-27","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"478960","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-05-08","completedDate":"2015-05-22","violations":[{"number":"3549887","date":"2015-05-08","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3549886","date":"2015-05-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"646328","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-07-26","completedDate":"2018-09-20","violations":[{"number":"4755064","date":"2018-07-26","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4755063","date":"2018-07-26","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-060871","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2023-06-28","completedDate":null,"violations":[{"number":"VI-2023-045788","date":"2023-06-29","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"CLOSED","resolutionDate":"2023-09-27","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2015,"n":2,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2023-060871","date":"2023-06-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-060871","date":"2023-08-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-060871","date":"2023-09-21","type":null,"status":"FAILED"}],"inspYears":[{"y":2023,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97093342264615,"lng":-75.16354963596315,"geom":{"type":"Polygon","coordinates":[[[-75.163549593,39.97077789],[-75.163613143,39.970785055],[-75.163549584,39.971089291],[-75.163486176,39.971081448],[-75.163549593,39.97077789]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2025-025685","type":"Sprinkler Certification","inspectionDate":"2025-05-21","result":"Certified","expirationDate":"2026-05-21","buildingId":"2000301"},{"number":"BC-2026-000244","type":"Fire Alarm Certification","inspectionDate":"2026-01-05","result":"Certified","expirationDate":"2027-01-05","buildingId":"2000301"},{"number":"BC-2026-017492","type":"Sprinkler Certification","inspectionDate":"2026-05-05","result":"Certified","expirationDate":"2027-05-05","buildingId":"2000301"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":4,"lotArea":2016,"zoning":"RM1","grade":"6","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"353 2ND ST, SOUTHAMPTON PA, 18966","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF AN ATTACHED STRUCTURE (MAXIMUM HEIGHT NTE 50.6FT)WITH A ROOF DECK ABOVE ACCESSED BY TWO PILOT HOUSES (ROOF ACCESS ONLY FOR USE AS NINE (9) DWELLING UNITS (SIZE AND LOCATION AS SHOWN ON THE APPLICATION)","status":"OPEN","outcome":"Granted with conditions","date":"2017-01-11","number":"29076","relatedPermit":"719089"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":13800,"taxable":0,"land":13800,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":13800,"exemptImprovement":0},{"y":2017,"v":57200,"taxable":47667,"land":57200,"improvement":0,"taxableLand":47667,"taxableImprovement":0,"exemptLand":9533,"exemptImprovement":0},{"y":2018,"v":57200,"taxable":57200,"land":57200,"improvement":0,"taxableLand":57200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":88700,"taxable":88700,"land":88700,"improvement":0,"taxableLand":88700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":88700,"taxable":88700,"land":88700,"improvement":0,"taxableLand":88700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":88700,"taxable":88700,"land":88700,"improvement":0,"taxableLand":88700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":88700,"taxable":88700,"land":8870,"improvement":79830,"taxableLand":8870,"taxableImprovement":79830,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":88700,"taxable":88700,"land":8870,"improvement":79830,"taxableLand":8870,"taxableImprovement":79830,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1128100,"taxable":112810,"land":112810,"improvement":1015290,"taxableLand":112810,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1015290},{"y":2026,"v":1128100,"taxable":112810,"land":112810,"improvement":1015290,"taxableLand":112810,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1015290},{"y":2027,"v":1176400,"taxable":117600,"land":117600,"improvement":1058800,"taxableLand":117600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1058800}],"taxNow":1579,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"671170","date":"2016-03-09","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-03-09","scope":"NEW CONSTRUCTION OF A FOUR STORY RESIDENCE WITH CELLAR TO BE (5) UNITS"},{"number":"719089","date":"2017-04-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-04-25","scope":"ERECTION OF AN ATTACHED STRUCTURE (MAXIMUM HEIGHT NTE 50.6 FT) WITH A ROOF DECK ABOVE ACCESSED BY TWO PILOT HOUSES(ROOF ACCESS ONLY) FOR USE AS NINE(9) DWELLING UNITS."},{"number":"856841","date":"2018-05-10","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2018-05-10","scope":"AMEND PERMIT # 719089 DIMENSION CHANGES PER PLANS AND ADMINISTRATIVE APPLICATION DESCRIPTION"},{"number":"882357","date":"2018-08-13","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"EXPIRED","completedDate":"2020-01-14","scope":"NEW CONSTRUCTION OF A FIVE STORY STRUCTURE WITH TWO (2) PRIVATE ROOF DECKS (PILOT HOUSE ACCESS) AND REAR DECK AT THE SECOND FLOOR LEVEL FOR USE AS SIX-FAMILY DWELLING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. FIRST FLOOR & BASEMENT TO BE OF TYPE IA CONSTRUCTION AND TYPE VA CONSTRUCTION ABOVE PER HORIZONTAL BUILDING SEPARATION ALLOWANCE, SECTION 509.2 OF 2009 IBC. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK*"},{"number":"917993","date":"2018-12-24","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":"2020-01-14","scope":"PERMIT TO AMEND PERMIT # 882357 FOR UNDERPINNING OF 1613 POPLAR FOUNDATION IN ACCORDING TO ENGINEER'S PLANS.ADJACENT PROPERTY OWNER NOTICATION IS REQUIRED PERIOR TO START OF WORK."},{"number":"1047911","date":"2020-05-21","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-02-12","scope":"NEW CONSTRUCTION OF A FIVE STORY STRUCTURE ATTACHED STRUCTURE OF TYPE IIIB CONSTRUCTION WITH TWO (2) PRIVATE ROOF DECKS (PILOT HOUSE ACCESS) AND REAR DECK AT THE SECOND FLOOR LEVEL FOR USE AS SIX-FAMILY DWELLING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK* AMENDMENT (4/12/2021) The Construction Type has been updated to 1A at the basement and first floor, with type 5A from floors 2-5. The adjacent building that was encroaching on 1615 Poplar St. has been demolished. The plans have been adjusted to reflect this change, with the demising wall now located against the property line. Basement mechanical /storage has been included."},{"number":"FP-2021-003143","date":"2022-02-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-02-12","scope":"AMENDMENT: FOR THE AMENDMENT OF PREVIOUSLY APPROVED PERMIT: FP-2021-003143 TO DOCUMENT TWO (2) INCH FIRE SERVICE LINE TO PREVIOUSLY APPROVED SPRINKLER SYSTEM. AUTOMATIC SPRINKLER SYSTEM AND STANDPIPE SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13 AND NFPA 14 SYSTEM. ORIGINAL: COMBINED AUTOMATIC SPRINKLER & CLASS I MANUAL WET STANDPIPE SYSTEMS WITH FOUR (4) INCH FIRE SERVICE LINE & BACKFLOW PREVENTION (BFP) ASSEMBLY TO SERVE PREVIOUSLY APPROVED MULTI-FAMILY DWELLING. AUTOMATIC SPRINKLER SYSTEM & STANDPIPE SYSTME INSTALLATION PER NFPA 13/14."},{"number":"EP-2022-002889","date":"2022-03-22","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2025-01-13","scope":"Rough-In Permit for EP-2022-002888 Install 800a, 3ph 208v main service. Install 8 gang meter module. Install all wiring throughout new construction 6 unit apartments building & common area. Install cable tv wiring as per 2017 nec. Install fire alarm system throughout as per nfpa72"},{"number":"MP-2022-005232","date":"2022-12-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-02-08","scope":"INSTALLATION OF AN HVAC SYSTEM FOR A NEW CONSTRUCTION SIX -FAMILY DWELLING AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"PP-2023-000668","date":"2023-01-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-01-23","scope":"Installing 1 1/2\" Water Service, 5\" Curb Trap, 4\" Main Drain & 4\" Fresh Air Inlet"},{"number":"PP-2023-003480","date":"2023-03-21","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-01-31","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2023-004392","date":"2023-08-01","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-01-18","scope":"Install 800a, 3ph main service, Install 8 gang meter module. Install all wiring throughout 6 apartments, common area & elevator. Install addressable fire alarm system throughout as per plans & nfpa 72. Install cable tv wiring as per 2017 nec Amendment: Main incoming service change. PECO is now giving us 2 services. 1ph 120/240v service for house and apartments. 200a 3ph delta service for elevator. TO BE LABELED PER: 230.2 (E) Identification Where a building or structure is supplied by more than one service, or any combination of branch circuits, feeders, and services, a permanent plaque shall be installed denoting all other services,"},{"number":"PP-2023-003702","date":"2024-01-31","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-02-08","scope":"INSTALL 15 LAVATORIES, 15 WATER CLOSETS, 12 SHOWER/TUBS, 6 WASHING MACHINE BOXES, 6 KITCHEN SINKS, 6 FLOOR DRAINS, 1 MOP SINKS, 6 HOT WATER HEATERS 1 BACKFLOW PREVENTER, 2 EFECTOR SUMP PUMP AND ROOF DRAINS ACCORDING TO THE 2018 PPC. AND PER PLANS"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"New construction"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Rough-In"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2023,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"permit","w":"Rough-In"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"permit","w":"New Construction or Additions"}],"rented":false,"licenses":[{"number":"949191","type":"Rental","status":"Inactive","businessName":"Kreit LLC","legalName":"Kreit LLC","address":"1615 POPLAR ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2024-04-16","latestIssueDate":"2025-03-26","expirationDate":"2026-04-15","inactiveDate":"2026-06-14"}],"licenseActivity":[{"number":"949191","type":"Rental","businessName":"Kreit LLC","legalName":"Kreit LLC","issuedDate":"2024-04-16","latestIssueDate":"2025-03-26","closureDate":"2026-06-14","expirationDate":"2026-04-15","inactiveDate":"2026-06-14","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #29076: OPEN · Granted with conditions; related permit 719089. Use permit #671170: 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":"3 permits not marked completed: 882357 (EXPIRED), 917993 (EXPIRED), EP-2022-002889 (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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; 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":"3 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Sep 21, 2023.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 5 historical violations across 3 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":"Sprinkler Certification: Certified through May 5, 2027; Fire Alarm Certification: Certified through Jan 5, 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/"}]}