{"asOf":"2026-07-31T15:25:38.036Z","block":"5400-5499 RISING SUN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5400-5499-rising-sun-ave","address":"5416 RISING SUN AVE","parcelNumber":"882008850","source":"https://property.phila.gov/?p=882008850","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"ZV0","buildingCodeNew":"253","buildingClass":"MISC DAY CARE MASONRY","buildingClassNew":"DAY CARE CENTER","useLabel":"Commercial","owner":"ALGEN HOLDING COMPANY","coOwner":null,"marketValue":1132200,"landAssessment":226400,"improvementAssessment":905800,"livableArea":6560,"yearBuilt":1972,"lastSale":{"price":358750,"date":"2015-06-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2024-046558","date":"2024-06-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-06-27","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-06-27","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"CF-2024-057984","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-06-06","completedDate":"2024-06-27","noticeUrl":null,"violations":[{"number":"VI-2024-046558","date":"2024-06-06","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-06-27","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2024-06-27","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2024-057984","date":"2024-06-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-057984","date":"2024-06-27","type":null,"status":"PASSED"}],"inspYears":[{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.032510395879854,"lng":-75.11736344461717,"geom":{"type":"Polygon","coordinates":[[[-75.117702552,40.032840009],[-75.116799469,40.032392754],[-75.116987915,40.032164494],[-75.117902306,40.032611055],[-75.117893759,40.032654094],[-75.117745454,40.032860643],[-75.117702552,40.032840009]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2021-007509","type":"Fire Alarm Certification","inspectionDate":"2021-10-04","result":"Certified","expirationDate":"2022-10-04","buildingId":"1193116"},{"number":"BC-2021-005390","type":"Fire Alarm Certification","inspectionDate":"2021-10-06","result":"Certified","expirationDate":"2022-10-06","buildingId":"1193116"},{"number":"BC-2022-019410","type":"Fire Alarm Certification","inspectionDate":"2022-10-14","result":"Certified","expirationDate":"2023-10-14","buildingId":"1193116"},{"number":"BC-2023-018445","type":"Special Hazards Certification","inspectionDate":"2023-08-31","result":"Certified","expirationDate":"2024-08-31","buildingId":"1193116"},{"number":"BC-2023-023086","type":"Fire Alarm Certification","inspectionDate":"2023-11-03","result":"Certified","expirationDate":"2024-11-03","buildingId":"1193116"},{"number":"BC-2024-004921","type":"Special Hazards Certification","inspectionDate":"2024-02-20","result":"Certified","expirationDate":"2025-02-20","buildingId":"1193116"},{"number":"BC-2024-031741","type":"Fire Alarm Certification","inspectionDate":"2024-10-08","result":"Certified","expirationDate":"2025-10-08","buildingId":"1193116"},{"number":"BC-2025-016161","type":"Special Hazards Certification","inspectionDate":"2025-06-16","result":"Certified","expirationDate":"2026-06-16","buildingId":"1193116"},{"number":"BC-2025-027054","type":"Fire Alarm Certification","inspectionDate":"2025-10-07","result":"Certified","expirationDate":"2026-10-07","buildingId":"1193116"},{"number":"BC-2026-015966","type":"Special Hazards Certification","inspectionDate":"2026-06-05","result":"Certified","expirationDate":"2027-06-05","buildingId":"1193116"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19120","beds":null,"baths":null,"stories":1,"lotArea":28830,"zoning":"CA1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"101 N EASTON RD, GLENSIDE PA, 19038","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE DEMOLITION OF THREE (3) SHEDS AND THE PARTIAL DEMOLITION OF THE EXISTING\nSTRUCTURE (ENTRANCE OVERHANGS ONLY). FOR THE ERECTION OF TWO (2) NEW OVERHANGS\n(ONE AT RISING SUN AVENUE FRONTAGE, ONE AT REAR PARKING LOT). FOR USE AS ","status":"CLOSED","outcome":"Granted","date":"2014-12-02","number":"23742","relatedPermit":"546138"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the proposed use, Event Assembly Facility, within an existing structure.","status":"Prepare Meeting","outcome":null,"date":"2026-10-07","number":"ZP-2026-004049","relatedPermit":"ZP-2026-004049"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":463300,"taxable":463300,"land":144200,"improvement":319100,"taxableLand":144200,"taxableImprovement":319100,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":463300,"taxable":463300,"land":144200,"improvement":319100,"taxableLand":144200,"taxableImprovement":319100,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":510500,"taxable":510500,"land":102059,"improvement":408441,"taxableLand":102059,"taxableImprovement":408441,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":510500,"taxable":510500,"land":102100,"improvement":408400,"taxableLand":102100,"taxableImprovement":408400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":510500,"taxable":510500,"land":102100,"improvement":408400,"taxableLand":102100,"taxableImprovement":408400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":510500,"taxable":510500,"land":102100,"improvement":408400,"taxableLand":102100,"taxableImprovement":408400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":510500,"taxable":510500,"land":102100,"improvement":408400,"taxableLand":102100,"taxableImprovement":408400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":557800,"taxable":557800,"land":390486,"improvement":167314,"taxableLand":390486,"taxableImprovement":167314,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":557800,"taxable":557800,"land":390486,"improvement":167314,"taxableLand":390486,"taxableImprovement":167314,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1402500,"taxable":1402500,"land":280500,"improvement":1122000,"taxableLand":280500,"taxableImprovement":1122000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1402500,"taxable":1402500,"land":280500,"improvement":1122000,"taxableLand":280500,"taxableImprovement":1122000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1132200,"taxable":1132200,"land":226400,"improvement":905800,"taxableLand":226400,"taxableImprovement":905800,"exemptLand":0,"exemptImprovement":0}],"taxNow":19632,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"546138","date":"2014-12-05","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-12-05","scope":"DEMO OF EXISTING SHEDS, PARTIAL DEMO AT BUILDING, NEW OVERHANGS AT ENTRANCES, RECONFIGURE PARKING PER PLANS"},{"number":"615743","date":"2015-06-08","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-04-04","scope":"REMOVE 7 NON LOAD BEARING WALLS MADE OF DRYWALL AND ALUMINUM STUDS.EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"624735","date":"2015-07-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-07-15","scope":"FOR USE AS A DAY CARE CENTER IN AN EXISTING ONE (1) DETACHED STRUCTURE. NO CHANGE/RECONFIGURATION OF PARKING AS PREVIOUSLY APPROVED."},{"number":"618779","date":"2015-07-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-04-05","scope":"FOR THE COMPLETE CHANGE IN USE AND OCCUPANCY CLASSIFICATION. LEVEL II INTERIOR ALTERATIONS TO INCLUDE NEW NON LOAD BEARING PARTITIONS, UPGRADES TO FINISHES, NEW EXTERIOR ADA RAMPS & EXTERIOR STAIRS, TWO (2) NEW EXTERIOR WALL OPENINGS, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. **NO ENCROACHMENT IN THE PUBLIC RIGHT-OF-WAY**"},{"number":"629612","date":"2015-08-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-04-04","scope":"INSTALLATION OF (3) MINI SPLIT SYSTEMS WITH ASSOCIATED ACCESSORIES."},{"number":"630577","date":"2015-08-10","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-04-04","scope":"AMEND PERMIT NUMBER 618779 TO CHANGE USE AND OCCUPANCY CLASSIFICATION FROM GROUP I-4 TO GROUP E AND ELIMINATE FIRE SUPPRESSION SYSTEM REQUIREMENT. THIS PERMIT TO CONTAIN CERTIFICATE OF OCCUPANCY. SEE AP 618779 FOR PLANS AND SUPPORTING DOCUMENTS."},{"number":"632602","date":"2015-11-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-04-05","scope":"INSTALLATION OF 200AMP PANEL,30AMP CIRCUIT TO 3 A/C UNITS,REPLACE DEFECTIVE EXIT/EMERGENCY LIGHT,INSTALL 9 DUPLEX RECEPTACLES PER 2008 NEC (DAYCARE)INSTALL FIRE ALARM PER NFPA 72"},{"number":"669657","date":"2016-02-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-04-04","scope":"INTERIOR PLUMBING ALTERATIONS TO FIT-OUT FOR A GROUP \"E\" DAYCARE - GREASE TRAP REQUIREMENT AT THE (3)COMPARTMENT SINK HAS BEEN WAIVED (NO COOKING ONLY REHEATING OF FOODS) - THE INSTALLATION WILL COMPLY WITH THE APPROVED PLANS AND THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"MP-2020-006372","date":"2021-01-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-03-15","scope":"FOR INSTALLATION OF (1) 66\"X48\"X16\" EXHAUST HOOD, (1) EXHAUST FAN, (1) RETURN AIR FAN, AND DUCTWORK AS PER PLANS."},{"number":"FP-2020-002465","date":"2021-01-14","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-03-15","scope":"FOR THE INSTALLATION OF A WET CHEMICAL SYSTEM IN ACCORDANCE WITH NFPA 17A. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS"},{"number":"PP-2024-003796","date":"2024-03-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-08","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":"ZP-2024-009684","date":"2024-10-31","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"GM-2024-010621","date":"2024-12-17","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2025-03-07","scope":"EZ INTERIOR NON-LOAD-BEARING WALL DEMOLITION - For the interior demolition on NON-Load-Bearing partition walls and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Removal of three (3) interior non-load bearing walls in the vacant commercial building at 5416 Rising Sun Avenue. All the walls are constructed of drywall and aluminum studs."},{"number":"CP-2025-002990","date":"2025-07-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-10-20","scope":"FOR LEVEL I INTERIOR ALTERATIONS WITH A PARTIAL CHANGE IN USE & OCCUPANCY CLASSIFICATION TO GROUP A-2 SIT-DOWN RESTAURANT. EXISTING BUILDING IS NOT SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK. **A LAWFUL OCCUPANCY IS TO BE ISSUED TO LIMIT THE MAXIMUM PERMITTED OCCUPANT LOAD TO NINETY NINE (99) PERSONS TO COMPLY WITH SECTION B-903.2.1.2 OF THE PHILADELPHIA BUILDING CODE TO NOT SPRINKLER THE BUILDING.**"},{"number":"GM-2025-007164","date":"2025-08-08","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2025-10-22","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":"ZP-2026-004049","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"698651","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"ALGEN HOLDING COMPANY (FRANKLIN DAY NURSERY NORTHEAST)","legalName":"ALGEN HOLDING COMPANY","address":"5416 RISING SUN AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2016-04-07","latestIssueDate":"2025-02-20","expirationDate":"2026-04-06","inactiveDate":"2026-06-05"},{"number":"1002675","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"ALGEN HOLDING COMPANY (5416)","legalName":"ALGEN HOLDING COMPANY","address":"5416 RISING SUN AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2026-03-20","latestIssueDate":"2026-03-20","expirationDate":"2027-03-19","inactiveDate":null}],"licenseActivity":[{"number":"1002675","type":"Food Preparing and Serving (30+ SEATS)","businessName":"ALGEN HOLDING COMPANY (5416)","legalName":"ALGEN HOLDING COMPANY","issuedDate":"2026-03-20","latestIssueDate":"2026-03-20","closureDate":null,"expirationDate":"2027-03-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"698651","type":"Food Preparing and Serving (30+ SEATS)","businessName":"ALGEN HOLDING COMPANY (FRANKLIN DAY NURSERY NORTHEAST)","legalName":"ALGEN HOLDING COMPANY","issuedDate":"2016-04-07","latestIssueDate":"2025-02-20","closureDate":"2026-06-05","expirationDate":"2026-04-06","inactiveDate":"2026-06-05","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","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":["5 permit events since 2023","1 zoning/board appeal 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 #23742: CLOSED · Granted; related permit 546138. Use permit #546138: 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: ZP-2026-004049 (Denied).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 27, 2024.","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":"Food Preparing and Serving (30+ SEATS) #698651: Inactive since Jun 5, 2026","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. 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 1 historical violation across 1 case.","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 Oct 7, 2026; Special Hazards Certification: Certified through Jun 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/"}]}