{"asOf":"2026-07-25T20:58:47.579Z","block":"2200-2299 MARKET ST","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-market-st","address":"2200-02 MARKET ST","parcelNumber":"882028900","source":"https://property.phila.gov/?p=882028900","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"256","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"RETAIL - * SINGLE OCCUPANCY","useLabel":"Store","owner":"2200 MARKET STREET ASSOCI","coOwner":null,"marketValue":2109200,"landAssessment":421800,"improvementAssessment":1687400,"livableArea":3413,"yearBuilt":1973,"lastSale":{"price":4750000,"date":"2019-10-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"1331629","date":"2009-01-06","code":"FC-1027.4/1","title":"EGRESS-INT CLEAR 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INSP","status":"PASSED"},{"caseNumber":"474951","date":"2015-04-14","type":"CI INSP","status":"FAILED"},{"caseNumber":"474951","date":"2015-05-19","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2025-112805","date":"2025-10-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-112805","date":"2025-11-18","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":2,"passes":1},{"y":2009,"fails":3,"passes":1},{"y":2014,"fails":2,"passes":0},{"y":2015,"fails":1,"passes":2},{"y":2025,"fails":1,"passes":1}],"taxOwed":20904.61,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":20904.61,"principalDue":20904.61,"penaltyDue":0,"interestDue":0,"otherChargesDue":0,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":3000000,"taxableAssessment":3000000,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":41994,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":true,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.953769524981766,"lng":-75.17689596480335,"geom":{"type":"Polygon","coordinates":[[[-75.17680707,39.953890372],[-75.176861527,39.953630194],[-75.176981701,39.953645091],[-75.176933847,39.953906088],[-75.17680707,39.953890372]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-015599","type":"Fire Alarm Certification","inspectionDate":"2022-08-04","result":"Certified","expirationDate":"2023-08-04","buildingId":"1375242"},{"number":"BC-2023-019027","type":"Fire Alarm Certification","inspectionDate":"2023-08-08","result":"Certified","expirationDate":"2024-08-08","buildingId":"1375242"},{"number":"BC-2025-024954","type":"Fire Alarm Certification","inspectionDate":"2025-08-11","result":"Certified","expirationDate":"2026-08-11","buildingId":"1375242"},{"number":"BC-2026-015158","type":"Fire Alarm Certification","inspectionDate":"2026-05-28","result":"Certified","expirationDate":"2027-05-28","buildingId":"1375242"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":1,"lotArea":3456,"zoning":"CMX5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"150 N BROAD ST, PHILADELPHIA PA, 19102","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1331100,"taxable":1331100,"land":691200,"improvement":639900,"taxableLand":691200,"taxableImprovement":639900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1331100,"taxable":1331100,"land":691200,"improvement":639900,"taxableLand":691200,"taxableImprovement":639900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1508100,"taxable":1508100,"land":301579,"improvement":1206521,"taxableLand":301579,"taxableImprovement":1206521,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1506600,"taxable":1506600,"land":301320,"improvement":1205280,"taxableLand":301320,"taxableImprovement":1205280,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1506600,"taxable":1506600,"land":301320,"improvement":1205280,"taxableLand":301320,"taxableImprovement":1205280,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":3000000,"taxable":3000000,"land":600000,"improvement":2400000,"taxableLand":600000,"taxableImprovement":2400000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":3000000,"taxable":3000000,"land":600000,"improvement":2400000,"taxableLand":600000,"taxableImprovement":2400000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1646300,"taxable":1646300,"land":329260,"improvement":1317040,"taxableLand":329260,"taxableImprovement":1317040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1646300,"taxable":1646300,"land":329260,"improvement":1317040,"taxableLand":329260,"taxableImprovement":1317040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2047800,"taxable":2047800,"land":409560,"improvement":1638240,"taxableLand":409560,"taxableImprovement":1638240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2047800,"taxable":2047800,"land":409560,"improvement":1638240,"taxableLand":409560,"taxableImprovement":1638240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2109200,"taxable":2109200,"land":421800,"improvement":1687400,"taxableLand":421800,"taxableImprovement":1687400,"exemptLand":0,"exemptImprovement":0}],"taxNow":28665,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"213726","date":"2009-05-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-12-01","scope":"INSTALL EMERGENCY AND EXIT SIGN LIGHTS IN ART STORE AS PER 2005 NEC, ARTICAL 700-12 & 700.16 (CC DIST)"},{"number":"480261","date":"2013-09-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-09-25","scope":"RETAIL SALE OF FOOD, BEVERAGES AND GROCERIES IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"480262","date":"2013-10-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-12-13","scope":"INTERIOR REMODEL OF EXISTING VACANT SPACE WITH INFILL OF A 7 ELEVEN CONVENIENCE STORE - ADDITIONAL PERMITS ARE REQUIRED FOR ELECTRICAL, PLUMBING, HVAC AND SUPPRESSION"},{"number":"498072","date":"2013-10-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2013-12-13","scope":"INTERIOR REMODEL OF EXISTING VACANT SPACE WITH INFILL OF A 7 ELEVEN CONVENIENCE STORE - ADDITIONAL PERMITS ARE REQUIRED FOR ELECTRICAL, PLUMBING, HVAC AND SUPPRESSION"},{"number":"497749","date":"2013-10-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-12-13","scope":"14 TOTAL NEW FIXTURES 2 WATER CLOSETS,2 LAV,2 FLOOR DRAIN,1 SLOP SINK, 3 FLOOR SINKS,3 HAND SINKS, AND 1-3 COMP SINK WITH GREASE TRAP (CONVENIENCE STORE)"},{"number":"498059","date":"2013-11-01","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-01-23","scope":"INSTALLATION OF THREE (3) ROOFTOP UNITS AND ALTERATIONS TO EXISTING MECHANICAL SYSTEM AS PER PLANS."},{"number":"498502","date":"2013-12-10","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-12-01","scope":"84-POWER RECPTS, POWER FOR REFRIGERATION, 67-LGTS FIXTURES, 1-LGT SWITCHES, 6-OCCUPANCY SENSOR, 7-PANEL BOARDS, 6-REFRIGERATION COMPRESSORS & 1-HOT WATER HEATER. INSTALLATION TO COMPLY WITH ARTICLE 210.8(B)(2) OF THE 2008 NEC."},{"number":"508361","date":"2014-01-21","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-01-21","scope":"FOR THE REMOVAL OF ALL EXISTING SIGNAGE. FOR THE ERECTION OF TWO (2) STATICALLY ILLUMINATED ACCESSORY FLATWALL SIGNS. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS. EXISTING RETAIL SALE OF FOOD, BEVERAGES AND GROCERIES."},{"number":"508362","date":"2014-01-21","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2014-03-25","scope":"INSTALLATION OF SIGNAGE AND REMOVAL OF EXISTING SIGNS AS PER PLANS."},{"number":"587612","date":"2015-01-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 4 EXTERIOR CAMERAS AS PER 2008 NEC (CC DISTRICT)"},{"number":"699044","date":"2016-08-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-24","scope":"INSTALL 3 NEW TURNSTILES AND 1 NEW ADA FAREGATE. INSTALL 1 NEW FARE VENDING DEVICES. INSTALL 2 NEW 24V MAGNETIC GATES. TERMINATE 5 SPARE BREAKERS AS PER NEC 2008 CC DISTRICT"},{"number":"713918","date":"2016-08-10","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-03-10","scope":"MAIN ROOF-REMOVE GRAVEL STONE.INSTALL NEW RUBBER ROOF OVER AREA."},{"number":"GM-2023-007862","date":"2023-09-11","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-03-21","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations; including underpinning, excavation and removed of foundation slab. Separate Streets Department permit required for sidewalk and street closures."},{"number":"ZP-2026-004246","date":"2026-04-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Financial Services"},{"number":"PP-2026-006050","date":"2026-05-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-14","scope":"INSTALL/REPAIR/REPLACE 3/4\" WATER SERVICE."},{"number":"CP-2026-002118","date":"2026-06-15","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR EXTERIOR AND LEVEL III INTERIOR ALTERATIONS WITH A COMPLETE CHANGE IN USE AND OCCUPANCY CLASSIFICATION TO GROUP B FINANCIAL SERVICES (CHASE BANK). 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. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"EP-2026-005881","date":"2026-07-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Perform an interior fit-out of the existing cellar, ground floor, mezzanine, and roof levels for a banking facility. Work includes complete electrical and telecommunications/data rough-in for the new banking program. Install new wall-mounted lighting fixtures and provide all associated branch circuit wiring, conduit, lighting controls, switches, receptacle outlets, and electrical infrastructure required to support the tenant fit-out. Provide telecommunications/data and cabling All work to be perform according to the 2017 NEC and per approved plans."}],"storyTag":"New construction","storyDelta":5.15,"timeline":[{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Alteration"},{"y":2023,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"610748","type":"Dumpster License - Private Property","status":"Inactive","businessName":"7-ELEVEN INC","legalName":"7-ELEVEN INC","address":"2200-02 MARKET ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-11-19","latestIssueDate":"2013-11-19","expirationDate":"2014-07-31","inactiveDate":"2013-12-31"},{"number":"613680","type":"Dumpster License - Private Property","status":"Inactive","businessName":"7-ELEVEN INC","legalName":"7-ELEVEN INC","address":"2200-02 MARKET ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-12-31","latestIssueDate":"2013-12-31","expirationDate":"2014-07-31","inactiveDate":"2014-04-29"},{"number":"623261","type":"Food Preparing and Serving","status":"Inactive","businessName":"7-ELEVEN INC","legalName":"7-ELEVEN INC","address":"2200-02 MARKET ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-03-28","latestIssueDate":"2014-03-28","expirationDate":"2014-04-30","inactiveDate":"2014-12-18"},{"number":"650487","type":"Food Preparing and Serving","status":"Inactive","businessName":"MARKET JAI GOKULESH, INC. (7-ELEVEN STORE 2408-36962A)","legalName":"MARKET JAI GOKULESH, INC.","address":"2200-02 MARKET ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-12-18","latestIssueDate":"2014-12-18","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"646147","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"MARKET JAI GOKULESH, INC. (7-ELEVEN STORE 2408-36962A)","legalName":"MARKET JAI GOKULESH, INC.","address":"2200-02 MARKET ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2015-02-02","latestIssueDate":"2019-05-06","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"}],"licenseActivity":[{"number":"646147","type":"Dumpster License - Public ROW","businessName":"MARKET JAI GOKULESH, INC. (7-ELEVEN STORE 2408-36962A)","legalName":"MARKET JAI GOKULESH, INC.","issuedDate":"2015-02-02","latestIssueDate":"2019-05-06","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"650487","type":"Food Preparing and Serving","businessName":"MARKET JAI GOKULESH, INC. (7-ELEVEN STORE 2408-36962A)","legalName":"MARKET JAI GOKULESH, INC.","issuedDate":"2014-12-18","latestIssueDate":"2014-12-18","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"623261","type":"Food Preparing and Serving","businessName":"7-ELEVEN INC","legalName":"7-ELEVEN INC","issuedDate":"2014-03-28","latestIssueDate":"2014-03-28","closureDate":"2014-12-18","expirationDate":"2014-04-30","inactiveDate":"2014-12-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"613680","type":"Dumpster License - Private Property","businessName":"7-ELEVEN INC","legalName":"7-ELEVEN INC","issuedDate":"2013-11-19","latestIssueDate":"2013-12-31","closureDate":"2014-04-29","expirationDate":"2014-07-31","inactiveDate":"2014-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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"],"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":"Use permit #480261: 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":"4 permits not marked completed: 498502 (Expired), GM-2023-007862 (Expired), CP-2026-002118 (Issued), EP-2026-005881 (Issued). 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$20,904.61 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"9 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 18, 2025.","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":"Dumpster License - Private Property #610748: Inactive since Dec 31, 2013; Dumpster License - Private Property #613680: Inactive since Apr 29, 2014; Food Preparing and Serving #623261: Inactive since Dec 18, 2014; Food Preparing and Serving #650487: Inactive since Jun 29, 2015","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 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 May 28, 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/"}]}