{"asOf":"2026-07-30T15:42:23.315Z","block":"4000-4099 LOCUST ST","blockUrl":"https://philadelphia.blockreport.homes/block/4000-4099-locust-st","address":"4040-42 LOCUST ST","parcelNumber":"882048675","source":"https://property.phila.gov/?p=882048675","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BB0","buildingCodeNew":null,"buildingClass":"STR/OFF 2 STY MASONRY","buildingClassNew":null,"useLabel":"Commercial","owner":"4040 LOCUST STREET PARTNE","coOwner":null,"marketValue":2181400,"landAssessment":436200,"improvementAssessment":1745200,"livableArea":19135,"yearBuilt":1960,"lastSale":{"price":1,"date":"2004-11-11T05:00:00Z"},"openViolations":0,"violations":[{"number":"919313","date":"2008-04-21","code":"LO-1","title":"OBTAIN LIC 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#353594.","status":"OPEN","outcome":"APPROVED","date":"2011-09-09","number":"15866","relatedPermit":"353594"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1902000,"taxable":1902000,"land":567000,"improvement":1335000,"taxableLand":567000,"taxableImprovement":1335000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1902000,"taxable":1902000,"land":567000,"improvement":1335000,"taxableLand":567000,"taxableImprovement":1335000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":2066400,"taxable":2066400,"land":413321,"improvement":1653079,"taxableLand":413321,"taxableImprovement":1653079,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1900200,"taxable":1900200,"land":380040,"improvement":1520160,"taxableLand":380040,"taxableImprovement":1520160,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1900200,"taxable":1900200,"land":380040,"improvement":1520160,"taxableLand":380040,"taxableImprovement":1520160,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1900200,"taxable":1900200,"land":380040,"improvement":1520160,"taxableLand":380040,"taxableImprovement":1520160,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1900200,"taxable":1900200,"land":380040,"improvement":1520160,"taxableLand":380040,"taxableImprovement":1520160,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":2076400,"taxable":2076400,"land":415280,"improvement":1661120,"taxableLand":415280,"taxableImprovement":1661120,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":2076400,"taxable":2076400,"land":415280,"improvement":1661120,"taxableLand":415280,"taxableImprovement":1661120,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2138700,"taxable":2138700,"land":427740,"improvement":1710960,"taxableLand":427740,"taxableImprovement":1710960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2138700,"taxable":2138700,"land":427740,"improvement":1710960,"taxableLand":427740,"taxableImprovement":1710960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2181400,"taxable":2181400,"land":436200,"improvement":1745200,"taxableLand":436200,"taxableImprovement":1745200,"exemptLand":0,"exemptImprovement":0}],"taxNow":29938,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"349569","date":"2011-06-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-06-24","scope":"CREATION OF FOUR (4) SPACES FROM THREE (3) SPACES. FOR USE AS RETAIL BIKE STORE IN SPACE # 1 WITH VACANT SPACES 2, 3 & 4. NO SIGN. NO ADDITION."},{"number":"351286","date":"2011-07-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-01-17","scope":"INSTALLING (2)NEW ACCESSIBLE TOILET ROOMS AND (1)MOP SINK - ROUGH PLUMBING OF SOIL, WASTE, VENT AND WATER SUPPLY PIPING - SET FIXTURES"},{"number":"349597","date":"2011-07-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-09-30","scope":"TENANT FIT OUT OF COMMERCIAL SPACE TO CREATE RETAIL BICYCLE SHOP WITHIN SPACE ONE. NUMBER OF EXISTING SPACES INCREASED FROM THREE SPACES TO FOUR SPACES UNDER ZONING PERMIT AP#349569."},{"number":"355055","date":"2011-07-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"200AMP 3 PHASE 240/120VOLT SERVICE, 2 BATHROOMS, 2 SWITCHES,2 GFCI OUTLETS,2 EXHAUST FANS/LIGHT, 6 120VOLT OUTLETS GENERAL USE AS PER 2008 NEC"},{"number":"357274","date":"2011-08-09","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-09-01","scope":"RELOCATE 4 SPRINKLER HEADS"},{"number":"356528","date":"2011-08-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-08-22","scope":"2\" WATER DISTRIBUTION LINE INSTALLATION"},{"number":"359777","date":"2011-08-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-10-24","scope":"RELOCATE SPIRAL DUCTWORK ON (3)SYSTEMS TO ACCOMODATE NEW SINGLE TENANT SPACE - RELOCATE (3)THERMOSTATS - NOTE: NO NEW EQUIPMENT/USING EXISTING - NO PENETRATIONS THROUGH RATED ASSEMBLIES"},{"number":"361423","date":"2011-09-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL NEW FIRE ALARM SYSTEM IN 1ST FLOOR COMMERCIAL SPACE AS PER NFPA-72 (WEST DISTRICT)"},{"number":"361891","date":"2011-09-07","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-09-29","scope":"90 TCO ,FOR BIKE SHOP"},{"number":"385988","date":"2012-02-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-02-01","scope":"USE AS EAT IN RESTAURANT AND BAR."},{"number":"390036","date":"2012-02-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-06","scope":"200AMP SERVICE 120V/240V SERVICE, 1-42 CTR BREAKER PANEL 30 AS PER 2008 NEC (WEST DISTRICT) RESTAURANT"},{"number":"392311","date":"2012-04-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-09-06","scope":"INTERIOR ALTERATION AS PER PLANS FOR EAT-IN ONLY RESTAUARANT FOR LESS THAN 50 PEOPLE."},{"number":"394298","date":"2012-04-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-09-06","scope":"INSTALL ONE (1) KITCEHN HOOD, (1) EXHAUST FAN, (1) SUPPLY FAN AND DUCTWORK, HOOD ACCESSORIES. ALSO ADJUST TABLE/CHAIRS SEATING AS INDICATED ON FLOOR PLANS. ADDITIONAL PERMIT REQ: ANSUL SUPPRESSION."},{"number":"393104","date":"2012-04-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-09-06","scope":"INSTALL 2 WC - 2 LAVS - 3 FLOOR DRAINS - 2 GREASE TRAPS - 2 INDIRECT HUB DRAINS - 1 HOT WATER HEATER"},{"number":"403150","date":"2012-05-04","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-06-13","scope":"CONSTRUCT ONE SOUND BARRIOR WALL WITH 2\" X 4\" WOOD STUDS AS PER PLANS"},{"number":"403219","date":"2012-05-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-09-25","scope":"GAS WARM AIR FURNACE W/AIR - 1800 CFM - NO RATED PENETRATIONS"},{"number":"402672","date":"2012-05-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-06-04","scope":"PARTIAL HOUSE DRAIN, HOUSE TRAP, FRESH AIR INLET AND PHILADELPHIA REGULATION VENT BOX REPLACEMENT - NOTE: AMENDED ON 05/07/2012 TO SHOW THE CORRECT SCOPE OF WORK (FEES UNCHANGED FOR REVISED SCOPE OF WORK)"},{"number":"396862","date":"2012-05-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-09-06","scope":"INSTALL FIRE SUPPRESSION FOR COOKING EQUIP-RESTAURANT"},{"number":"406100","date":"2012-05-18","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2012-06-19","scope":"SELECT INTERIOR DEMOLITION OF NON BEARING WALLS, STAIRS, AND CONCRETE SLAB ON GRADE. NO DEMOLITION TO FIRE RATED ASSEMBLIES. THREE SETS OF PLANS DRAWN TO PROFESSIONAL QUALITY ARE TO BE SUBMITTED FOR REVIEW AND APPROVAL BY THE DEPARTMENT BEFORE WORK ON RENOVATION STARTS."},{"number":"409707","date":"2012-06-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-09-20","scope":"RELOCATE 53 SPRINKLER HEADS ON GROUND FLOOR"},{"number":"402912","date":"2012-06-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-12","scope":"INSTALL 98 LIGHTING FIXTURES,9 SW,22 RECEPTS,3 EXIT LIGHTS,4 EMERGENCY LIGHTS,1 HWH,2 HVAC,1 SUPPLY FAN,1 EZHAUST FAN, 1 WALK IN FREEZER, 1-100AMP 240V SINGLE PHASE SUB PANEL AS PER 2008 NEC (RESTAURANT)"},{"number":"410048","date":"2012-06-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-09-20","scope":"INSTALL NEW STUDENT LOUNGE MEN'S AND WOMEN RESTROOMS"},{"number":"413182","date":"2012-06-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-06-26","scope":"ERECTION OF SIGNAGE"},{"number":"416305","date":"2012-07-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-07-16","scope":"FOR THE CONSOLIDATION OF SPACES #2 AND #4 (TO BE KNOWN AS SPACE #2) FOR USE AS OFFICE SPACE."},{"number":"406231","date":"2012-07-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-09-20","scope":"INETERIOR ALTERATIONS OF 1ST FLOOR AND MEZZANINE (SPACE#2) FOR OFFICE SPACE. SEPARATE MECHANICAL, ELECTRICAL, AND PLUMBING PERMITS REQUIRED."},{"number":"407935","date":"2012-08-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-11-07","scope":"NEW POWER & LIGHTING THROUGHOUT SPACE/NEW DISTRIBUTION PANEL BOARD X1/NEW TRANSFORMER X1/TELE-DATA CABLING FOR 26 LOCATIONS AS PER 2008 NEC"},{"number":"422886","date":"2012-08-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-09-06","scope":"RELOCATION OF 25 SPRINKLER HEADS."},{"number":"424419","date":"2012-08-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-09-21","scope":"REPLACING EXISTING HOUSE SANITARY DRAIN FROM BASEMENT WALL TO MAIN SEWER IN IRVING STREET (STUDENT HOUSING OFFICE) PA1 CALL#20122371239"},{"number":"410060","date":"2012-08-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-09-20","scope":"HVAC, DUCTWORK WITHIN OFFICE AREAS ON THE GROUND AND MEZZANINE LEVELS AS PER PLANS."},{"number":"425139","date":"2012-09-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-12-12","scope":"ALTERATION OF EXISTING FIRE ALARM SYSTEM AS PER PLANS INCLUDING HORNS - STROBES - PULL STATIONS - SMOKE/HEAT DETECTORS - AS PER 2008 NEC AND NFPA72"},{"number":"PP-2021-005408","date":"2021-04-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-19","scope":"Minor pipe repair - sewer. EMERGENCY"},{"number":"CP-2020-006002","date":"2021-05-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-12-22","scope":"For level 2 alterattions to relocate two restrooms, setup food prep area and install new kitchen equipments to existing restuarant as per plans."},{"number":"EP-2021-005301","date":"2021-06-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-10","scope":"For level 2 alterattions to relocate two restrooms, setup food prep area and install new kitchen equipments to existing restuarant as per plans."},{"number":"MP-2021-003311","date":"2021-06-13","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-12-17","scope":"For level 2 alterattions to relocate two restrooms, setup food prep area and install new kitchen equipments to existing restuarant as per plans."},{"number":"FP-2021-001967","date":"2021-07-15","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-12-17","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 (6) Sprinkler Heads (CP-2020-006002)"},{"number":"PP-2021-013026","date":"2021-07-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-12-17","scope":"Installation of all interior supply and Drain/Waste/Vent pipe to the listed fixtures per the 2018 Philadelphia Plumbing Code. Sizes and locations per plans."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Suppression"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Mechanical"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"313151","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"UC STRIKES LLC","legalName":"UC STRIKES LLC","address":"4040-42 LOCUST ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2005-04-09","latestIssueDate":"2007-06-05","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"573805","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"RAMEN BAR INC","legalName":"RAMEN BAR INC","address":"4040-42 LOCUST ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2012-09-17","latestIssueDate":"2018-08-31","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"879052","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Pattaya Restaurant, Inc.","legalName":"Pattaya Restaurant, Inc.","address":"4040-42 LOCUST ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2021-10-07","latestIssueDate":"2025-08-23","expirationDate":"2026-10-06","inactiveDate":null}],"licenseActivity":[{"number":"879052","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Pattaya Restaurant, Inc.","legalName":"Pattaya Restaurant, Inc.","issuedDate":"2021-10-07","latestIssueDate":"2025-08-23","closureDate":null,"expirationDate":"2026-10-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"573805","type":"Food Preparing and Serving (30+ SEATS)","businessName":"RAMEN BAR INC","legalName":"RAMEN BAR INC","issuedDate":"2012-09-17","latestIssueDate":"2018-08-31","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"313151","type":"Food Preparing and Serving (30+ SEATS)","businessName":"UC STRIKES LLC","legalName":"UC STRIKES LLC","issuedDate":"2005-04-09","latestIssueDate":"2007-06-05","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #349569: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 8, 2027; Sprinkler Certification: Certified through Feb 20, 2024; Special Hazards Certification: Certified through Jul 20, 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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 17, 2008.","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) #313151: Inactive since Dec 22, 2012; Food Preparing and Serving (30+ SEATS) #573805: Inactive since Jun 29, 2019","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/"}],"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/"}]}