{"asOf":"2026-07-27T21:09:07.117Z","block":"6700-6799 RISING SUN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6700-6799-rising-sun-ave","address":"6701 RISING SUN AVE","parcelNumber":"882065830","source":"https://property.phila.gov/?p=882065830","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PE1","buildingCodeNew":"223","buildingClass":"AUTO RETAIL CAR LOT MAS+","buildingClassNew":"AUTO SERVICE GARAGE","useLabel":"Store","owner":"L & L FINANCIAL LLC","coOwner":null,"marketValue":301800,"landAssessment":211200,"improvementAssessment":90600,"livableArea":1548,"yearBuilt":1950,"lastSale":{"price":225000,"date":"2018-03-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"2512468","date":"2012-06-13","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2512467","date":"2012-06-13","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-020580","date":"2022-03-25","code":"F-5003.7.1","title":"SMOKING","status":"CLOSED","resolutionDate":"2024-10-02","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2022-020579","date":"2022-03-25","code":"F-105.6.4","title":"REPAIR GARAGES/MOTOR FUEL\n","status":"CLOSED","resolutionDate":"2024-10-02","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-083542","date":"2024-10-02","code":"F-5303.5.3","title":"SECURING COMPRESSED CYLINDERS\n","status":"COMPLIED","resolutionDate":"2024-11-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-083540","date":"2024-10-02","code":"F-5003.5.1","title":"MARKING OF CONTAINERS\n","status":"COMPLIED","resolutionDate":"2024-11-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-083539","date":"2024-10-02","code":"F-304.1.2","title":"VEGETATION\n","status":"COMPLIED","resolutionDate":"2024-11-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-083538","date":"2024-10-02","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2024-11-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-083547","date":"2024-10-02","code":"F-310.3","title":"NO SMOKING SIGNS\n","status":"COMPLIED","resolutionDate":"2024-11-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-083544","date":"2024-10-02","code":"F-105.6.4","title":"REPAIR GARAGES/MOTOR FUEL\n","status":"COMPLIED","resolutionDate":"2024-11-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-083553","date":"2024-10-02","code":"F-304.2","title":"STORAGE\n","status":"COMPLIED","resolutionDate":"2024-11-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-086974","date":"2025-11-04","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"333176","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2012-06-14","completedDate":"2012-08-27","violations":[{"number":"2512468","date":"2012-06-13","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2512467","date":"2012-06-13","code":"14-1704/10","title":"NON-REGULATED LACKS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-025200","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-03-28","completedDate":"2024-10-03","violations":[{"number":"VI-2022-020580","date":"2022-03-25","code":"F-5003.7.1","title":"SMOKING","status":"CLOSED","resolutionDate":"2024-10-02","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2022-020579","date":"2022-03-25","code":"F-105.6.4","title":"REPAIR GARAGES/MOTOR FUEL\n","status":"CLOSED","resolutionDate":"2024-10-02","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2024-108372","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-10-02","completedDate":"2024-11-08","violations":[{"number":"VI-2024-083542","date":"2024-10-02","code":"F-5303.5.3","title":"SECURING COMPRESSED CYLINDERS\n","status":"COMPLIED","resolutionDate":"2024-11-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-083540","date":"2024-10-02","code":"F-5003.5.1","title":"MARKING OF CONTAINERS\n","status":"COMPLIED","resolutionDate":"2024-11-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-083539","date":"2024-10-02","code":"F-304.1.2","title":"VEGETATION\n","status":"COMPLIED","resolutionDate":"2024-11-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-083538","date":"2024-10-02","code":"F-604.6","title":"UNAPPROVED CONDITIONS\n","status":"COMPLIED","resolutionDate":"2024-11-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-083547","date":"2024-10-02","code":"F-310.3","title":"NO SMOKING SIGNS\n","status":"COMPLIED","resolutionDate":"2024-11-08","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-083544","date":"2024-10-02","code":"F-105.6.4","title":"REPAIR GARAGES/MOTOR FUEL\n","status":"COMPLIED","resolutionDate":"2024-11-08","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2024-083553","date":"2024-10-02","code":"F-304.2","title":"STORAGE\n","status":"COMPLIED","resolutionDate":"2024-11-08","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2025-120696","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-11-04","completedDate":"2025-12-09","violations":[{"number":"VI-2025-086974","date":"2025-11-04","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"COMPLIED","resolutionDate":"2025-12-09","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2012,"n":2,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2024,"n":7,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"98178","date":"2007-01-16","type":"BC INSP","status":"PASSED"},{"caseNumber":"333176","date":"2012-06-13","type":"BC INSP","status":"FAILED"},{"caseNumber":"333176","date":"2012-07-20","type":"BC INSP","status":"FAILED"},{"caseNumber":"333176","date":"2012-08-27","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2022-025200","date":"2022-03-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025200","date":"2022-09-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025200","date":"2024-10-03","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-108372","date":"2024-10-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-108372","date":"2024-11-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-120696","date":"2025-11-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-120696","date":"2025-12-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":0,"passes":1},{"y":2012,"fails":2,"passes":1},{"y":2022,"fails":2,"passes":0},{"y":2024,"fails":1,"passes":2},{"y":2025,"fails":1,"passes":1}],"taxOwed":11702.4,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":11702.4,"principalDue":7752,"penaltyDue":813,"interestDue":1609.31,"otherChargesDue":1528.09,"yearsOwed":3,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2022-02-11","assessmentYear":2022,"totalAssessment":256700,"taxableAssessment":256700,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":3593.29,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":true,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.0529380960568,"lng":-75.0918842015831,"geom":{"type":"Polygon","coordinates":[[[-75.091976718,40.053158379],[-75.091652897,40.052978497],[-75.091956892,40.052658372],[-75.092039835,40.053094182],[-75.091976718,40.053158379]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2022-018506","type":"Sprinkler Certification","inspectionDate":"2022-11-21","result":"Certified","expirationDate":"2023-11-21","buildingId":"1249126"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19111","beds":null,"baths":null,"stories":2,"lotArea":13701,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6701 RISING SUN AVE, PHILADELPHIA PA, 19111","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE LOT ADJUSTMENT TO CREATE TWO(2) LOTS ( LOT# 1 AND LOT # 2) FROM TWO(2) OPA ACCOUNTS (6701 RISING SUN AVE AND 520 UNRUH STREET) AS FOLLOWS:\nLOT# 1( 67.28% OF LOT CMX-2 ZONING DISTRICT) AND ( 32.72% OF LOT RESIDENTIAL DISTRICT)","status":"In Process","outcome":null,"date":"2026-06-24","number":"26501","relatedPermit":null},{"type":"ZBA Permit Denial - Variance","grounds":"***Must Be Heard***\n\nPermit FOR A PERSONAL VEHICLE REPAIR AND MAINTENANCE AND PERSONAL VEHICLE SALES AND RENTAL AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION. \n\nThe permit for the above location cannot be issued because the proposal d","status":"Completed","outcome":"Granted","date":"2024-07-30","number":"ZP-2022-003156","relatedPermit":"ZP-2022-003156"}],"taxYears":[{"year":2014,"total":137.93,"principal":0,"interest":30.06,"penalty":13.36},{"year":2015,"total":1638.87,"principal":1226.31,"interest":137.84,"penalty":95.25},{"year":2016,"total":1636.27,"principal":1421.42,"interest":21.32,"penalty":14.21}],"taxNet":3413.07,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":88300,"taxable":88300,"land":28300,"improvement":60000,"taxableLand":28300,"taxableImprovement":60000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":88300,"taxable":88300,"land":28300,"improvement":60000,"taxableLand":28300,"taxableImprovement":60000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":97300,"taxable":97300,"land":19460,"improvement":77840,"taxableLand":19460,"taxableImprovement":77840,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":254800,"taxable":254800,"land":50960,"improvement":203840,"taxableLand":50960,"taxableImprovement":203840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":256700,"taxable":256700,"land":51340,"improvement":205360,"taxableLand":51340,"taxableImprovement":205360,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":256700,"taxable":256700,"land":51340,"improvement":205360,"taxableLand":51340,"taxableImprovement":205360,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":256700,"taxable":256700,"land":51340,"improvement":205360,"taxableLand":51340,"taxableImprovement":205360,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":280500,"taxable":280500,"land":196352,"improvement":84148,"taxableLand":196352,"taxableImprovement":84148,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":280500,"taxable":280500,"land":196352,"improvement":84148,"taxableLand":196352,"taxableImprovement":84148,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":315600,"taxable":315600,"land":63120,"improvement":252480,"taxableLand":63120,"taxableImprovement":252480,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":315600,"taxable":315600,"land":63120,"improvement":252480,"taxableLand":63120,"taxableImprovement":252480,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":301800,"taxable":301800,"land":211200,"improvement":90600,"taxableLand":211200,"taxableImprovement":90600,"exemptLand":0,"exemptImprovement":0}],"taxNow":4418,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"AP-2021-010934","date":"2021-12-13","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-01-04","scope":"FOR A CERTIFICATE OF OCCUPANCY FOR A VEHICLE SALE OF AN EXISTING STRUCTURE. NO ALTERATIONS APPROVED ON THIS PERMIT. BUILDING SHALL COMPLY WITH THE PHILADELPHIA PROPERTY MAINTENANCE AND FIRE CODES PRIOR TO OCCUPANCY. SEPARATE PERMITS REQUIRED FOR ALTERATIONS."},{"number":"ZP-2022-003156","date":"2024-06-12","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Vehicle Repair and Maintenance.; Personal Vehicle Sales and Rentals."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"viol","w":"2 L&I violations"},{"y":2012,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"viol","w":"7 L&I violations"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"284406","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"CARL GLANZMANN AUTOMOBILES INC","legalName":"CARL GLANZMANN AUTOMOBILES INC","address":"6701 RISING SUN AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2003-12-29","latestIssueDate":"2003-12-29","expirationDate":"2004-12-31","inactiveDate":"2012-07-24"},{"number":"284512","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"RALLY MOTORS AUTOMOTIVE INC","legalName":"RALLY MOTORS AUTOMOTIVE INC","address":"6701 RISING SUN AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2004-12-30","latestIssueDate":"2016-02-17","expirationDate":"2016-12-31","inactiveDate":"2017-03-01"},{"number":"0962683","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Active","businessName":"L & L automotive llc","legalName":"L & L automotive llc","address":"6701 RISING SUN AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2024-10-04","latestIssueDate":"2025-10-03","expirationDate":"2026-10-03","inactiveDate":null}],"licenseActivity":[{"number":"0962683","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"L & L automotive llc","legalName":"L & L automotive llc","issuedDate":"2024-10-04","latestIssueDate":"2025-10-03","closureDate":null,"expirationDate":"2026-10-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"284512","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"RALLY MOTORS AUTOMOTIVE INC","legalName":"RALLY MOTORS AUTOMOTIVE INC","issuedDate":"2004-12-30","latestIssueDate":"2016-02-17","closureDate":"2017-03-01","expirationDate":"2016-12-31","inactiveDate":"2017-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"284406","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"CARL GLANZMANN AUTOMOBILES INC","legalName":"CARL GLANZMANN AUTOMOBILES INC","issuedDate":"2003-12-29","latestIssueDate":"2003-12-29","closureDate":"2012-07-24","expirationDate":"2004-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$11,702 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["1 permit event since 2023","2 zoning/board appeals 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 #ZP-2022-003156: Completed · Granted; related permit ZP-2022-003156.","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":"Sprinkler Certification: Certified through Nov 21, 2023","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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$11,702.40 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","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":"6 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 9, 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":"Motor Vehicle Repair / Fuel Dispensing #284406: Inactive since Jul 24, 2012; Motor Vehicle Repair / Fuel Dispensing #284512: Inactive since Mar 1, 2017","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 12 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/"}],"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/"}]}