{"asOf":"2026-07-17T06:34:01.220Z","block":"14200-14299 BUSTLETON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/14200-14299-bustleton-ave","address":"14225 BUSTLETON AVE","parcelNumber":"882070530","source":"https://property.phila.gov/?p=882070530","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"MD0","buildingCodeNew":"233","buildingClass":"SHOP CENT STRIP MASONRY","buildingClassNew":"STRIP SHOPPING CENTER","useLabel":"Store","owner":"TRENTALANGE LIMITED PARTNERSHIP 1","coOwner":null,"marketValue":1720500,"landAssessment":1204300,"improvementAssessment":516200,"livableArea":11470,"yearBuilt":1988,"lastSale":{"price":1,"date":"2025-05-05T04:00:00Z"},"openViolations":0,"violations":[{"number":"1156562","date":"2008-11-12","code":"A-501.1/1","title":"BLDG PERMIT 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CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"239180","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2010-06-14","completedDate":"2016-07-20","violations":[{"number":"1877305","date":"2010-06-14","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-133223","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"ADMINISTRATIVE DISTRICT INVESTIGATOR","status":"CLOSED","createdDate":"2025-12-12","completedDate":"2026-07-02","violations":[{"number":"VI-2025-096572","date":"2025-12-12","code":"A-202.4","title":"FAILURE TO PROVIDE REPORTS","status":"COMPLIED","resolutionDate":"2026-07-02","resolution":"COMPLIED - PERMIT 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INSP","status":"PASSED"},{"caseNumber":"239180","date":"2010-11-05","type":"PRECOURT","status":"FAILED"},{"caseNumber":"239180","date":"2010-11-15","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"185165","date":"2012-09-27","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2025-133223","date":"2025-12-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133223","date":"2026-01-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133223","date":"2026-03-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-133223","date":"2026-07-02","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2010,"fails":4,"passes":1},{"y":2012,"fails":0,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.13234600137994,"lng":-75.01077057798301,"geom":{"type":"Polygon","coordinates":[[[-75.010670708,40.131988017],[-75.011001454,40.131874297],[-75.011568747,40.132213637],[-75.011190063,40.132575355],[-75.01077986,40.132914851],[-75.010205463,40.132523665],[-75.010262586,40.132478406],[-75.009852035,40.132236864],[-75.010670708,40.131988017]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2024-025623","type":"Fire Alarm Certification","inspectionDate":"2024-09-18","result":"Certified","expirationDate":"2025-09-18","buildingId":"1313894"},{"number":"BC-2025-027832","type":"Fire Alarm Certification","inspectionDate":"2025-10-22","result":"Certified","expirationDate":"2026-10-22","buildingId":"1313894"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19116","beds":null,"baths":null,"stories":1,"lotArea":91157,"zoning":"CA1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"14225 BUSTLETON AVE, PHILADELPHIA PA, 19116","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2656300,"taxable":2656300,"land":1989100,"improvement":667200,"taxableLand":1989100,"taxableImprovement":667200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":2656300,"taxable":2656300,"land":1989100,"improvement":667200,"taxableLand":1989100,"taxableImprovement":667200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":2950800,"taxable":2950800,"land":590181,"improvement":2360619,"taxableLand":590181,"taxableImprovement":2360619,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":2948100,"taxable":2948100,"land":589661,"improvement":2358439,"taxableLand":589661,"taxableImprovement":2358439,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":2948100,"taxable":2948100,"land":589661,"improvement":2358439,"taxableLand":589661,"taxableImprovement":2358439,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":2948100,"taxable":2948100,"land":589661,"improvement":2358439,"taxableLand":589661,"taxableImprovement":2358439,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":2948100,"taxable":2948100,"land":589661,"improvement":2358439,"taxableLand":589661,"taxableImprovement":2358439,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1596100,"taxable":1596100,"land":1117235,"improvement":478865,"taxableLand":1117235,"taxableImprovement":478865,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1596100,"taxable":1596100,"land":1117235,"improvement":478865,"taxableLand":1117235,"taxableImprovement":478865,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1594300,"taxable":1594300,"land":1116010,"improvement":478290,"taxableLand":1116010,"taxableImprovement":478290,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1594300,"taxable":1594300,"land":1116010,"improvement":478290,"taxableLand":1116010,"taxableImprovement":478290,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1720500,"taxable":1720500,"land":1204300,"improvement":516200,"taxableLand":1204300,"taxableImprovement":516200,"exemptLand":0,"exemptImprovement":0}],"taxNow":22317,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"275083","date":"2010-04-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-04-26","scope":"INSTALLATION OF INTERNALLY ILLUM CHANNEL LETTERS MOUNTED ON RACEWAY. PYLON SIGN FACE REPLACEMENT GRAPHICS."},{"number":"276712","date":"2010-05-18","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2010-12-07","scope":"INSTALL (1) ONE ILLUMINATED FLAT WALL SIGN WITH RACEWAY 2.6' X 24' AND FACE CHANGE TO EXISTING PYLON FRAME ONLY. ALL WORK SHALL COMPLY WITH THE APPROVED PLANS."},{"number":"634485","date":"2015-08-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-08-25","scope":"FOR DAY CARE CENTER ON UNIT # 103 AND ALL OTHER USES AS PREVIOUSLY APPROVED IN AN EXISTING SHOPPING CENTER. NO SIGN ON THIS PERMIT.**A CERTIFICATE OF OCCUPANCY / BUILDING PERMIT IS REQUIRED**"},{"number":"637988","date":"2016-04-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-07-11","scope":"FOR INTERIOR ALTERATIONS TO INCLLUDE INTERIOR DEMOLITION OF NON-LOAD BEARING PARTITIONS AND CONSTRICTION OF NON-LOAD BEARING WALLS TO CREATE ONE (1) ACCESSIBLE TOILET ROOM IN A DAY CARE CENTER, AS PER APPROVED PLANS. **SEPARATE PERMIT REQUIRED FOR ANY MEP WORK**"},{"number":"696782","date":"2016-06-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-07-05","scope":"INSTALLATION OF 1-WATER CLOSET AND 1-LAV. THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"846765","date":"2018-01-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-01-22","scope":"WAS A TRAINING CENTER, PROPOSING DAY CARE CENTER CURRENTLY EXPANDING FROM SUITE #103 TO SUITE 105"},{"number":"850750","date":"2018-05-02","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-06-22","scope":"FOR THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR DAYCARE CENTER IN SPACE 103-05, AS PER APPROVED PLANS. SEE APP# 637988 FOR SPACE 103 ALTERATIONS PERMIT. **NO WORK UNDER THIS PERMIT**"},{"number":"ZP-2024-006839","date":"2024-09-10","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-06-11","scope":"FOR FRONT ADDITION TO EXISTING BUILDING. SIZE AND LOCATION PER APPROVED PLAN."},{"number":"CP-2024-003405","date":"2024-09-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-06-11","scope":"FOR AN ADDITION AND LEVEL II ALTERATIONS TO AN EXISTING TENANT SPACE FOR USE AS A ASSEMBLY (A-2, RESTAURANT) OCCUPANCY, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"MP-2024-004456","date":"2024-10-03","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-11-22","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"PP-2024-014318","date":"2024-11-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-06-11","scope":"ALTERATION AND RENOVATION OF RESTAURANT. WORK TO INCLUDE DRAINAGE,WASTE,VENT, AND WATER SUPPLY OF 35 FIXTURES IN COMPLIANCE WITH 2018 PPC AND APPROVED PLANS. MECHANICAL FUEL/GAS WORK BEING PERFORMED UNDER SEPERATE PERMIT."},{"number":"EP-2024-009732","date":"2024-11-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-15","scope":"Interior re-wire as per 2017 NEC. Electrical service is existing. Install fire alarm according to 2016 NFPA 72."},{"number":"ZP-2025-001470","date":"2025-03-07","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE (1) STATIC ILLUMINATED WALL SIGN ON AN EXISTING DETACHED STRUCTURE. SIZE/LOCATION AS SHOWN ON THE APPLICATION/PLANS."},{"number":"GP-2025-002001","date":"2025-03-25","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2025-12-01","scope":"FOR THE INSTALLATION OF ONE (1) FLAT WALL SIGN WITH STATIC ILLUMINATION PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR THE ELECTRICAL WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Sign"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"281934","type":"Dumpster License - Private Property","status":"Active","businessName":"TRENTALANGE LTD","legalName":"TRENTALANGE LTD","address":"14225 BUSTLETON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2003-05-09","latestIssueDate":"2013-07-24","expirationDate":null,"inactiveDate":null},{"number":"321856","type":"Hazardous Materials","status":"Inactive","businessName":"ALL IN ONE SALES INC","legalName":"ALL IN ONE SALES INC","address":"14225 BUSTLETON AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2005-06-09","latestIssueDate":"2005-06-09","expirationDate":"2009-06-30","inactiveDate":"2007-03-01"},{"number":"538621","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"LA HACIENDA INC","legalName":"LA HACIENDA INC","address":"14225 BUSTLETON AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2011-07-14","latestIssueDate":"2024-04-24","expirationDate":"2025-04-30","inactiveDate":"2025-06-29"},{"number":"675507","type":"Food Preparing and Serving","status":"Closed","businessName":"ANTONINA ZAVLUNOVA (ANTOSHKA DAY CARE CENTER)","legalName":"ANTONINA ZAVLUNOVA","address":"14225 BUSTLETON AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-08-25","latestIssueDate":"2016-06-20","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"908324","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"ANTOSHKA DAY CARE II","legalName":"ANTOSHKA DAY CARE II","address":"14225 BUSTLETON AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2022-10-13","latestIssueDate":"2025-09-30","expirationDate":"2026-10-12","inactiveDate":null},{"number":"0980746","type":"Food Establishment, Retail Perm Location (Large)","status":"Active","businessName":"LA SUPERBA LLC","legalName":"LA SUPERBA LLC","address":"14225 BUSTLETON AVE","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2025-06-04","latestIssueDate":"2026-06-03","expirationDate":"2027-06-03","inactiveDate":null}],"licenseActivity":[{"number":"0980746","type":"Food Establishment, Retail Perm Location (Large)","businessName":"LA SUPERBA LLC","legalName":"LA SUPERBA LLC","issuedDate":"2025-06-04","latestIssueDate":"2026-06-03","closureDate":null,"expirationDate":"2027-06-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"908324","type":"Food Preparing and Serving (30+ SEATS)","businessName":"ANTOSHKA DAY CARE II","legalName":"ANTOSHKA DAY CARE II","issuedDate":"2022-10-13","latestIssueDate":"2025-09-30","closureDate":null,"expirationDate":"2026-10-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"675507","type":"Food Preparing and Serving","businessName":"ANTONINA ZAVLUNOVA (ANTOSHKA DAY CARE CENTER)","legalName":"ANTONINA ZAVLUNOVA","issuedDate":"2015-08-25","latestIssueDate":"2016-06-20","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"538621","type":"Food Preparing and Serving (30+ SEATS)","businessName":"LA HACIENDA INC","legalName":"LA HACIENDA INC","issuedDate":"2011-07-14","latestIssueDate":"2024-04-24","closureDate":"2025-06-29","expirationDate":"2025-04-30","inactiveDate":"2025-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"321856","type":"Hazardous Materials","businessName":"ALL IN ONE SALES INC","legalName":"ALL IN ONE SALES INC","issuedDate":"2005-06-09","latestIssueDate":"2005-06-09","closureDate":"2007-03-01","expirationDate":"2009-06-30","inactiveDate":"2007-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"281934","type":"Dumpster License - Private Property","businessName":"TRENTALANGE LTD","legalName":"TRENTALANGE LTD","issuedDate":"2003-05-09","latestIssueDate":"2013-07-24","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-10","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":["7 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 #275083: 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: GP-2025-002001 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 3 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 2, 2026.","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":"Hazardous Materials #321856: Inactive since Mar 1, 2007; Food Preparing and Serving (30+ SEATS) #538621: Inactive since Jun 29, 2025; Food Preparing and Serving #675507: Closed since Jun 29, 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Oct 22, 2026","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/"}]}