{"asOf":"2026-07-26T15:17:46.314Z","block":"3900-3999 ARAMINGO AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3900-3999-aramingo-ave","address":"3903 ARAMINGO AVE","parcelNumber":"882126103","source":"https://property.phila.gov/?p=882126103","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"MD0","buildingCodeNew":"232","buildingClass":"SHOP CENT STRIP MASONRY","buildingClassNew":"NBHD SHOPPING CENTER","useLabel":"Store","owner":"RISE STRIP 3903 LLC","coOwner":null,"marketValue":3365400,"landAssessment":2355700,"improvementAssessment":1009700,"livableArea":11218,"yearBuilt":2015,"lastSale":{"price":5190000,"date":"2023-11-17T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.997821091046674,"lng":-75.08726977547427,"geom":{"type":"Polygon","coordinates":[[[-75.088044075,39.997899345],[-75.087219123,39.998329826],[-75.086402014,39.99783302],[-75.087485144,39.997267819],[-75.088044075,39.997899345]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2026-013341","type":"Sprinkler Certification","inspectionDate":"2026-04-21","result":"Certified","expirationDate":"2027-04-21","buildingId":"1074332"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19137","beds":null,"baths":null,"stories":1,"lotArea":89898,"zoning":"CA2","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"8 WINDY TOP COURT, PRINCETON NJ, 08540","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2336000,"taxable":1356000,"land":1356000,"improvement":980000,"taxableLand":1356000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":980000},{"y":2017,"v":2336000,"taxable":1356000,"land":1356000,"improvement":980000,"taxableLand":1356000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":980000},{"y":2018,"v":2574400,"taxable":514880,"land":514880,"improvement":2059520,"taxableLand":514880,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2059520},{"y":2019,"v":2571700,"taxable":514340,"land":514340,"improvement":2057360,"taxableLand":514340,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2057360},{"y":2020,"v":2571700,"taxable":514340,"land":514340,"improvement":2057360,"taxableLand":514340,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2057360},{"y":2021,"v":2571700,"taxable":514340,"land":514340,"improvement":2057360,"taxableLand":514340,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2057360},{"y":2022,"v":2571700,"taxable":514340,"land":514340,"improvement":2057360,"taxableLand":514340,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":2057360},{"y":2023,"v":2077700,"taxable":1454369,"land":1454369,"improvement":623331,"taxableLand":1454369,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":623331},{"y":2024,"v":2077700,"taxable":1454369,"land":1454369,"improvement":623331,"taxableLand":1454369,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":623331},{"y":2025,"v":3500000,"taxable":3500000,"land":2450000,"improvement":1050000,"taxableLand":2450000,"taxableImprovement":1050000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3500000,"taxable":3500000,"land":2450000,"improvement":1050000,"taxableLand":2450000,"taxableImprovement":1050000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":3365400,"taxable":3365400,"land":2355700,"improvement":1009700,"taxableLand":2355700,"taxableImprovement":1009700,"exemptLand":0,"exemptImprovement":0}],"taxNow":48993,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"524681","date":"2014-03-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-03-24","scope":"FOR THE ERECTION OF ONE (1) ACCESSORY DOUBLE FACED FREE STANDING SIGN 25' HIGH ACCESSORY TO THE FINANCIAL INSTITUTION, TAKE OUT RESTAURANT AND VACANT TENANT SPACE. ***REFER PLANS TO A/P # 524634***"},{"number":"524636","date":"2014-03-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-03-24","scope":"FOR THE DEMOLITION OF CANOPY ALONG EAST WALL AND ERECT TWO CANOPIES FOR DRIVE-THRU'S AND FOR THE CREATION OF THREE (3) TENANT SPACES (A, B AND C). SPACE A - BANK (FINANCIAL INSTITUTION WITH DRIVE THRU)- NO ACTIVITES AS DEFINED IN SECTION 14-603 (13), SPACE B- VACANT SPACE (USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY, SPACE C- TAKE OUT RESTAURANT WITH DRIVE THRU AND FOR THE RECONFIGURATION OF PARKING SPACES FOR A NEW TOTAL OF SIXTY SEVEN (67) SPACES INCLUDING INCLUDING THREE (3) ACCESSIBLE PARKING SPACES AND TWO (2) BICYCLE PARKING SPACES LOCATED ON AN ACCESSIBLE ROUTE. ****REFER PLANS TO A/P # 524634****"},{"number":"532373","date":"2014-04-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-04-24","scope":"RECONFIGURE TENANT TO CREATE FOUR SPACES. UNIT 101 COMMERCIAL SERVICES /BUSINESS SUPPORT (COMCAST STORE UNIT 102 & UNIT 103 VACANT SPACES UNIT 104 FINANCIAL SERVICES (BABK WITH DRIVE THRU)"},{"number":"533413","date":"2014-06-05","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2014-12-04","scope":"FOR THE ERECTION OF ONE STORY STRUCTURE FOR USE AS MERCANTILE, BUILDING SPLIT INTO FOUR (4) SEPARATE TENANT SPACES. EACH TENANT SPACE REQUIRES A SEPARATE CERTIFICATE OF OCCUPANCY. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPRESSION WORK."},{"number":"546579","date":"2014-08-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-10-24","scope":"SANITARY STUB IN 3 BATHROOMS AND GAS PIPE FOR HVAC SHELL WITH 4 RETAIL SPACES (COMMERCIAL)"},{"number":"548054","date":"2014-08-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-01-08","scope":"1200AMP SERVICE FOR 4 RETAIL SPACES LANDLORD FITOUT FOR 4 RETIAL SPACES,(2)400A SERVICES AND (2)200A SERVICES PER 2008 NEC (RETAIL SPACE)"},{"number":"553553","date":"2014-10-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-12-04","scope":"INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 STANDARD. ALL WORK MUST COMPLY WITH APPROVED PLANS. ALL WORK TO BE PERFORMED BY A LICENSED FIRE SUPPRESSION CONTRACTOR."},{"number":"561377","date":"2014-10-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-05-01","scope":"INSTALLATION OF HVAC SYSTEM AND DUCTWORK, ASSOCIATED MECHANICAL"},{"number":"561318","date":"2014-10-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-04-23","scope":"PLUMBING ALTERATION FOR TENANT FIT-OUT \"XFINITY STORE\" - (1)SINK, (2)WATER CLOSETS, (2)LAVATORIES, (1)DRINKING FOUNTAIN, (1)MOP SINK AND A 20GAL DOMESTIC HOT WATER HEATER - NOTE: SEE PLUMBING PERMIT #546579 FOR THE NEW PLUMBING CONSTRUCTION"},{"number":"564615","date":"2014-10-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"ADD 1-NEW PANEL, SWITCHES, RECEPTACLES & FIXTURES TENANT FIT OUT AS PER NEC 2008 (COMM) NO FIRE ALARM ON THIS PERMIT"},{"number":"565812","date":"2014-11-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"LANDLORD FIT OUT FOR 4 RETAIL SPACES. INSTALL FIRE ALARM CONTYROL PANEL,1 SMOKE DETECTOR,9 PULL STATIONS,10 HORN STROBES AND 4 STROBES AS PER NFPA72 (EAST DISTRICT)"},{"number":"577926","date":"2014-12-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL LOW VOLTAGE WIRING FOR THE FOLLOWING CARD ACCESS (8)INDOOR AND (4)OUTDOOR CAMERAS,BUGULAR ALARM AS PER 2008 NEC (EAST DISTRICT)"},{"number":"576401","date":"2014-12-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-12-29","scope":"FOR THE ERECTION OF TWO (2) INTERNALLY-ILLUMINATED WALL SIGNS AND FOR THE REFACE OF A SINGLE PANEL OF AN EXISTING DOUBLE-FACED FREESTANDING SIGN (APPROVED UNDER PERMIT #524681). SIZE AND LOCATION AS SHOWN IN PLANS. SIGNAGE ACCESSORY TO AN EXISTING BUSINESS SUPPORT STORE IN SPACE #101 WITH VACANT STORES IN SPACES #102 & 103 AND FINANCIAL SERVICES IN SPACE #104 AS PREVIOUSLY APPROVED."},{"number":"570802","date":"2015-05-08","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2015-12-16","scope":"FOR THE ERECTION OF A DOUBLE-FACED STATICALLY ILLUMINATED FREE-STANDING SIGN OF STRUCTURAL ALUMINUM FRAME W. MASONRY PIER & STRUCTURAL STEEL HELICAL PILE W. CAST-IN-PLACE CONCRETE CAP FOUNDATION SYSTEM. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK."},{"number":"581892","date":"2015-05-22","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2015-05-28","scope":"FOR THE ERECTION OF TWO (2) STATICALLY ILLUMINATED WALL SIGNS ATTACHED TO EXTERIOR WALLS OF PREVIOUSLY APPROVED DETACHED ONE (1) STORY ABOVE GRADE PLANE BUILDING. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK."},{"number":"773276","date":"2017-04-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"MINOR ELECTRICAL ALTERATIONS IN AN EXISTING BUILDING AS PER 2008 NEC."},{"number":"812488","date":"2017-08-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-08-30","scope":"1) RECONFIGURE TENANT SPACES FROM FOUR EXISTING SPACES TO CREATE TWO SPACES FOR USES AS FOLLOWS: A) UNIT 101- (EXISTING- NO CHANGE): COMMERCIAL SERVICES/BUSINESS SUPPORT - COMMCAST/EXFINITY STORE B) UNIT 102-104: (RETAIL SALES -FOOD, BEVERAGES, AND GROCERIES)"},{"number":"811779","date":"2017-09-13","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-01-02","scope":"TENANT FITOUT TO INCLUDE TO CREATE A RETAIL STORE AS PER PLAN.** SEPARATE PERMIT IS REQUIRED FOR M.E.P.S.**"},{"number":"814545","date":"2017-09-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-12-21","scope":"HVAC INSTALLATION INCLUDES ASSOCIATED DUCT WORK AS PER PLANS MECHANICAL 24 REGISTERS/DIFFUSERS ** SEE A/P 811779 FOR PLAN **"},{"number":"823822","date":"2017-10-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-12-21","scope":"PERMIT SPRINKLER RELOCATION (NFPA 13) - FOR THE RELOCATION OF SPRINKLER HEADS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS. RELOCATE 48 SPRINKLER HEADS."},{"number":"824975","date":"2017-11-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-11-01","scope":"ERECTION OF TEO SINGLE FACED SIGNS INTERIOR ILLUMINATED ACCESSORY SIGNS FOR SPACE 102-104 AS PER PLANS."},{"number":"818726","date":"2017-11-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-12-21","scope":"TENANT FIT OUT LIGHTS,RECEPTACLES,SERVICE EQUIPMENT PER 2008 NEC (RETAIL)"},{"number":"818618","date":"2017-12-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-01-02","scope":"NEW CONSTRUCTION: INTERIOR PLUMBING;RETAIL SALES -FOOD, BEVERAGES, AND GROCERIES; 2 WC,2 LAVS,1 URINAL,2 FLOOR DRAINS,1 MOP SINK,1 DRINKING FOUNTAIN; WATER HEATER- THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"836074","date":"2018-01-12","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2018-02-06","scope":"INSTALL ONE SET 53-3/8\" BY 21'11-3/16\" ILLUM LETTERS ON FRONT OF ELEVATION (98 SQ FT) AND ONE SET 43-3/8\"X17'9\" ILLUM LETTERS ON SIDE ELEVATION (64.16 SQ FT)."},{"number":"829157","date":"2018-10-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"EXTENSION OF EXISTING F/A SMOKES,HORN STROBES AND BREAK STATIONS PER NFPA 72(COMMERCIAL)"},{"number":"ZP-2022-011792","date":"2022-11-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A CANOPY ADDITION TO AN EXISTING DETACHED BUILDING. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS."},{"number":"ZP-2022-013144","date":"2022-12-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods - Medical Marijuana Dispensary"},{"number":"ZP-2023-000368","date":"2023-02-13","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-05-06","scope":"FOR THE REFACING OF TWO (2) SIDES OF AN EXISTING FREESTANDING SIGN AND THE INSTALLATION OF TWO (2) FLATWALL INTERNALLY ILLUMINATED ACCESSORY SIGNS. SIZES AND LOCATIONS PER APPROVED PLAN."},{"number":"GP-2023-001194","date":"2023-03-02","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-05-06","scope":"FOR THE REFACING OF TWO (2) SIDES OF AN EXISTING FREESTANDING SIGN 31.81 SQ FT. AND THE INSTALLATION OF TWO (2) FLATWALL INTERNALLY ILLUMINATED ACCESSORY SIGNS EACH (90.37 SF). FOR USE AS RETAIL SALES-CONSUMER GOODS. AS PER PLANS."},{"number":"ZP-2023-010474","date":"2023-10-13","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the erection of two accessory flat wall signs on an existing structure. Size and location as shown on plan. sign accessory to a previously approved medical marijuana dispensary."},{"number":"GP-2023-009220","date":"2023-11-10","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-11-28","scope":"FOR THE INSTALLATION OF TWO (2) NON-ILLUMINATED FLAT WALL SIGNS PER APPROVED PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Suppression"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"Sign"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2022,"k":"permit","w":"New construction, addition, GFA change"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"permit","w":"Sign"},{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"permit","w":"Sign"}],"rented":false,"licenses":[{"number":"650969","type":"Dumpster License - Private Property","status":"Active","businessName":"SEVEN YARD LP","legalName":"SEVEN YARD LP","address":"3903 ARAMINGO AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-12-29","latestIssueDate":"2014-12-29","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"650969","type":"Dumpster License - Private Property","businessName":"SEVEN YARD LP","legalName":"SEVEN YARD LP","issuedDate":"2014-12-29","latestIssueDate":"2014-12-29","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","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":["4 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 #524681: 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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Apr 21, 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/"}]}