{"asOf":"2026-07-26T05:47:47.365Z","block":"6500-6599 ESSINGTON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6500-6599-essington-ave","address":"6501 ESSINGTON AVE","parcelNumber":"882166700","source":"https://property.phila.gov/?p=882166700","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PA0","buildingCodeNew":"223","buildingClass":"AUTO DEALER/AGNCY MASONRY","buildingClassNew":"AUTO SERVICE GARAGE","useLabel":"Commercial","owner":"VK 6501 ESSINGTON LLC","coOwner":null,"marketValue":6720000,"landAssessment":4704000,"improvementAssessment":2016000,"livableArea":42000,"yearBuilt":1995,"lastSale":{"price":13500000,"date":"2021-04-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"3878645","date":"2016-03-24","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM 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INSP","status":"PASSED"},{"caseNumber":"525247","date":"2016-03-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"525255","date":"2016-03-24","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"525247","date":"2016-04-05","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"525255","date":"2016-04-05","type":"EP_ELEC","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":1,"passes":1},{"y":2009,"fails":0,"passes":1},{"y":2016,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.916246200347494,"lng":-75.22210182702464,"geom":{"type":"Polygon","coordinates":[[[-75.221422642,39.91582927],[-75.221489331,39.915702645],[-75.221596761,39.91568248],[-75.222505465,39.915835765],[-75.222617962,39.915440319],[-75.222645184,39.91557215],[-75.222749331,39.915680754],[-75.222908704,39.915736929],[-75.223127029,39.915717784],[-75.223164371,39.915780098],[-75.222296263,39.917049818],[-75.22159538,39.916775638],[-75.221108074,39.916131972],[-75.22111634,39.916106154],[-75.221311607,39.915965513],[-75.221422642,39.91582927]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2024-033092","type":"Fire Alarm Certification","inspectionDate":"2024-10-15","result":"Certified","expirationDate":"2025-10-15","buildingId":"1409804"},{"number":"BC-2025-029559","type":"Fire Alarm Certification","inspectionDate":"2025-09-15","result":"Certified","expirationDate":"2026-09-15","buildingId":"1409804"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19153","beds":null,"baths":null,"stories":1,"lotArea":172654,"zoning":"I2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"80 WEST 250 PEHLE AVE STE 200, SADDLE BROOK NJ, 07663","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":4192000,"taxable":4192000,"land":1726500,"improvement":2465500,"taxableLand":1726500,"taxableImprovement":2465500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":4192000,"taxable":4192000,"land":1726500,"improvement":2465500,"taxableLand":1726500,"taxableImprovement":2465500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":3750000,"taxable":3750000,"land":750000,"improvement":3000000,"taxableLand":750000,"taxableImprovement":3000000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":3746600,"taxable":3746600,"land":749320,"improvement":2997280,"taxableLand":749320,"taxableImprovement":2997280,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":3746600,"taxable":3746600,"land":749320,"improvement":2997280,"taxableLand":749320,"taxableImprovement":2997280,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":3746600,"taxable":3746600,"land":749320,"improvement":2997280,"taxableLand":749320,"taxableImprovement":2997280,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":6475000,"taxable":6475000,"land":4532500,"improvement":1942500,"taxableLand":4532500,"taxableImprovement":1942500,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":6475000,"taxable":6475000,"land":4532500,"improvement":1942500,"taxableLand":4532500,"taxableImprovement":1942500,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":6475000,"taxable":6475000,"land":4532500,"improvement":1942500,"taxableLand":4532500,"taxableImprovement":1942500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":6468000,"taxable":6468000,"land":4527600,"improvement":1940400,"taxableLand":4527600,"taxableImprovement":1940400,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":6468000,"taxable":6468000,"land":4527600,"improvement":1940400,"taxableLand":4527600,"taxableImprovement":1940400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":6720000,"taxable":6720000,"land":4704000,"improvement":2016000,"taxableLand":4704000,"taxableImprovement":2016000,"exemptLand":0,"exemptImprovement":0}],"taxNow":90539,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"667553","date":"2016-03-02","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-05-20","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND MECHANICAL APPLIANCES WITH ASSOCIATED DUCTWORK TO AN OFFICE AREA. 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":"669914","date":"2016-03-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-03-09","scope":"FOR USE AS SAFETY SERVICES WITHIN AN EXISTING DETACHED STRUCTURE (\"BUILDING A\" ON PLANS) AND ANOTHER DETACHED STRUCTURE (\"BUILDING B\" ON PLANS) TO REMAIN VACANT, NO CHANGES IN HEIGHT OR AREA OF EXISTING BUILDINGS, WITH SEVENTY-EIGHT (78) ACCESSORY SPACES, OF WHICH TWENTY-FIVE (25) ACCESSORY PARKING SPACES WILL BE RESERVED FOR EMERGENCY VEHICLES, AND FIFTY-THREE (53) ACCESSORY PARKING SPACES WILL BE RESERVED FOR EMPLOYEES. NO SIGNS ON THIS PERMIT."},{"number":"675247","date":"2016-04-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-03-12","scope":"FOR INTERIOR RENOVATIONS TO AN EXISTING BUILDING FOR USE AS A DISPATCHING OFFICE FOR AMBULANCES. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FURNISHINGS AND FINISHES PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"670258","date":"2016-04-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-06-03","scope":"WIRING OF NEW OFFICE SPACE WITH STANDARD 2X4 LIGHTS, SWITCHES AND OUTLETS REPAIR EXISITNG 2X4 LIGHTING IN EXISITNG OFFICES EXIT & EMERGENCY AS PER 2008 NEC (WEST DISTRICT)"},{"number":"672304","date":"2016-04-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 1-FIRE ALARM PANEL, 1 COMMUNICATION, 2-ANNUNCIATION, 13-SMOKE DETECTORS,5 HORN STROBES,3 STROBES,4-HEAT DETECTORS,4 PULL STATION PER NFPA 72 (PROTECTIVE SERVICES)"},{"number":"686874","date":"2016-04-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-05-20","scope":"REMOVAL AND REPLACEMENT OF 3- TOILETS, 2- LAVATORIES, BREAK ROOM SINK AND WATER FOUNTAIN FOR DRYWALL WORK"},{"number":"680971","date":"2016-05-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-09-02","scope":"FURNISH & INSTALL (134) CATEGORY 5E PLENUM CABLE WITH A LONGEST RUN OF 140' AS PER 2008 NEC (WEST DISTRICT)"},{"number":"696830","date":"2016-06-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-06-06","scope":"FOR THE REPLACEMENT OF TWO (2) PANELS ON AN EXISTING, ACCESSORY, DOUBLE-FACED, STATICALLY ILLUMINATED FREESTANDING SIGN, SIZE AND LOCATION AS SHOWN ON PLANS. NO CHANGES IN HEIGHT, AREA, STRUCTURE, OR ILLUMINATION OF EXISTING SIGN. NEW PANELS ACCESSORY TO PREVIOUSLY APPROVED SAFETY SERVICES WITHIN AN EXISTING DETACHED STRUCTURE."},{"number":"698880","date":"2016-07-06","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2017-01-04","scope":"THE REPLACEMENT OF TWO (2) PANELS ON AN EXISTING, ACCESSORY, DOUBLE-FACED, STATICALLY ILLUMINATED FREESTANDING SIGN, SIZE AND LOCATION AS SHOWN ON PLANS. NO CHANGES IN HEIGHT, AREA, STRUCTURE, OR ILLUMINATION OF EXISTING SIGN & FOR THE REMOVAL OF A SIGN."},{"number":"ZP-2021-003715","date":"2021-04-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Vehicle Repair and Maintenance."},{"number":"GM-2021-012087","date":"2021-10-26","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-11-10","scope":"REMOVE EXISTING ROOF MEMBRANE. FURNISH AND INSTALL A NEW 60 MIL REINFORCED, TPO ROOF MEMBRANE."},{"number":"EP-2024-001791","date":"2024-04-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-26","scope":"EXISTING INCOMING PRIMARY FEEDER TO REMAIN .INSTALL (3) #500 KCMIL CU, (1) #2 AWG CU GND IN A 3-1/2\" EMT CONDUIT (8) #250 KCMIL CU, (1) #1/0 CU GND, IN 3-1/2\" EMT CONDUIT (7) 1-1/2\" EMT CONDUITS, CONSISTING OF (4) #4 AWG CU, (2) #8 CU GND, EACH CONDUIT FEEDING TWO EV CHARGERS (2) #6 AWG CU, (1) #8 CU GND IN A 1\" LFMC NEW 125A, 480V CIRCUIT BREAKER TO BE INSTALLED IN EXISTING MSB. CONTRACTOR TO INSTALL A PANELBOARD MANUFACTURER AND AIC RATING COMPATIBLE CIRCUIT BREAKER (2) #4 AWG CU, (1) #8 AWG CU GND IN A 1-1/2\" EMT CONDUIT ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. AMENDMENT:Original plans had 1 600 amp panel - Amended permit and plans changed to 1 trough and 3 200 amp main breaker panels From existing MDP to new transformer we upsized conduit from 3 1/2\" to 4\". From transformer to the new trough we installed two (2) 3\" conduits instead of the 1 3 1/2\" conduit From new panels to chargers we went from seven (7) 1.5\" conduits to six (6) 1.25\" conduits Changed conduit size from 1.5\" to 1.25\" Final conduit in each panel changed from 1.5\" to 1.25\" (three (3) total) Location of chargers - two of original charger locations were change; one (1) to the other side of building; one (1) moved over one spot."}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2016,"k":"permit","w":"Addition and/or Alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Zoning/use"},{"y":2016,"k":"viol","w":"6 L&I violations"},{"y":2016,"k":"permit","w":"Sign"},{"y":2016,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Roof Covering Replacement"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"287535","type":"Public Garage / Parking Lot","status":"Inactive","businessName":"BUDGET RENT A CAR SYSTEM INC (ATTN:MICHAEL FEELEY)","legalName":"BUDGET RENT A CAR SYSTEM INC","address":"6501 ESSINGTON AVE","revenueCode":"3371","rentalCategory":null,"units":null,"issuedDate":"1996-05-08","latestIssueDate":"1996-05-08","expirationDate":"1997-12-31","inactiveDate":null},{"number":"285088","type":"Hazardous Materials","status":"Inactive","businessName":"METRO VALUE SALES INC (T/A VALUE KIA)","legalName":"METRO VALUE SALES INC","address":"6501 ESSINGTON AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2001-10-26","latestIssueDate":"2008-12-01","expirationDate":"2009-11-30","inactiveDate":null},{"number":"281681","type":"Dumpster License - Private Property","status":"Inactive","businessName":"METRO AUTO SALES INC (T/A VALUE KIA)","legalName":"METRO AUTO SALES INC","address":"6501 ESSINGTON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2004-01-21","latestIssueDate":"2010-06-22","expirationDate":"2011-07-31","inactiveDate":null},{"number":"281480","type":"Dumpster License - Private Property","status":"Inactive","businessName":"BUDGET RENT A CAR SYSTEM INC","legalName":"BUDGET RENT A CAR SYSTEM INC","address":"6501 ESSINGTON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2004-06-16","latestIssueDate":"2011-11-09","expirationDate":"2012-07-31","inactiveDate":null},{"number":"284649","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"METRO AUTO SALES INC (T/A VALUE KIA)","legalName":"METRO AUTO SALES INC","address":"6501 ESSINGTON AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2005-01-04","latestIssueDate":"2007-11-26","expirationDate":"2008-12-31","inactiveDate":"2012-07-24"},{"number":"283282","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"BUDGET RENT A CAR SYSTEM INC","legalName":"BUDGET RENT A CAR SYSTEM INC","address":"6501 ESSINGTON AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null}],"licenseActivity":[{"number":"283282","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"BUDGET RENT A CAR SYSTEM INC","legalName":"BUDGET RENT A CAR SYSTEM INC","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"284649","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"METRO AUTO SALES INC (T/A VALUE KIA)","legalName":"METRO AUTO SALES INC","issuedDate":"2005-01-04","latestIssueDate":"2007-11-26","closureDate":"2012-07-24","expirationDate":"2008-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"281480","type":"Dumpster License - Private Property","businessName":"BUDGET RENT A CAR SYSTEM INC","legalName":"BUDGET RENT A CAR SYSTEM INC","issuedDate":"2004-06-16","latestIssueDate":"2011-11-09","closureDate":"2012-07-31","expirationDate":"2012-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"281681","type":"Dumpster License - Private Property","businessName":"METRO AUTO SALES INC (T/A VALUE KIA)","legalName":"METRO AUTO SALES INC","issuedDate":"2004-01-21","latestIssueDate":"2010-06-22","closureDate":"2011-07-31","expirationDate":"2011-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"285088","type":"Hazardous Materials","businessName":"METRO VALUE SALES INC (T/A VALUE KIA)","legalName":"METRO VALUE SALES INC","issuedDate":"2001-10-26","latestIssueDate":"2008-12-01","closureDate":"2009-11-30","expirationDate":"2009-11-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"287535","type":"Public Garage / Parking Lot","businessName":"BUDGET RENT A CAR SYSTEM INC (ATTN:MICHAEL FEELEY)","legalName":"BUDGET RENT A CAR SYSTEM INC","issuedDate":"1996-05-08","latestIssueDate":"1996-05-08","closureDate":null,"expirationDate":"1997-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #669914: 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: GM-2021-012087 (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":"5 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 5, 2016.","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":"Public Garage / Parking Lot #287535: Inactive; Hazardous Materials #285088: Inactive; Dumpster License - Private Property #281681: Inactive; Dumpster License - Private Property #281480: Inactive","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 6 historical violations across 2 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 Sep 15, 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/"}]}