{"asOf":"2026-07-27T20:55:16.697Z","block":"6700-6799 ESSINGTON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6700-6799-essington-ave","address":"6729-33 ESSINGTON AVE","parcelNumber":"882169000","source":"https://property.phila.gov/?p=882169000","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PA0","buildingCodeNew":"222","buildingClass":"AUTO DEALER/AGNCY MASONRY","buildingClassNew":"AUTO DEALER/SERVICE","useLabel":"Commercial","owner":"PKST PHILADELPHIA ESSINGTON 6729 LLC","coOwner":null,"marketValue":8496400,"landAssessment":5947500,"improvementAssessment":2548900,"livableArea":37762,"yearBuilt":1985,"lastSale":{"price":21550000,"date":"2024-11-04T05:00:00Z"},"openViolations":3,"violations":[{"number":"985138","date":"2008-05-07","code":"LO-1","title":"OBTAIN LIC 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INSP","status":"PASSED"},{"caseNumber":"CF-2021-018229","date":"2021-03-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-018229","date":"2021-08-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-024734","date":"2024-03-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-024734","date":"2024-03-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-024734","date":"2024-08-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-024734","date":"2024-11-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-024734","date":"2025-02-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-024734","date":"2025-02-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-024734","date":"2025-04-10","type":null,"status":"FAILED"}],"inspYears":[{"y":2008,"fails":1,"passes":1},{"y":2016,"fails":2,"passes":0},{"y":2017,"fails":0,"passes":2},{"y":2021,"fails":1,"passes":1},{"y":2024,"fails":4,"passes":0},{"y":2025,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.90976578430461,"lng":-75.22461820337352,"geom":{"type":"Polygon","coordinates":[[[-75.223118119,39.910044366],[-75.223408742,39.909039567],[-75.226243018,39.909525695],[-75.225689243,39.910485361],[-75.223118119,39.910044366]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19153","beds":null,"baths":null,"stories":2,"lotArea":291290,"zoning":"I2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1650 E GRAND AVE, EL SEGUNDO CA, 90245","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":5,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":4350000,"taxable":4350000,"land":786400,"improvement":3563600,"taxableLand":786400,"taxableImprovement":3563600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":4350000,"taxable":4350000,"land":786400,"improvement":3563600,"taxableLand":786400,"taxableImprovement":3563600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":4726200,"taxable":4726200,"land":945219,"improvement":3780981,"taxableLand":945219,"taxableImprovement":3780981,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":4346000,"taxable":4346000,"land":869200,"improvement":3476800,"taxableLand":869200,"taxableImprovement":3476800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":4346000,"taxable":4346000,"land":869200,"improvement":3476800,"taxableLand":869200,"taxableImprovement":3476800,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":4346000,"taxable":4346000,"land":869200,"improvement":3476800,"taxableLand":869200,"taxableImprovement":3476800,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":13175000,"taxable":13175000,"land":9222500,"improvement":3952500,"taxableLand":9222500,"taxableImprovement":3952500,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":13175000,"taxable":13175000,"land":9222500,"improvement":3952500,"taxableLand":9222500,"taxableImprovement":3952500,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":13175000,"taxable":13175000,"land":9222500,"improvement":3952500,"taxableLand":9222500,"taxableImprovement":3952500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":13141200,"taxable":13141200,"land":9198840,"improvement":3942360,"taxableLand":9198840,"taxableImprovement":3942360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":13141200,"taxable":13141200,"land":9198840,"improvement":3942360,"taxableLand":9198840,"taxableImprovement":3942360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":8496400,"taxable":8496400,"land":5947500,"improvement":2548900,"taxableLand":5947500,"taxableImprovement":2548900,"exemptLand":0,"exemptImprovement":0}],"taxNow":183951,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"1250","date":"2007-05-24","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2007-05-24","scope":"ERECT TENT ON 5/24/07"},{"number":"82946","date":"2007-06-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-06-14","scope":"USE: PROPOSED AUTO REPAIR SHOP IN AN EXISTING AUTO SALES AND SHOWROOM"},{"number":"83008","date":"2007-07-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-07-23","scope":"ACC SIGNS - REMOVE EXISTING WALL SIGNS AND REPLACE WITH THREE NEW WALL SIGNS AND TWO D/F FREE STANDING SIGNS"},{"number":"83051","date":"2007-07-24","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2008-04-01","scope":"ACC SIGNS AS PER PLANS"},{"number":"1495","date":"2007-09-24","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2007-09-25","scope":"9/24/07 - TENT ERECTED - PARKING LOT AREA"},{"number":"1791","date":"2008-02-12","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2008-02-12","scope":"2/14/08 - TENT ERECTED ON MEDIAN"},{"number":"7558","date":"2008-05-20","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2008-05-21","scope":"5/21/08 - TENT ERECTED ON SITE FOR CAR LOT SALE"},{"number":"159865","date":"2008-06-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-06-20","scope":"NEW AND USED CAR DEALERSHIP INCREASED NUMBER OF PARKING SPACES"},{"number":"9495","date":"2008-06-20","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2008-06-20","scope":"6/26/08 - TENTS ERECTED ON AUTO LOT SITE"},{"number":"423544","date":"2012-08-23","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2012-08-23","scope":"REMOVAL OF EXISTING FENCING AT REAR. CONSTRUCTION /INSTALL NE 10\" METAL FENCE ALONG REAR AND SIDE PROPERTY LINES, AND WITH PROPERTY BEHIND EXISTING BUILDING. WITH RELATED SITE IMPROVEMENTS. ALL AS PER SUBMITTED PLANS WITHOU PREJUDICE TO, OR ABANDONMENT OF, ALL PRIOR PERMITS AND APPROVALS"},{"number":"436365","date":"2012-11-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-11-16","scope":"INSTALLATION OF 3 ILLUMINATED LED CHANNEL LETTER, 1 ILLUMINATED SIGN, 1 ILLUMINATED AWNING SERVICE, 1 ONO ILLUMINATED PANEL, AND NEW FACES TO REPLACE EXISTING PYLON SIGN FACES"},{"number":"449456","date":"2013-02-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-02-20","scope":"CREATE TWO TENANT SPACES FROM ONE."},{"number":"507394","date":"2013-12-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-01-09","scope":"CERTIFICATE OF OCCUPANCY FOR EXISTING BUILDING WITH NO CONSTRUCTION AND NO CHANGE IN OCCUPANCY CLASSIFICATION. COMPLIANCE WITH FIRE AND PROPERTY MAINTENANCE CODES REQUIRED BEFORE CERTIFICATE CAN BE ISSUED. UPON ISSUANCE OF THE CERTIFICATE OF OCCUPANCY AND UPON REQUEST TO THE PLANS EXAMINER, A LETTER OF COMPLIANCE CONFIRMING THAT THE BUILDING COMPLIES WITH LOCAL ZONING, BUILDING, AND FIRE CODES WILL BE FURNISHED."},{"number":"513481","date":"2013-12-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL AND REPLACE 18 EXIT SIGN UNITS/EMERGENCY LIGHTING AS PER 2008 NEC (WEST DISTRICT)"},{"number":"24533","date":"2016-10-19","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2016-10-19","scope":"HOTWORKS: WELDING/CUTTING/SOLDERING/TORCH WORK - PERMIT EXPIRES: 10/19/17"},{"number":"976257","date":"2019-06-03","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-06-05","scope":"CHANGE OF NAME ON EXITING AUTO DEALERSHIP CO."},{"number":"ZP-2020-003653","date":"2020-12-03","work":"Parking Only","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-06-11","scope":"For additional 289 accessory parking space (with 7 accessible parking space) on a site with a primary use of personal vehicle sales, repair, and maintenance at 6729-33 Essington Avenue."},{"number":"SP-2021-000071","date":"2021-03-25","work":"General Earth Disturbance ONLY","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Expired","completedDate":"2021-06-11","scope":"SITE WORK FOR NON-ACCESSORY PARKING LOT TO INCLUDE NEW PAVING, PARKING STRIPING AND SITE LIGHT POSTS AS PER APPROVED PLANS. *2018 IBC REVIEW* **SEPARATE PERMIT REQUIRED FOR ELECTRICAL AND PLUMBING WORK**"},{"number":"EP-2021-003548","date":"2021-08-24","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-22","scope":"Install 32 light poles on existing foundations Supply and install outdoor rated 30 Circuit, 200 amp rated, NEMA 3R panel with 2-pole 200 amp breaker. Supply and install 200 AMP fusible safety switch with 200 amp fuses. At the new panel location supply and install 3\" PVC conduit and 4/0 power cable to connect to the existing power feeds. Clear all existing conduit install pull strings and required THHN cable from the new panel to each light pole. Terminate all cable as per 2017 NEC."},{"number":"AP-2024-002726","date":"2024-04-10","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2024-04-10","scope":"To change the name only from \"CAR VISIONS\" TO \"DRIVE PHILADELPHIA LLC\" for CO purposes for existing Personal Vehicle Sales & Rental with Accessory Business & Professional Office."},{"number":"GM-2025-004321","date":"2025-05-09","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2025-05-20","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"New construction","storyDelta":3.54,"timeline":[{"y":2020,"k":"permit","w":"Parking Only"},{"y":2021,"k":"permit","w":"General Earth Disturbance ONLY"},{"y":2021,"k":"sale","p":15500000},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×4"},{"y":2024,"k":"sale","p":21550000},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2025,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[{"number":"282652","type":"Dumpster License - Private Property","status":"Inactive","businessName":"INDEPENDENCE CHRYSLER PLYMOUTH","legalName":"INDEPENDENCE CHRYSLER PLYMOUTH","address":"6729-33 ESSINGTON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":null,"inactiveDate":null},{"number":"285982","type":"Hazardous Materials","status":"Inactive","businessName":"INDEPENDENCE MOTORS INC","legalName":"INDEPENDENCE MOTORS INC","address":"6729-33 ESSINGTON AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"413649","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"DAVID CHRYSLER JEEP LLC","legalName":"DAVID CHRYSLER JEEP LLC","address":"6729-33 ESSINGTON AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2007-06-14","latestIssueDate":"2009-12-15","expirationDate":"2010-12-31","inactiveDate":"2012-07-24"},{"number":"713886","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"PHILLY SERVICE CENTER","legalName":"PHILLY SERVICE CENTER","address":"6729-33 ESSINGTON AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2016-09-13","latestIssueDate":"2016-09-13","expirationDate":"2017-09-12","inactiveDate":"2017-11-11"},{"number":"756192","type":"Hazardous Materials","status":"Inactive","businessName":"PHILLY SERVICE CENTER","legalName":"PHILLY SERVICE CENTER","address":"6729-33 ESSINGTON AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2017-11-02","latestIssueDate":"2017-11-02","expirationDate":"2018-11-01","inactiveDate":"2018-12-31"}],"licenseActivity":[{"number":"756192","type":"Hazardous Materials","businessName":"PHILLY SERVICE CENTER","legalName":"PHILLY SERVICE CENTER","issuedDate":"2017-11-02","latestIssueDate":"2017-11-02","closureDate":"2018-12-31","expirationDate":"2018-11-01","inactiveDate":"2018-12-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"713886","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"PHILLY SERVICE CENTER","legalName":"PHILLY SERVICE CENTER","issuedDate":"2016-09-13","latestIssueDate":"2016-09-13","closureDate":"2017-11-11","expirationDate":"2017-09-12","inactiveDate":"2017-11-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"413649","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"DAVID CHRYSLER JEEP LLC","legalName":"DAVID CHRYSLER JEEP LLC","issuedDate":"2007-06-14","latestIssueDate":"2009-12-15","closureDate":"2012-07-24","expirationDate":"2010-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"282652","type":"Dumpster License - Private Property","businessName":"INDEPENDENCE CHRYSLER PLYMOUTH","legalName":"INDEPENDENCE CHRYSLER PLYMOUTH","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"285982","type":"Hazardous Materials","businessName":"INDEPENDENCE MOTORS INC","legalName":"INDEPENDENCE MOTORS 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}],"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":["3 open L&I violations","failed L&I inspection activity in 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 2 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2024","permit activity in 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #82946: 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: SP-2021-000071 (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":"violations","level":"attention","title":"3 open L&I violations","finding":"6 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Apr 10, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #282652: Inactive; Hazardous Materials #285982: Inactive; Motor Vehicle Repair / Fuel Dispensing #413649: Inactive since Jul 24, 2012; Motor Vehicle Repair / Fuel Dispensing #713886: Inactive since Nov 11, 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/"}],"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/"}]}