{"asOf":"2026-07-24T18:42:43.363Z","block":"1800-1899 E ALLEGHENY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-e-allegheny-ave","address":"1819-23 E ALLEGHENY AVE","parcelNumber":"882396000","source":"https://property.phila.gov/?p=882396000","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"ZV0","buildingCodeNew":"612","buildingClass":"MISC DAY CARE MASONRY","buildingClassNew":"SCHOOL","useLabel":"Commercial","owner":"TYH KENSINGTON INITIATIVE LLC","coOwner":null,"marketValue":1926800,"landAssessment":385360,"improvementAssessment":1541440,"livableArea":14300,"yearBuilt":1920,"lastSale":{"price":1090000,"date":"2022-07-13T04:00:00Z"},"openViolations":0,"violations":[{"number":"618058","date":"2007-04-17","code":"A-000.0/10","title":"VIOL C&I 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SYSTEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1234867","date":"2009-02-04","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1234869","date":"2009-02-04","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1234871","date":"2009-02-04","code":"FC-901.6/3","title":"FA-WIRING DEFECTIVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1801580","date":"2010-08-30","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4917523","date":"2018-11-27","code":"FC-13-100825","title":"EXIT DOORS SELF CLOSING/LATCHI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4917522","date":"2018-11-27","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"109533","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2007-04-19","completedDate":"2007-10-01","violations":[{"number":"618058","date":"2007-04-17","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"618087","date":"2007-04-17","code":"FC-914.1/4","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"618057","date":"2007-04-17","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"618056","date":"2007-04-17","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"618055","date":"2007-04-17","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"191255","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2009-02-05","completedDate":"2009-08-24","violations":[{"number":"1234870","date":"2009-02-04","code":"FC-803.1/2","title":"FIRE-TREATMENTS RENEW","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1234868","date":"2009-02-04","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1234867","date":"2009-02-04","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1234869","date":"2009-02-04","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1234871","date":"2009-02-04","code":"FC-901.6/3","title":"FA-WIRING DEFECTIVE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"249509","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-08-31","completedDate":"2010-11-02","violations":[{"number":"1801580","date":"2010-08-30","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"665131","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2018-11-27","completedDate":"2019-02-08","violations":[{"number":"4917523","date":"2018-11-27","code":"FC-13-100825","title":"EXIT DOORS SELF CLOSING/LATCHI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4917522","date":"2018-11-27","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":5,"worst":null},{"y":2009,"n":5,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2018,"n":2,"worst":null}],"investigations":[{"caseNumber":"50960","date":"2005-12-07","type":"CI INSP","status":"FAILED"},{"caseNumber":"109533","date":"2007-04-17","type":"CI INSP","status":"FAILED"},{"caseNumber":"50960","date":"2007-04-24","type":"CI INSP","status":"PASSED"},{"caseNumber":"109533","date":"2007-07-03","type":"CI INSP","status":"FAILED"},{"caseNumber":"109533","date":"2007-09-21","type":"CI INSP","status":"PASSED"},{"caseNumber":"191255","date":"2009-02-04","type":"CI INSP","status":"FAILED"},{"caseNumber":"191255","date":"2009-08-14","type":"CI INSP","status":"PASSED"},{"caseNumber":"249509","date":"2010-08-30","type":"BC INSP","status":"FAILED"},{"caseNumber":"249509","date":"2010-11-02","type":"BC INSP","status":"PASSED"},{"caseNumber":"665131","date":"2018-11-27","type":"CI INSP","status":"FAILED"},{"caseNumber":"665131","date":"2019-01-04","type":"CI INSP","status":"FAILED"},{"caseNumber":"665131","date":"2019-02-08","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2005,"fails":1,"passes":0},{"y":2007,"fails":2,"passes":2},{"y":2009,"fails":1,"passes":1},{"y":2010,"fails":1,"passes":1},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99620687130403,"lng":-75.11254758791698,"geom":{"type":"Polygon","coordinates":[[[-75.112268041,39.996266161],[-75.112725803,39.996033265],[-75.112826868,39.996148218],[-75.112368759,39.996380316],[-75.112268041,39.996266161]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2024-016595","type":"Sprinkler Certification","inspectionDate":"2024-06-04","result":"Certified","expirationDate":"2025-06-04","buildingId":"1550432"},{"number":"BC-2024-020431","type":"Sprinkler Certification","inspectionDate":"2024-06-04","result":"Certified","expirationDate":"2025-06-04","buildingId":"1550432"},{"number":"BC-2025-001754","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-09-13","result":"Certified","expirationDate":"2025-09-13","buildingId":"1550432"},{"number":"BC-2024-026694","type":"Fire Alarm Certification","inspectionDate":"2024-09-13","result":"Certified","expirationDate":"2025-09-13","buildingId":"1550432"},{"number":"BC-2025-017045","type":"Sprinkler Certification","inspectionDate":"2025-05-30","result":"Certified","expirationDate":"2026-05-30","buildingId":"1550432"},{"number":"BC-2026-018956","type":"Sprinkler Certification","inspectionDate":"2026-05-27","result":"Certified","expirationDate":"2027-05-27","buildingId":"1550432"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":2,"lotArea":7700,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"925 LIBERTY AVE, PITTSBURGH PA, 15222","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":750800,"taxable":750800,"land":115500,"improvement":635300,"taxableLand":115500,"taxableImprovement":635300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":750800,"taxable":750800,"land":115500,"improvement":635300,"taxableLand":115500,"taxableImprovement":635300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":827500,"taxable":827500,"land":165521,"improvement":661979,"taxableLand":165521,"taxableImprovement":661979,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":827200,"taxable":827200,"land":165440,"improvement":661760,"taxableLand":165440,"taxableImprovement":661760,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":827200,"taxable":827200,"land":165440,"improvement":661760,"taxableLand":165440,"taxableImprovement":661760,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":827200,"taxable":827200,"land":165440,"improvement":661760,"taxableLand":165440,"taxableImprovement":661760,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":827200,"taxable":827200,"land":165440,"improvement":661760,"taxableLand":165440,"taxableImprovement":661760,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":877800,"taxable":877800,"land":175566,"improvement":702234,"taxableLand":175566,"taxableImprovement":702234,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":877800,"taxable":877800,"land":175566,"improvement":702234,"taxableLand":175566,"taxableImprovement":702234,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":872300,"taxable":872300,"land":174460,"improvement":697840,"taxableLand":174460,"taxableImprovement":697840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":872300,"taxable":872300,"land":174460,"improvement":697840,"taxableLand":174460,"taxableImprovement":697840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1926800,"taxable":1926800,"land":385360,"improvement":1541440,"taxableLand":385360,"taxableImprovement":1541440,"exemptLand":0,"exemptImprovement":0}],"taxNow":12210,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"164444","date":"2008-07-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-07-15","scope":"INCREASE NUMBER OF CHILDREN FROM 100 TO 216. AND 25 CHILDREN UNDER THE AGE OF 2.5 TO 50. (TOTAL IS 216)"},{"number":"179102","date":"2008-09-30","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":null,"scope":"CERTIFICATE OF OCCUPANCY FOR DAYCARE FOR A TOTAL OF 216 CHILDREN TO INCLUDE 50 UNDER 2.5 YEARS OF AGE ON THE FIRST AND SECOND FLOORS."},{"number":"936052","date":"2018-12-18","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-05-12","scope":"EZ PERMIT RE-ROOFING-REMOVAL OF EXISTING EPDM ROOF SYSTEM,(INCLUDING BALLAST, INSULATION AND MEMBRANE). INSTALL NEW CARLISLE FLEECEBACK 115 EPDM MEMBRANE ROOF SYSTEM,(INCLUDING 2\" THICK INSULATION TAPERED FOR DRAINS, NEW CAST IRON ROOF DRAIN ASSEMBLIES, AND RUBBER WALK PADS For the Installation of new roof coverings on exiting roofs as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans."},{"number":"936297","date":"2019-01-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-01-16","scope":"INSTALLATION OF TELECOMMUNICATIONS FACILITY ON PARAPET OF EXISTING BUILDING, CONSISTING OF 9 ANTENNAS, EQUIPMENT CABINETS, GENERATOR AND CABLE TRAYS. ALL PROPOSED ANTENNAS AND EQUIPMENT WILL BE WRAPPED USING OBSCURE TECH CONCEALMENT TO ELIMINATE VISIBILITY. THERE WILL BE NO EQUIPMENT AT GRADE AND THEREFORE, NO GROUND DISTURBANCE."},{"number":"GM-2024-010575","date":"2024-11-26","work":"Security Gates","type":"General Permit Minor","description":"General Permit Minor","status":"Issued","completedDate":null,"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":"Improved","storyDelta":null,"timeline":[{"y":2008,"k":"permit","w":"Use"},{"y":2008,"k":"permit","w":"Administrative"},{"y":2009,"k":"viol","w":"5 L&I violations"},{"y":2009,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2010,"k":"viol","w":"L&I violation"},{"y":2010,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"insp","w":"Inspection failed"},{"y":2018,"k":"permit","w":"Roof Covering Replacement"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"permit","w":"Security Gates"}],"rented":false,"licenses":[{"number":"209233","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"BRIGHTSIDE ACADEMY INC","legalName":"BRIGHTSIDE ACADEMY INC","address":"1819-23 E ALLEGHENY AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2003-06-06","latestIssueDate":"2019-04-30","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"306457","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"ALLEGHENY CHILD CARE ACADEMY","legalName":"ALLEGHENY CHILD CARE ACADEMY","address":"1819-23 E ALLEGHENY AVE","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2005-02-17","latestIssueDate":"2005-02-17","expirationDate":"2006-03-31","inactiveDate":"2005-07-20"},{"number":"602286","type":"Dumpster License - Private Property","status":"Active","businessName":"BRIGHTSIDE ACADEMY INC","legalName":"BRIGHTSIDE ACADEMY INC","address":"1819-23 E ALLEGHENY AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-08-13","latestIssueDate":"2013-08-13","expirationDate":null,"inactiveDate":null},{"number":"833894","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Brightside Academy Philadelphia LLC","legalName":"Brightside Academy Philadelphia LLC","address":"1819-23 E ALLEGHENY AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2020-01-13","latestIssueDate":"2026-01-08","expirationDate":"2027-01-12","inactiveDate":null}],"licenseActivity":[{"number":"833894","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Brightside Academy Philadelphia LLC","legalName":"Brightside Academy Philadelphia LLC","issuedDate":"2020-01-13","latestIssueDate":"2026-01-08","closureDate":null,"expirationDate":"2027-01-12","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"602286","type":"Dumpster License - Private Property","businessName":"BRIGHTSIDE ACADEMY INC","legalName":"BRIGHTSIDE ACADEMY INC","issuedDate":"2013-08-13","latestIssueDate":"2013-08-13","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"306457","type":"Dumpster License - Public ROW","businessName":"ALLEGHENY CHILD CARE ACADEMY","legalName":"ALLEGHENY CHILD CARE ACADEMY","issuedDate":"2005-02-17","latestIssueDate":"2005-02-17","closureDate":"2005-07-20","expirationDate":"2006-03-31","inactiveDate":"2005-07-20","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"209233","type":"Food Preparing and Serving (30+ SEATS)","businessName":"BRIGHTSIDE ACADEMY INC","legalName":"BRIGHTSIDE ACADEMY INC","issuedDate":"2003-06-06","latestIssueDate":"2019-04-30","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 121% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $872,300 to $1,926,800","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #164444: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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":"3 permits not marked completed: 179102 (EXPIRED), 936052 (Expired), GM-2024-010575 (Issued). 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through May 27, 2027; Emergency and Standby Power Systems Certification: Certified through Sep 13, 2025; Fire Alarm Certification: Certified through Sep 13, 2025","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 8, 2019.","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":"Food Preparing and Serving (30+ SEATS) #209233: Inactive since Jun 29, 2020; Dumpster License - Public ROW #306457: Inactive since Jul 20, 2005","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 13 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/"}]}