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Certification","inspectionDate":"2023-10-25","result":"Certified","expirationDate":"2024-10-25","buildingId":"1285147"},{"number":"BC-2024-021823","type":"Sprinkler Certification","inspectionDate":"2024-07-17","result":"Certified","expirationDate":"2025-07-17","buildingId":"1285147"},{"number":"BC-2024-028316","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-10-16","result":"Certified","expirationDate":"2025-10-16","buildingId":"1285147"},{"number":"BC-2024-029162","type":"Fire Alarm Certification","inspectionDate":"2024-10-28","result":"Certified","expirationDate":"2025-10-28","buildingId":"1285147"},{"number":"BC-2026-011126","type":"Fire Alarm Certification","inspectionDate":"2025-10-20","result":"Certified","expirationDate":"2026-10-20","buildingId":"1285147"},{"number":"BC-2025-030335","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-10-20","result":"Certified","expirationDate":"2026-10-20","buildingId":"1285147"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":1,"lotArea":13300,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"100 ROSS RD - SUITE 200, KING OF PRUSSIA PA, 19406","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A GROUP MEDICAL, DENTAL AND HEALTH PRACTITIONER WITHIN SPACE B OF AN EXISTING ATTACHED STRUCTURE.","status":"OPEN","outcome":"Granted","date":"2017-04-25","number":"29627","relatedPermit":"744834"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":290000,"taxable":290000,"land":133000,"improvement":157000,"taxableLand":133000,"taxableImprovement":157000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":500000,"taxable":290000,"land":133000,"improvement":367000,"taxableLand":133000,"taxableImprovement":157000,"exemptLand":0,"exemptImprovement":210000},{"y":2018,"v":500000,"taxable":290000,"land":133000,"improvement":367000,"taxableLand":133000,"taxableImprovement":157000,"exemptLand":0,"exemptImprovement":210000},{"y":2019,"v":499500,"taxable":270846,"land":99900,"improvement":399600,"taxableLand":99900,"taxableImprovement":170946,"exemptLand":0,"exemptImprovement":228654},{"y":2020,"v":503200,"taxable":272852,"land":100640,"improvement":402560,"taxableLand":100640,"taxableImprovement":172212,"exemptLand":0,"exemptImprovement":230348},{"y":2021,"v":503200,"taxable":272852,"land":100640,"improvement":402560,"taxableLand":100640,"taxableImprovement":172212,"exemptLand":0,"exemptImprovement":230348},{"y":2022,"v":503200,"taxable":272852,"land":100640,"improvement":402560,"taxableLand":100640,"taxableImprovement":172212,"exemptLand":0,"exemptImprovement":230348},{"y":2023,"v":534000,"taxable":290496,"land":106800,"improvement":427200,"taxableLand":106800,"taxableImprovement":183696,"exemptLand":0,"exemptImprovement":243504},{"y":2024,"v":534000,"taxable":290496,"land":106800,"improvement":427200,"taxableLand":106800,"taxableImprovement":183696,"exemptLand":0,"exemptImprovement":243504},{"y":2025,"v":533000,"taxable":289952,"land":106600,"improvement":426400,"taxableLand":106600,"taxableImprovement":183352,"exemptLand":0,"exemptImprovement":243048},{"y":2026,"v":533000,"taxable":289952,"land":106600,"improvement":426400,"taxableLand":106600,"taxableImprovement":183352,"exemptLand":0,"exemptImprovement":243048},{"y":2027,"v":533000,"taxable":533000,"land":106600,"improvement":426400,"taxableLand":106600,"taxableImprovement":426400,"exemptLand":0,"exemptImprovement":0}],"taxNow":4059,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"555848","date":"2014-10-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-11-23","scope":"**ASBESTOS ABATEMENT REQUIRED PRIOR TO COMMENCEMENT OF WORK** PARTIAL DEMOLITION OF NON-BEARING INTERIOR PARTITIONS; REMOVAL OF THE EXISTING ROOF COVERING AND INSTALLATION OF NEW MEMBRANE ROOFING PER MANUFACTURER'S INSTALLATION INSTRUCTIONS (ALL RAFTERS TO REMAIN, LIMITED REPLACEMENT OF SHEATHING/DECKING AS NEEDED), INFILL EXISTING EXTERIOR OPENING ALONG FILMORE STREET, INSTALL NEW STOREFRONTS IN EXISTING OPENINGS ALONG FRANKFORD AVENUE FRONTAGE AND CORNER; CREATE NEW OPENING PER ENGINEER'S DETAIL AND INSTALL EIFS SYSTEM OVER EXISTING MASONRY. SEPARATE PERMITS REQUIRED FOR ANY INTERIOR FITOUT AND EXTERIOR SIGNAGE."},{"number":"618695","date":"2015-06-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-01-04","scope":"REPLACE 9 RWC, 5 WC & 5-LAVATORY, 1 5/8 METER"},{"number":"625581","date":"2015-07-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-06-14","scope":"INSTALL 10 TEMPORARY LIGHT FIXTURES, 3 TEMPORARY RECEPTACLES, REPLACE EXISTING ELECTRICAL PANEL."},{"number":"629442","date":"2015-08-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL NEW 800AMP SINGLE PHASE SERVICE, CIRCUIT FOR HVAC UNIT AND EXIT SIGNS AS PER 2008 NEC ("},{"number":"637379","date":"2015-10-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-04-04","scope":"FOR THE INSTALLATION OF FIVE (5), 5-TON PACKAGED ROOFTOP UNITS WITH SUPPLY AND RETURN AIR DUCT DROPS THROUGH TO INTERIOR - THIS PERMIT DOES NOT AUTHORIZE ANY OTHER INTERIOR DUCTWORK. SEPARATE PERMITS REQUIRED TO FITOUT INTERIOR AND VERIFY PROPER AIR FLOWS DEPENDING ON FUTURE OCCUPANCIES. SEPARATE PERMITS REQUIRED FOR ELECTRICAL WORK AND ANY STRUCTURAL WORK THAT MAY BE NECESSARY TO SUPPORT NEW UNITS."},{"number":"650429","date":"2015-11-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-11-06","scope":"FOR THE CREATION OF FIVE SPACES USE REGISTATION FOR NEW WIC APPLICATION IN SPACE E(NO SIGNS )"},{"number":"659510","date":"2016-01-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-01-15","scope":"FOR THE CREATION OF THREE (3) TENANT SPACES (PROPOSED SPACES 'A', 'B', AND 'C') FROM ONE (1) EXISTING TENANT SPACE. PERMIT IS ALSO TO ESTABLISH THE USE OF PROPOSED TENANT SPACE 'A' TO RETAIL SALES OF SUNDRIES, PHARMACEUTICALS, AND CONVENIENCE SALES WITH VACANT TENANT SPACES 'B' AND 'C'. NO SIGNS ON THIS APPLICATION."},{"number":"659506","date":"2016-01-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-06-22","scope":"TO CREATE THREE (3) TENANT SPACES FROM ONE (1) EXISTING TENANT SPACE BY CREATING FIRE-RATED DEMISING WALLS IN BETWEEN EACH SPACE. PERMIT IS ALSO FOR PRESCRIPTIVE INTERIOR ALTERATIONS TO CREATE A CORE AND SHELL ONLY FOR A PROPOSED PHARMACY IN TENANT SPACE 'A'. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELETRICAL, AND PLUMBING SYSTEMS."},{"number":"664398","date":"2016-02-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-06-02","scope":"INTERIOR PLUMBING ALTERATIONS TO CREATE (3)TENANT SPACES FROM (1)EXISTING TENANT SPACE - (3)ACCESSIBLE TOILET ROOMS,(3)MOP SINKS, (3)BI-LEVEL WATER COOLERS AND (1)COUNTERTOP SINK (COMMERCIAL) - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"664397","date":"2016-02-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-06-02","scope":"FOR THE INSTALLATION OF A HVAC MECHANICAL SYSTEM TO INCLUDE NEW ROOFTOP AIR CONDITIONING UNITS, DUCTWORK, GRILLES/REGISTERS/DIFFUSERS, SMOKE DAMPERS, AND EXHAUST FANS/DUCTWORK."},{"number":"664605","date":"2016-03-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL ELECTRICAL SERVICE, RECEPTACLES SWITCHES, LIGHTING WIRE HVAC EQUIPMENT FOR TENANT FITOUT SPACE A-PHAMACY B AND C VACANT PER 2008 NEC (EAST DISTRICT) - ADDITIONAL ELECTRICAL WILL BE NEED FOR SPACE B & C (VANILLA BOXES ONLY)"},{"number":"673577","date":"2016-03-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-06-09","scope":"FOR THE INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13. SYSTEM INCLUDES A 4\" BACKFLOW PREVENTION ASSEMBLY. ALL WORK PER APPROVED PLANS/APPLICATION. SEPARATE PERMITS REQUIRED FOR ELECTRICAL AND PLUMBING WORK. ** SEPARATE PERMIT REQUIRED FOR THE NOW VACANT TENANT SPACES IF THE USE OR LAYOUT OF THOSE SPACES REQUIRES THE SUPPRESSION PERMIT TO BE ALTERED. **"},{"number":"676031","date":"2016-04-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-06-14","scope":"WIRE AND INSTALL 5808 PANEL, 1 REMOTE ANNUNCIATOR, 10 PULL STATIONS, 2 SMOKE DETECTORS, 28 HORN/STROBES, 9 STROBES, TAMPER AND FLOW SWITCH FOR SPRINKLER AS PER NFPA72 (EAST DISTRICT)"},{"number":"744834","date":"2017-05-05","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-05-05","scope":"GROUND FLOOR SPACE B - GROUP MEDICAL, DENTAL, AND HEALTH PRACTITIONER"},{"number":"739894","date":"2017-09-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-03-27","scope":"PARTIAL CHANGE IN USE AND OCCUPANCY CLASSIFICATION LEVEL II INTERIOR ALTERATIONS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANY MEP AND FIRE SUPPRESSION WORK. WORK AREA TO BE FULLY ACCESSIBLE."},{"number":"804739","date":"2017-10-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-03-19","scope":"ALTERATION: INTERIOR PLUMBING;1ST FLOOR; CHANGE OF OCCUPANCY; MEDICAL PRACTITIONER -THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"831723","date":"2017-11-27","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-03-27","scope":"RELOCATE 56 EXISTING SPRINKLER HEADS (COMMERCIAL)"},{"number":"824350","date":"2018-02-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-22","scope":"LOW VOLTAGE 14 PHONE OUTLETS, 14 DATA LONGEST RUN 65' AS PER 2008 NEC EAST DISTRICT"},{"number":"818897","date":"2018-02-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-22","scope":"RECEPTACLES,LIGHTS,EQUIPMENT AND POWER PANELS PER 2008 NEC (HEALTH CARE)"},{"number":"ZP-2021-001918","date":"2021-03-11","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Medical, Dental, and Health Practitioner - Sole Medical, Dental, and Health Practitioner"},{"number":"CP-2021-001633","date":"2021-05-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-11-03","scope":"For level II interior renovation of existing vacant commercial space Suite E to create doctor office as per approved plans. Separate permits required for M.E.P.S work."},{"number":"FP-2021-001411","date":"2021-05-14","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-11-03","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate 19 Sprinklers in office space area (CP-2021-001633)"},{"number":"ZP-2020-010457","date":"2021-05-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"EP-2021-005134","date":"2021-07-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-08-03","scope":"0FFICE FIT-OUT. INSTALL LIGHTS, SWITCHES, RECEPTACLES AS PER THE 2017 NEC. THE SERVICE AND PANELBOARD ARE EXISTING, THE HVAC AND MECHANICAL EQIPMENT ARE EXISTING."}],"storyTag":"New construction","storyDelta":2.85,"timeline":[{"y":2018,"k":"permit","w":"Electrical"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"viol","w":"12 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 3 passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":false,"licenses":[{"number":"285172","type":"Hazardous Materials","status":"Inactive","businessName":"FRANKFORD LEATHER CO INC","legalName":"FRANKFORD LEATHER CO INC","address":"4821-27 FRANKFORD AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2001-11-10","latestIssueDate":"2001-11-10","expirationDate":"2009-06-30","inactiveDate":null},{"number":"869606","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"FRANKFORD QUICK MART INC","legalName":"FRANKFORD QUICK MART INC ","address":"4821-27 FRANKFORD AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2021-05-28","latestIssueDate":"2024-11-15","expirationDate":"2025-05-27","inactiveDate":"2025-07-26"}],"licenseActivity":[{"number":"869606","type":"Food Establishment, Retail Permanent Location","businessName":"FRANKFORD QUICK MART INC","legalName":"FRANKFORD QUICK MART INC ","issuedDate":"2021-05-28","latestIssueDate":"2024-11-15","closureDate":"2025-07-26","expirationDate":"2025-05-27","inactiveDate":"2025-07-26","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"285172","type":"Hazardous Materials","businessName":"FRANKFORD LEATHER CO INC","legalName":"FRANKFORD LEATHER CO INC","issuedDate":"2001-11-10","latestIssueDate":"2001-11-10","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","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":["4 open L&I violations","failed L&I inspection activity in 2023, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #650429: 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":"2 permits not marked completed: 625581 (Expired), 676031 (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":"4 open L&I violations","finding":"20 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jul 17, 2025; Fire Alarm Certification: Certified through Oct 20, 2026; Emergency and Standby Power Systems Certification: Certified through Oct 20, 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":"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":"9 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 21, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Hazardous Materials #285172: Inactive; Food Establishment, Retail Permanent Location #869606: Inactive since Jul 26, 2025","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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/"}]}