{"asOf":"2026-07-24T23:42:10.278Z","block":"1700-1799 S BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-s-broad-st","address":"1711 S BROAD ST","parcelNumber":"882839900","source":"https://property.phila.gov/?p=882839900","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BB0","buildingCodeNew":null,"buildingClass":"STR/OFF 2 STY MASONRY","buildingClassNew":null,"useLabel":"Commercial","owner":"1711 PARTNERS LP","coOwner":null,"marketValue":1439700,"landAssessment":287900,"improvementAssessment":1151800,"livableArea":7680,"yearBuilt":1900,"lastSale":{"price":740000,"date":"2007-04-03T04:00:00Z"},"openViolations":0,"violations":[{"number":"650220","date":"2007-08-07","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1490072","date":"2009-08-04","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1490071","date":"2009-08-04","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPEXCP","resolutionDate":null,"resolution":null},{"number":"1720188","date":"2010-06-09","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1720189","date":"2010-06-09","code":"CP-901","title":"SIGNS - 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PUBLIC PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"279890","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-06-02","completedDate":"2011-06-02","violations":[{"number":"2093485","date":"2011-05-27","code":"A-000.0/11","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"284381","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-06-27","completedDate":"2011-09-22","violations":[{"number":"2125365","date":"2011-06-23","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"228373","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"1533540","date":"2009-08-04","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1533541","date":"2009-08-04","code":"A-302.8/30","title":"PERM - MUST POST","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":1,"worst":null},{"y":2009,"n":4,"worst":null},{"y":2010,"n":2,"worst":null},{"y":2011,"n":2,"worst":null}],"investigations":[{"caseNumber":"56480","date":"2005-11-16","type":"BC INSP","status":"PASSED"},{"caseNumber":"55690","date":"2006-11-06","type":"BC INSP","status":"PASSED"},{"caseNumber":"123776","date":"2007-08-01","type":"BC INSP","status":"FAILED"},{"caseNumber":"123776","date":"2007-10-31","type":"BC INSP","status":"PASSED"},{"caseNumber":"209314","date":"2009-08-04","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"209314","date":"2009-09-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"209314","date":"2009-10-09","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"209314","date":"2009-11-13","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"238604","date":"2010-06-09","type":"BC INSP","status":"FAILED"},{"caseNumber":"238604","date":"2010-06-09","type":"BC INSP","status":"FAILED"},{"caseNumber":"238604","date":"2010-07-08","type":"BC INSP","status":"PASSED"},{"caseNumber":"279890","date":"2011-05-28","type":"BC INSP","status":"PASSED"},{"caseNumber":"284381","date":"2011-06-23","type":"BC INSP","status":"FAILED"},{"caseNumber":"284381","date":"2011-09-21","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2005,"fails":0,"passes":1},{"y":2006,"fails":0,"passes":1},{"y":2007,"fails":1,"passes":1},{"y":2009,"fails":2,"passes":2},{"y":2010,"fails":2,"passes":1},{"y":2011,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.92873264933067,"lng":-75.16834877833891,"geom":{"type":"Polygon","coordinates":[[[-75.168117092,39.928743105],[-75.168136522,39.928662074],[-75.168579318,39.928721675],[-75.168561072,39.928803508],[-75.168117092,39.928743105]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":2,"lotArea":3840,"zoning":"CMX3","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1500 JOHN F KENNEDY BLVD, PHILADELPHIA PA, 19102","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR THE ERECTION OF TWO (2) FLATWALL AWNING SIGNS ACCESSORY TO TAKE-OUT RESTAURANT ON FIRST FLOOR \"REAR\" AND AN EXISTING RETAIL GROCERY STORE WITH ACCESSORY SALES OF PRE-PACKAGED FOOD ON FIRST FLOOR \"FRONT\" IN THE SAME BUILDING ","status":"CLOSED","outcome":"Granted with conditions","date":"2010-02-02","number":"10452","relatedPermit":"239579"},{"type":"ZBA Permit Denial - Variance","grounds":"APPLICATION IS FOR THE REMOVAL OF PROVISO – NO FRYING OR GRILLING OF FOOD ON THE PREMISES;\nPROPOSED PREPARATION AND SERVING OF HOT FOOD FOR TAKE OUT AS PART OF A RETAIL GROCERY\nSTORE ON PARTIAL 1ST FLOOR WITH ALL OTHER USES AS PREVIOUSLY AP","status":"Completed","outcome":"Granted with conditions","date":"2021-01-04","number":"ZP-2020-003978","relatedPermit":"ZP-2020-003978"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":537600,"taxable":537600,"land":76800,"improvement":460800,"taxableLand":76800,"taxableImprovement":460800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":537600,"taxable":537600,"land":76800,"improvement":460800,"taxableLand":76800,"taxableImprovement":460800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":904900,"taxable":904900,"land":180959,"improvement":723941,"taxableLand":180959,"taxableImprovement":723941,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":904200,"taxable":904200,"land":180840,"improvement":723360,"taxableLand":180840,"taxableImprovement":723360,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":910900,"taxable":910900,"land":182180,"improvement":728720,"taxableLand":182180,"taxableImprovement":728720,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":910900,"taxable":910900,"land":182180,"improvement":728720,"taxableLand":182180,"taxableImprovement":728720,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":910900,"taxable":910900,"land":182180,"improvement":728720,"taxableLand":182180,"taxableImprovement":728720,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1143600,"taxable":1143600,"land":228720,"improvement":914880,"taxableLand":228720,"taxableImprovement":914880,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1143600,"taxable":1143600,"land":228720,"improvement":914880,"taxableLand":228720,"taxableImprovement":914880,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1143600,"taxable":1143600,"land":228720,"improvement":914880,"taxableLand":228720,"taxableImprovement":914880,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1143600,"taxable":1143600,"land":228720,"improvement":914880,"taxableLand":228720,"taxableImprovement":914880,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1439700,"taxable":1439700,"land":287900,"improvement":1151800,"taxableLand":287900,"taxableImprovement":1151800,"exemptLand":0,"exemptImprovement":0}],"taxNow":16008,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"138314","date":"2008-03-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-03-14","scope":"USE CHANGE CREATION OF 2 SPACES FROM 1 SPACE SPACE A AND B NO ON THIS APPLICATION"},{"number":"136682","date":"2008-03-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-05-29","scope":"INTERIOR RENOVATIONS AS PER PLANS"},{"number":"151403","date":"2008-05-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-06-02","scope":"INSTALL DRAINAGE AND WATER PIPING TO 2 WC, 2 WALL HUNG LAVS WITHIN 1ST FL SEAMAAC SPACE."},{"number":"154539","date":"2008-05-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-07-22","scope":"INSTALL 1 WALLHUNG WATER COOLER AND OTHER FIXTURES IF NEEDED"},{"number":"150832","date":"2008-05-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-06-21","scope":"OUTLETS, SWITCHES AND NEW LIGHTING WITH (2) NEW PANELS AS PER 2005 NEC (SOUTH DIST)"},{"number":"178789","date":"2009-01-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-01-26","scope":"INSTALLING ACCESSORY AWNINGS"},{"number":"228373","date":"2009-07-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-02-10","scope":"INSTALLING NEW 2\" DRAIN LINE FROM EXITING SOIL MAIN TO (1) 3-COMPARTMENT SINK, 1 HAND WASH SINK, 1 MOP SINK ON 1ST FLOOR, INSTALLING NEW 4\" DRAIN LINE FROM EXISTING MAIN TO TOILET, LAV, ON 1ST FLOOR"},{"number":"236389","date":"2009-09-24","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-09-24","scope":"DELI MARKET WITH COLD SANDWICHES"},{"number":"239581","date":"2009-10-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-02-01","scope":"INTERIOR ALTERATIONS FOR RETAIL GROCERY STORE THIS PERMIT SERVES AT NOTIFICATION THAT A CERTIFICATE OF OCCUPANCY IS NOT REQUIRED PER PHILA. ADMIN CODE SECTION A-701."},{"number":"250232","date":"2010-02-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-28","scope":"INSTALL A 200 AMP SUB FEEDER PANEL,10 LT SWS,12 DUPLEX RECEPT,6 DOUBLE POLE R 220 RECPT,(9)2X4 FLOR LT FIXTURES,30 AMP CRKT FOR AC LINE,INSTALL 6 EMERG LT FIX'S,4 EXIT LT FIX'S,1 CRKT FOR OUTSIDE LT,ADVERTISING LT,1 GFI IN BATHROOM,ALL AS PER 2005 NEC (SOUTH DIST)"},{"number":"239579","date":"2010-06-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-06-25","scope":"ACCESSORY SIGNS FOR GROCERY STORE (2) - CHANGE IN USE OF GROCERY STORE TO ADD TAKE-OUT"},{"number":"698593","date":"2016-06-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-06-15","scope":"INSTALL 6\" CURB TRAP AND FAI-PA1#20161601132-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"ZP-2020-003978","date":"2020-12-16","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"MP-2021-000313","date":"2021-02-18","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-07-15","scope":"FOR THE INSTALLATION OF ONE (1) TYPE I COMMERCIAL KITCHEN HOOD WITH ASSOCIATED DUCTWORK AND EXHAUST FAN (LOCATED ON ROOF) FOR A KITCHEN PART OF A RETAIL GROCERY AS PER PLANS; NO OTHER WORK ON THIS PERMIT. **IMC 2018**"},{"number":"FP-2021-000944","date":"2021-03-30","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-07-15","scope":"To install fire suppression system for the kitchen hood. See MP-00313"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2010,"k":"appeal","w":"Appeal granted with conditions"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2010,"k":"permit","w":"Zoning/use"},{"y":2010,"k":"viol","w":"2 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2011,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2020,"k":"permit","w":"Change of Use"},{"y":2021,"k":"appeal","w":"Appeal granted with conditions"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"298014","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"MYUNG PARK","legalName":"MYUNG PARK","address":"1711 S BROAD ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2004-05-06","latestIssueDate":"2006-04-12","expirationDate":"2007-03-31","inactiveDate":"2011-12-14"},{"number":"201561","type":"Food Preparing and Serving","status":"Inactive","businessName":"MYUNG C PARK (SAV MOR FOOD MARKET)","legalName":"MYUNG C PARK","address":"1711 S BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-07","latestIssueDate":"2006-05-11","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"},{"number":"201869","type":"Food Preparing and Serving","status":"Inactive","businessName":"HUN CORP INC","legalName":"HUN CORP INC","address":"1711 S BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"202088","type":"Food Preparing and Serving","status":"Inactive","businessName":"HOE Y YUH","legalName":"HOE Y YUH","address":"1711 S BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null},{"number":"499858","type":"Food Preparing and Serving","status":"Active","businessName":"NARDA CONVENIENCE LLC (FOODPOINT DELI AND MINIMART)","legalName":"NARDA CONVENIENCE LLC","address":"1711 S BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-04-27","latestIssueDate":"2026-03-22","expirationDate":"2027-04-30","inactiveDate":null}],"licenseActivity":[{"number":"499858","type":"Food Preparing and Serving","businessName":"NARDA CONVENIENCE LLC (FOODPOINT DELI AND MINIMART)","legalName":"NARDA CONVENIENCE LLC","issuedDate":"2010-04-27","latestIssueDate":"2026-03-22","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"201869","type":"Food Preparing and Serving","businessName":"HUN CORP INC","legalName":"HUN CORP 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":"202088","type":"Food Preparing and Serving","businessName":"HOE Y YUH","legalName":"HOE Y YUH","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":"201561","type":"Food Preparing and Serving","businessName":"MYUNG C PARK (SAV MOR FOOD MARKET)","legalName":"MYUNG C PARK","issuedDate":"2004-05-07","latestIssueDate":"2006-05-11","closureDate":"2012-12-22","expirationDate":"2007-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"298014","type":"Dumpster License - Public ROW","businessName":"MYUNG PARK","legalName":"MYUNG PARK","issuedDate":"2004-05-06","latestIssueDate":"2006-04-12","closureDate":"2011-12-14","expirationDate":"2007-03-31","inactiveDate":"2011-12-14","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,143,600 to $1,439,700","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":"Appeal #ZP-2020-003978: Completed · Granted with conditions; related permit ZP-2020-003978. Use permit #138314: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 8 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 21, 2011.","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 - Public ROW #298014: Inactive since Dec 14, 2011; Food Preparing and Serving #201561: Inactive since Dec 22, 2012; Food Preparing and Serving #201869: Inactive; Food Preparing and Serving #202088: 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 9 historical violations across 6 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/"}]}