{"asOf":"2026-07-28T00:11:39.034Z","block":"2000-2099 SOUTH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2000-2099-south-st","address":"2000 SOUTH ST","parcelNumber":"882921270","source":"https://property.phila.gov/?p=882921270","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BC0","buildingCodeNew":"254","buildingClass":"STR/OFF 3 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Commercial","owner":"LH SOUTH LLC","coOwner":null,"marketValue":1089900,"landAssessment":217900,"improvementAssessment":872000,"livableArea":3615,"yearBuilt":1915,"lastSale":{"price":950000,"date":"2023-03-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"1099629","date":"2008-08-21","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-034761","date":"2023-05-18","code":"PM15-304.16","title":"EXTERIOR STRUCTURE HATCHWAY","status":"COMPLIED","resolutionDate":"2024-01-30","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-034769","date":"2023-05-18","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-01-30","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-034768","date":"2023-05-18","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-01-30","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-095939","date":"2023-12-12","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-095938","date":"2023-12-12","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-095937","date":"2023-12-12","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-095941","date":"2023-12-12","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-095940","date":"2023-12-12","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"179195","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2008-09-19","completedDate":"2008-12-29","violations":[{"number":"1099629","date":"2008-08-21","code":"LR-1","title":"RENEW LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-045495","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-18","completedDate":"2024-01-31","violations":[{"number":"VI-2023-034761","date":"2023-05-18","code":"PM15-304.16","title":"EXTERIOR STRUCTURE HATCHWAY","status":"COMPLIED","resolutionDate":"2024-01-30","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-045513","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-05-18","completedDate":"2024-01-31","violations":[{"number":"VI-2023-034769","date":"2023-05-18","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-01-30","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-034768","date":"2023-05-18","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-01-30","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2023-125936","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VACANT PROPERTY INVESTIGATOR","status":"CLOSED","createdDate":"2023-12-13","completedDate":"2025-01-14","violations":[{"number":"VI-2023-095939","date":"2023-12-12","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-095938","date":"2023-12-12","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-095937","date":"2023-12-12","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-095941","date":"2023-12-12","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2023-095940","date":"2023-12-12","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2023,"n":8,"worst":null}],"investigations":[{"caseNumber":"80608","date":"2006-09-21","type":"BC INSP","status":"PASSED"},{"caseNumber":"179195","date":"2008-08-21","type":"BC INSP","status":"FAILED"},{"caseNumber":"179195","date":"2008-12-15","type":"BC INSP","status":"PASSED"},{"caseNumber":"CF-2023-045495","date":"2023-05-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-045513","date":"2023-05-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-125936","date":"2023-12-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-125936","date":"2024-01-31","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-045513","date":"2024-01-31","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-045495","date":"2024-01-31","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-125936","date":"2024-08-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-125936","date":"2024-11-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2008,"fails":1,"passes":1},{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":2,"passes":3}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94465436823846,"lng":-75.17519993456938,"geom":{"type":"Polygon","coordinates":[[[-75.175157718,39.944763413],[-75.175139645,39.944761169],[-75.175190508,39.944537538],[-75.175259311,39.944546238],[-75.175210852,39.944770006],[-75.175157718,39.944763413]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":1660,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1700 MARKET ST STE 3150, PHILADELPHIA PA, 19103","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE COMPLETE DEMOLITION OF AN EXISTING 3 STORY STRUCTURE. FOR THE CONSTRUCTION OF A NEW 3-STORY+ MEZZANINE STRUCTURE W/ ROOF DECKS ACCESSED VIA (2) PILOT HOUSES. PROPOSED BUILDING TO CONTAIN (1) VACANT COMMERCIAL SPACE @ CELLAR/F","status":"Completed","outcome":"Granted with conditions","date":"2024-04-02","number":"ZP-2023-006926","relatedPermit":"ZP-2023-006926"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":404400,"taxable":404400,"land":41500,"improvement":362900,"taxableLand":41500,"taxableImprovement":362900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":404400,"taxable":404400,"land":41500,"improvement":362900,"taxableLand":41500,"taxableImprovement":362900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":634500,"taxable":634500,"land":126879,"improvement":507621,"taxableLand":126879,"taxableImprovement":507621,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":403600,"taxable":403600,"land":80720,"improvement":322880,"taxableLand":80720,"taxableImprovement":322880,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":406600,"taxable":406600,"land":81320,"improvement":325280,"taxableLand":81320,"taxableImprovement":325280,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":406600,"taxable":406600,"land":81320,"improvement":325280,"taxableLand":81320,"taxableImprovement":325280,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":406600,"taxable":406600,"land":81320,"improvement":325280,"taxableLand":81320,"taxableImprovement":325280,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":444300,"taxable":444300,"land":88861,"improvement":355439,"taxableLand":88861,"taxableImprovement":355439,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":444300,"taxable":444300,"land":88861,"improvement":355439,"taxableLand":88861,"taxableImprovement":355439,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":520000,"taxable":520000,"land":104000,"improvement":416000,"taxableLand":104000,"taxableImprovement":416000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":520000,"taxable":520000,"land":104000,"improvement":416000,"taxableLand":104000,"taxableImprovement":416000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1089900,"taxable":1089900,"land":217900,"improvement":872000,"taxableLand":217900,"taxableImprovement":872000,"exemptLand":0,"exemptImprovement":0}],"taxNow":7279,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2023-006926","date":"2024-02-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"PERMIT FOR THE COMPLETE DEMOLITION OF AN EXISTING 3 STORY STRUCTURE. FOR THE CONSTRUCTION OF A NEW 3-STORY STRUCTURE W/ ROOF DECKS ACCESSED VIA (2) PILOT HOUSES. SIZE AND LOCATION AS PER PLANS."},{"number":"PP-2025-000109","date":"2025-01-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-12","scope":"Seal Sanitary lateral prior to complete demolition."},{"number":"SP-2025-000066","date":"2025-06-16","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"FOR THE EXCAVATION AND UNDERPINNING TO THE ABUTTING STRUCTURE ASSOCIATED WITH THE NEW CONSTRUCTION. ALL WORK TO BE DONE PER THE APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT THE DESIGN ENGINEER PRIOR TO THE START OF WORK. SEPARATE PERMITS REQURIED FOR ALL OTHER WORK"},{"number":"ZP-2025-004985","date":"2025-06-18","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"complete demolition to create a vacant lot"},{"number":"DP-2025-000511","date":"2025-07-21","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2025-09-23","scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING THREE (3) STORY MASONRY AND WOOD STRUCTURE. ALL PERMITTED DEMOLITION ACTIVITY TO BE DONE IN ACCORDANCE WITH SITE SAFETY DEMOLITION PLAN AND SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. DEMOLITION TO BE DONE BY HAND AND WITH HAND TOOLS ONLY. PROTECTION OF PEDESTRIANS, PUBLIC RIGHT-OF-WAY, AND ADJACENT PROPERTIES TO BE IN PLACE PRIOR TO START OF WORK. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR RIGHT-OF-WAY ENCROACHMENT OR CLOSURE."},{"number":"CP-2025-000002","date":"2025-08-28","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE CONSTRUCTION OF AN ATTACHED STRUCTURE WITH CELLAR AND ROOF DECKS ACCESSED BY TWO ROOF DECK ACCESS STRUCTURES. FOR USE AS VACANT COMMERCIAL SPACE ON FIRST FLOOR AND BASEMENT WITH MULTI-FAMILY (5 UNIT) HOUSEHOLD LIVING ABOVE. AS PER APPROVED PLANS. **********************SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK. ***************************************"},{"number":"PP-2026-006258","date":"2026-07-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF MIXED USE BUILDING. EXTERIOR INSTALLATION OF CURB TRAP, FAI, MAIN DRAIN, AND 1 1/2\" WATER DISTRIBUTION PIPE. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL MATERIALS SHALL BE METALLIC TO ROOF EXTENSION FOR PIPING SERVING COMMERCIAL SPACES. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"}],"storyTag":"Torn down & rebuilt","storyDelta":1.16,"timeline":[{"y":2023,"k":"viol","w":"8 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"appeal","w":"Appeal granted with conditions"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 3 passed"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Excavation"},{"y":2025,"k":"permit","w":"Full Demolition"},{"y":2025,"k":"permit","w":"Minor Demolition"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"demo"},{"y":2026,"k":"permit","w":"New Construction or Additions"}],"rented":false,"licenses":[{"number":"286655","type":"Hazardous Materials","status":"Inactive","businessName":"B & B CLEANERS INC","legalName":"B & B CLEANERS INC","address":"2000 SOUTH ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2003-02-25","latestIssueDate":"2003-02-25","expirationDate":"2004-02-25","inactiveDate":null},{"number":"298771","type":"Hazardous Materials","status":"Inactive","businessName":"B AND B CLEANERS INC","legalName":"B AND B CLEANERS INC","address":"2000 SOUTH ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2004-05-12","latestIssueDate":"2009-01-23","expirationDate":"2009-12-31","inactiveDate":"2012-07-24"},{"number":"282780","type":"Dumpster License - Private Property","status":"Inactive","businessName":"KYUNG LIM (PAYLESS CLEANER)","legalName":"KYUNG LIM","address":"2000 SOUTH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":null,"inactiveDate":null},{"number":"510016","type":"Hazardous Materials","status":"Inactive","businessName":"HELENS FABRICARE INC (HELENS CLEANER)","legalName":"HELENS FABRICARE INC","address":"2000 SOUTH ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2010-07-29","latestIssueDate":"2010-07-29","expirationDate":"2010-12-31","inactiveDate":"2012-07-24"}],"licenseActivity":[{"number":"510016","type":"Hazardous Materials","businessName":"HELENS FABRICARE INC (HELENS CLEANER)","legalName":"HELENS FABRICARE INC","issuedDate":"2010-07-29","latestIssueDate":"2010-07-29","closureDate":"2012-07-24","expirationDate":"2010-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"282780","type":"Dumpster License - Private Property","businessName":"KYUNG LIM (PAYLESS CLEANER)","legalName":"KYUNG LIM","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"298771","type":"Hazardous Materials","businessName":"B AND B CLEANERS INC","legalName":"B AND B CLEANERS INC","issuedDate":"2004-05-12","latestIssueDate":"2009-01-23","closureDate":"2012-07-24","expirationDate":"2009-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"286655","type":"Hazardous Materials","businessName":"B & B CLEANERS INC","legalName":"B & B CLEANERS INC","issuedDate":"2003-02-25","latestIssueDate":"2003-02-25","closureDate":"2004-02-25","expirationDate":"2004-02-25","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["7 permit events since 2023","1 zoning/board appeal since 2023","demolition activity since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2023-006926: Completed · Granted with conditions; related permit ZP-2023-006926.","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: SP-2025-000066 (Issued), CP-2025-000002 (Issued), PP-2026-006258 (Issued).","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":"6 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 16, 2024.","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 #286655: Inactive; Hazardous Materials #298771: Inactive since Jul 24, 2012; Dumpster License - Private Property #282780: Inactive; Hazardous Materials #510016: Inactive since Jul 24, 2012","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 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/"}]}