{"asOf":"2026-07-28T22:20:41.278Z","block":"5800-5899 N BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/5800-5899-n-broad-st","address":"5807 N BROAD ST","parcelNumber":"882924766","source":"https://property.phila.gov/?p=882924766","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"254","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Store","owner":"ALEXIOU NICHOLAS","coOwner":null,"marketValue":196800,"landAssessment":39300,"improvementAssessment":157500,"livableArea":1332,"yearBuilt":1930,"lastSale":{"price":1,"date":"2015-02-24T05:00:00Z"},"openViolations":0,"violations":[{"number":"1848213","date":"2010-10-05","code":"FC-304.1/2","title":"EXT RUBBISH/EXCESS STORAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1848214","date":"2010-10-05","code":"FC-304.1/3","title":"COMBUS FIBR-REMOV GRASS/WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1848212","date":"2010-10-05","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1848273","date":"2010-10-05","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1848275","date":"2010-10-05","code":"FC-304.1/3","title":"COMBUS FIBR-REMOV GRASS/WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1848274","date":"2010-10-05","code":"FC-304.1/2","title":"EXT RUBBISH/EXCESS STORAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"254761","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2010-10-12","completedDate":"2010-10-29","violations":[{"number":"1848213","date":"2010-10-05","code":"FC-304.1/2","title":"EXT RUBBISH/EXCESS STORAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1848214","date":"2010-10-05","code":"FC-304.1/3","title":"COMBUS FIBR-REMOV GRASS/WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1848212","date":"2010-10-05","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"254768","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2010-10-12","completedDate":"2010-10-29","violations":[{"number":"1848273","date":"2010-10-05","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1848275","date":"2010-10-05","code":"FC-304.1/3","title":"COMBUS FIBR-REMOV GRASS/WEEDS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1848274","date":"2010-10-05","code":"FC-304.1/2","title":"EXT RUBBISH/EXCESS STORAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":6,"worst":null}],"investigations":[{"caseNumber":"54810","date":"2006-02-13","type":"CI INSP","status":"FAILED"},{"caseNumber":"67745","date":"2006-06-15","type":"BC INSP","status":"FAILED"},{"caseNumber":"67745","date":"2006-08-15","type":"BC INSP","status":"FAILED"},{"caseNumber":"67745","date":"2006-08-15","type":"BC INSP","status":"CLOSED"},{"caseNumber":"67745","date":"2006-08-24","type":"ADMIN INSP","status":"PASSED"},{"caseNumber":"79379","date":"2006-09-14","type":"CI INSP","status":"FAILED"},{"caseNumber":"54810","date":"2006-10-26","type":"CI INSP","status":"FAILED"},{"caseNumber":"79379","date":"2006-11-01","type":"CI INSP","status":"FAILED"},{"caseNumber":"79379","date":"2007-05-17","type":"CI INSP","status":"FAILED"},{"caseNumber":"79379","date":"2007-05-17","type":"CI INSP","status":"CLOSED"},{"caseNumber":"79379","date":"2007-07-30","type":"PRECOURT","status":"FAILED"},{"caseNumber":"186823","date":"2008-11-10","type":"BC INSP","status":"PASSED"},{"caseNumber":"79379","date":"2009-03-27","type":"PRECOURT","status":"FAILED"},{"caseNumber":"54810","date":"2009-04-28","type":"CI INSP","status":"FAILED"},{"caseNumber":"54810","date":"2009-08-14","type":"CI INSP","status":"PASSED"},{"caseNumber":"254761","date":"2010-10-05","type":"CI INSP","status":"FAILED"},{"caseNumber":"254768","date":"2010-10-05","type":"CI INSP","status":"FAILED"},{"caseNumber":"254761","date":"2010-10-26","type":"CI INSP","status":"PASSED"},{"caseNumber":"254768","date":"2010-10-26","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":6,"passes":1},{"y":2007,"fails":2,"passes":0},{"y":2008,"fails":0,"passes":1},{"y":2009,"fails":2,"passes":1},{"y":2010,"fails":2,"passes":2}],"taxOwed":6608.85,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":6608.85,"principalDue":4618.82,"penaltyDue":325.39,"interestDue":682.2,"otherChargesDue":982.44,"yearsOwed":3,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2022-01-28","assessmentYear":2022,"totalAssessment":106500,"taxableAssessment":106500,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1490.79,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04170870770235,"lng":-75.14371107636723,"geom":{"type":"Polygon","coordinates":[[[-75.143890054,40.041746977],[-75.143469616,40.041708511],[-75.143474657,40.041685477],[-75.143901674,40.041693868],[-75.143890054,40.041746977]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19141","beds":null,"baths":null,"stories":1,"lotArea":1526,"zoning":"CMX2.5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"446 W ST RD, WARMINSTER PA, 18974","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT/ CERTIFICATE FOR THE RELOCATION OF LOT LINES TO CREATE FIVE (5) LOTS (PREMISES \"C\", \"D\", \"E\", \"F\" AND \"G\") FROM TWO (2) EXISTING LOTS (PREMISES \"A\" AND \"B\"). FOR THE LEGALIZATION OF USE AS THE RETAIL SALE OF APPAREL AT PROPOSED PREMI","status":"CLOSED","outcome":"Granted","date":"2011-09-27","number":"14341","relatedPermit":"314977"},{"type":"Zoning board appeal","grounds":"APPLICATION IS FOR A RELIGIOUS ASSEMBLY IN AN EXISTING STRUCTURE.","status":"CLOSED","outcome":"Granted","date":"2015-07-21","number":"25210","relatedPermit":"603553"}],"taxYears":[{"year":2016,"total":1659.02,"principal":1442.35,"interest":21.64,"penalty":14.42}],"taxNet":1659.02,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2017,"v":89600,"taxable":89600,"land":15300,"improvement":74300,"taxableLand":15300,"taxableImprovement":74300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":109700,"taxable":109700,"land":21940,"improvement":87760,"taxableLand":21940,"taxableImprovement":87760,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":105800,"taxable":105800,"land":21160,"improvement":84640,"taxableLand":21160,"taxableImprovement":84640,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":106500,"taxable":106500,"land":21300,"improvement":85200,"taxableLand":21300,"taxableImprovement":85200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":106500,"taxable":106500,"land":21300,"improvement":85200,"taxableLand":21300,"taxableImprovement":85200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":106500,"taxable":106500,"land":21300,"improvement":85200,"taxableLand":21300,"taxableImprovement":85200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":119300,"taxable":119300,"land":23860,"improvement":95440,"taxableLand":23860,"taxableImprovement":95440,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":119300,"taxable":119300,"land":23860,"improvement":95440,"taxableLand":23860,"taxableImprovement":95440,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":191100,"taxable":191100,"land":38220,"improvement":152880,"taxableLand":38220,"taxableImprovement":152880,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":191100,"taxable":191100,"land":38220,"improvement":152880,"taxableLand":38220,"taxableImprovement":152880,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":196800,"taxable":196800,"land":39300,"improvement":157500,"taxableLand":39300,"taxableImprovement":157500,"exemptLand":0,"exemptImprovement":0}],"taxNow":2675,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"508360","date":"2013-11-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-14","scope":"REPLACEMENT OF 200AMP SINGLE PHASE PANEL AND METER SOCKET INSTALLATION OF 12 OUTLETS,8 LIGHT FIXTURES,1 GFCI OUTLETS TO THE BATHROOM AND 2 SMOKE ALARMS PER 2008 NEC (COMMERCIAL)"},{"number":"314977","date":"2014-08-01","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-08-01","scope":"ZONING CHANGE FOR RELOCATION OF LOT LINES TO CREATE FIVE (5) LOTS FROM TWO (2) LOTS. **EXTENSION GRANTED BY ZBA, SEE LETTER FROM TANYA SUNKETT DATED 6/9/14, PA ACT 87**"},{"number":"603553","date":"2015-07-30","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-07-30","scope":"FOR A RELIGIOUS ASSEMBLY IN AN EXISTING STRUCTURE."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2007,"k":"insp","w":"Inspection failed ×2"},{"y":2008,"k":"insp","w":"Inspection passed"},{"y":2009,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2010,"k":"viol","w":"6 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2011,"k":"appeal","w":"Appeal granted"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Zoning"},{"y":2015,"k":"appeal","w":"Appeal granted"},{"y":2015,"k":"permit","w":"Use"}],"rented":false,"licenses":[{"number":"206743","type":"Food Preparing and Serving","status":"Inactive","businessName":"JAMES NATHANIEL","legalName":"JAMES NATHANIEL","address":"5807 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2002-03-11","latestIssueDate":"2002-03-11","expirationDate":"2003-04-30","inactiveDate":null},{"number":"207005","type":"Food Preparing and Serving","status":"Inactive","businessName":"MARIE D SEVERE (DENISE'S SOUL FOOD)","legalName":"MARIE D SEVERE","address":"5807 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-04-13","latestIssueDate":"2011-05-19","expirationDate":"2012-04-30","inactiveDate":"2012-12-22"},{"number":"203128","type":"Food Preparing and Serving","status":"Inactive","businessName":"STELLA VATSAKIS (IN & OUT PIZZA)","legalName":"STELLA VATSAKIS","address":"5807 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-06-30","latestIssueDate":"2004-06-30","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"331553","type":"Food Preparing and Serving","status":"Inactive","businessName":"IN & OUT EXPRESS PIZZA I INC","legalName":"IN & OUT EXPRESS PIZZA I INC","address":"5807 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-08-08","latestIssueDate":"2016-05-03","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"360665","type":"Hazardous Materials","status":"Inactive","businessName":"SUNOCO INC (R&M) (ATTN K MCCANEY)","legalName":"SUNOCO INC (R&M)","address":"5807 N BROAD ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2006-03-20","latestIssueDate":"2016-03-03","expirationDate":"2016-12-31","inactiveDate":"2017-03-01"},{"number":"407967","type":"Rental","status":"Inactive","businessName":"NICK ALEXIOU","legalName":"NICK ALEXIOU","address":"5807 N BROAD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-04-27","latestIssueDate":"2012-01-28","expirationDate":"2013-02-28","inactiveDate":null},{"number":"407969","type":"Rental","status":"Inactive","businessName":"NIC ALEXIOU","legalName":"NIC ALEXIOU","address":"5807 N BROAD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-04-27","latestIssueDate":"2012-01-28","expirationDate":"2013-02-28","inactiveDate":null},{"number":"407972","type":"Rental","status":"Inactive","businessName":"NICK ALEXIOU","legalName":"NICK ALEXIOU","address":"5807 N BROAD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2007-04-27","latestIssueDate":"2012-01-28","expirationDate":"2013-02-28","inactiveDate":null}],"licenseActivity":[{"number":"407967","type":"Rental","businessName":"NICK ALEXIOU","legalName":"NICK ALEXIOU","issuedDate":"2007-04-27","latestIssueDate":"2012-01-28","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"407969","type":"Rental","businessName":"NIC ALEXIOU","legalName":"NIC ALEXIOU","issuedDate":"2007-04-27","latestIssueDate":"2012-01-28","closureDate":"2013-02-28","expirationDate":"2013-02-28","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"360665","type":"Hazardous Materials","businessName":"SUNOCO INC (R&M) (ATTN K MCCANEY)","legalName":"SUNOCO INC (R&M)","issuedDate":"2006-03-20","latestIssueDate":"2016-03-03","closureDate":"2017-03-01","expirationDate":"2016-12-31","inactiveDate":"2017-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"331553","type":"Food Preparing and Serving","businessName":"IN & OUT EXPRESS PIZZA I INC","legalName":"IN & OUT EXPRESS PIZZA I INC","issuedDate":"2005-08-08","latestIssueDate":"2016-05-03","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"203128","type":"Food Preparing and Serving","businessName":"STELLA VATSAKIS (IN & OUT PIZZA)","legalName":"STELLA VATSAKIS","issuedDate":"2004-06-30","latestIssueDate":"2004-06-30","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"207005","type":"Food Preparing and Serving","businessName":"MARIE D SEVERE (DENISE'S SOUL FOOD)","legalName":"MARIE D SEVERE","issuedDate":"2004-04-13","latestIssueDate":"2011-05-19","closureDate":"2012-12-22","expirationDate":"2012-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"206743","type":"Food Preparing and Serving","businessName":"JAMES NATHANIEL","legalName":"JAMES NATHANIEL","issuedDate":"2002-03-11","latestIssueDate":"2002-03-11","closureDate":"2003-04-30","expirationDate":"2003-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","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":["$6,609 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 60% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $119,300 to $191,100","no permit shown in 2024-2026"],"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 #14341: CLOSED · Granted; related permit 314977. Use permit #603553: 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$6,608.85 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"12 failed, 5 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 26, 2010.","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":"Food Preparing and Serving #206743: Inactive; Food Preparing and Serving #207005: Inactive since Dec 22, 2012; Food Preparing and Serving #203128: Inactive since Dec 22, 2012; Food Preparing and Serving #331553: Inactive since Jun 29, 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":"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 and appears related-party/family-held.","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 6 historical violations across 2 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/"}]}