{"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":"1841-43 E ALLEGHENY AVE","parcelNumber":"882963435","source":"https://property.phila.gov/?p=882963435","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":true,"buildingCode":"EB0","buildingCodeNew":"240","buildingClass":"BANK/OFF 2 STY MASONRY","buildingClassNew":"BANK","useLabel":"Bank","owner":"NORTHEAST FEDERAL SAVINGS","coOwner":"LOAN ASSOC","marketValue":2284100,"landAssessment":456800,"improvementAssessment":1827300,"livableArea":5544,"yearBuilt":1950,"lastSale":{"price":2,"date":"1945-06-29T04:00:00Z"},"openViolations":0,"violations":[{"number":"4638804","date":"2017-11-10","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-047847","date":"2023-07-10","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-04-30","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"611783","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-11-13","completedDate":"2018-06-27","violations":[{"number":"4638804","date":"2017-11-10","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-064048","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2023-07-10","completedDate":"2024-05-03","violations":[{"number":"VI-2023-047847","date":"2023-07-10","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-04-30","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2017,"n":1,"worst":null},{"y":2023,"n":1,"worst":null}],"investigations":[{"caseNumber":"611783","date":"2017-11-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"611783","date":"2018-02-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"611783","date":"2018-04-04","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"611783","date":"2018-06-15","type":"PRECOURT","status":"PASSED"},{"caseNumber":"641377","date":"2018-06-15","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2023-064048","date":"2023-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-064048","date":"2023-10-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-064048","date":"2023-11-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-064048","date":"2024-02-29","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-064048","date":"2024-05-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":2},{"y":2023,"fails":3,"passes":0},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.995589731661696,"lng":-75.1121699131346,"geom":{"type":"Polygon","coordinates":[[[-75.112249828,39.995490833],[-75.112320238,39.995571536],[-75.112091537,39.995689148],[-75.112019738,39.995606516],[-75.112249828,39.995490833]]]},"liDistrict":null,"certifications":[{"number":"BC-2023-003892","type":"Fire Escape Report","inspectionDate":"2017-11-28","result":"Safe","expirationDate":"2022-11-28","buildingId":"1077572"},{"number":"BC-2022-008349","type":"Fire Alarm Certification","inspectionDate":"2022-06-15","result":"Certified","expirationDate":"2022-06-15","buildingId":"1077572"},{"number":"BC-2024-012113","type":"Fire Escape Report","inspectionDate":"2024-04-26","result":"Safe","expirationDate":"2029-04-26","buildingId":"1077572"},{"number":"BC-2026-000486","type":"Fire Alarm Certification","inspectionDate":"2025-12-15","result":"Certified","expirationDate":"2026-12-15","buildingId":"1077572"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":2,"lotArea":2772,"zoning":"CMX3","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"CORPORATE REAL ESTATE ASSESSMENTS, CHARLOTTE NC, 28232","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1623100,"taxable":1623100,"land":41600,"improvement":1581500,"taxableLand":41600,"taxableImprovement":1581500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1623100,"taxable":1623100,"land":41600,"improvement":1581500,"taxableLand":41600,"taxableImprovement":1581500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1788800,"taxable":1788800,"land":357719,"improvement":1431081,"taxableLand":357719,"taxableImprovement":1431081,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1787300,"taxable":1787300,"land":357460,"improvement":1429840,"taxableLand":357460,"taxableImprovement":1429840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1787300,"taxable":1787300,"land":357460,"improvement":1429840,"taxableLand":357460,"taxableImprovement":1429840,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1787300,"taxable":1787300,"land":357460,"improvement":1429840,"taxableLand":357460,"taxableImprovement":1429840,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1787300,"taxable":1787300,"land":357460,"improvement":1429840,"taxableLand":357460,"taxableImprovement":1429840,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":2494800,"taxable":2494800,"land":498960,"improvement":1995840,"taxableLand":498960,"taxableImprovement":1995840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":2494800,"taxable":2494800,"land":498960,"improvement":1995840,"taxableLand":498960,"taxableImprovement":1995840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2494800,"taxable":2494800,"land":498960,"improvement":1995840,"taxableLand":498960,"taxableImprovement":1995840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2494800,"taxable":2494800,"land":498960,"improvement":1995840,"taxableLand":498960,"taxableImprovement":1995840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2284100,"taxable":2284100,"land":456800,"improvement":1827300,"taxableLand":456800,"taxableImprovement":1827300,"exemptLand":0,"exemptImprovement":0}],"taxNow":34922,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"407162","date":"2012-07-13","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL FIRE ALARM AS NEC 2008 NFPA 72 BASEMENT 1ST & 2ND FLOOR INSTALL FIRE ALARM AS NEC 2008 NFPA 72 BASEMENT 1ST & 2ND FLOOR"},{"number":"434616","date":"2012-10-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-01-29","scope":"ADDING 1 NEW 12 CIR 120/208V 1 PHASE SUB PNL IN BSMT RELOCATING 2 EXISTING ATM REPTS ON 1ST FLOOR ADDING 2 NEW RECPTS FOR ATM ON 1ST FLOOR RUNNING CUSTOMER DATA CABLE FORM ATM TO PHONE ROOM PER 2008 NEC (BANK)"},{"number":"428004","date":"2012-11-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-12-04","scope":"FOR INTERIOR ALTERATION TO ADD WALK UP ATM INSTALLED IN EXISTING VESTIBULE AS PER PLANS."},{"number":"588561","date":"2015-03-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-04-12","scope":"EXTERIOR PAVING RECONSTRUCTION. ACCESSIBILITY / ACCESSIBLE ROUTE IMPROVEMENT."},{"number":"623521","date":"2015-08-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-03-03","scope":"INTERIOR ADA ACCESSIBILITY IMPROVEMENTS AS PER ATTACHED PLANS. THIS APPLICATION IS TO INCLUDE MECHANICAL"},{"number":"626529","date":"2015-08-04","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-03-03","scope":"ALTERATIONS TO AN EXISTING MECHANICAL SYSTEM AS PART OF TENANT IMPROVEMENTS FOR AN EXISTING BANK. (SEE AP #623521 FOR MECHANICAL PLANS)"},{"number":"627912","date":"2015-09-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"LIGHTING & OUTLETS AS PER NEC 2008 EAST DISTRICT & RELOCATE 1 & ADD 1-HORN TO EXISTING FIRE ALARM PANEL AS PER NFPA 72"},{"number":"795391","date":"2017-06-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-14","scope":"DEMOLITION,RELOCATION OF EXISTING CIRCUITRY,POWER AND LIGHTING PER 2008 NEC (BANK)"},{"number":"789215","date":"2017-07-21","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-02-06","scope":"INTERIOR ALTERATIONS TO EXISTING 1ST FLOOR TENANT SPACE. SPACE USED AS A BANK, NO CHANGE IN OCCUPANCY PROPOSED. ALTERATIONS TO INCLUDE THE DEMOLITION AND ERECTION OF NON-BEARING PARTITIONS, CASEWORK AND FINISHES. SEPARATE PERMITS REQUIRED FOR ANY CHANGES TO PLUMBING, MECHANICAL AND ELECTRICAL."},{"number":"803448","date":"2017-08-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"EXPIRED","completedDate":"2020-01-22","scope":"TO AMEND A/P NO 789215 TO INCLUDE STRUCTURAL ALTERATIONS TO SUPPORT THE PROPOSED EQUIPMENT ON THE 1ST FLOOR LEVEL AND FOR THE ASSOCIATED SPECIAL INSPECTIONS."},{"number":"1024625","date":"2020-03-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-07-21","scope":"FOR LEVEL II ALTERATIONS TO INLCUDE NEW PARTITIONS, MODIFICATIONS TO EXTERIOR WALL OPENINGS, FINISHES, FURNISHINGS AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP WORK. **IEBC 2018**"},{"number":"EP-2020-000478","date":"2020-03-30","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-07-22","scope":"Replace 5 exterior wall mounted light and install 2 pole mounted lights per 2017 NEC"},{"number":"1050583","date":"2020-06-03","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2020-09-30","scope":"FOR THE ERECTION OF AN ACCESSORY, STATICALLY ILLUMINATED WALL SIGN, AND FOR THE REPLACEMENT OF AN EXISTING ACCESSORY, STATICALLY ILLUMINATED, DOUBLE-FACED AND NON-CONFORMING PROJECTION SIGN WITH A SMALLER SIGN, BOTH ONTO AN EXISTING ATTACHED STRUCTURE, SIZES AND LOCATIONS AS SHOWN ON PLAN/APPLICATION."},{"number":"1050582","date":"2020-06-12","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2020-09-30","scope":"FOR THE INSTALLATION OF TWO (2) ACCESSORY SIGNS (ONE (1) STATICALLY ILLUMINATED WALL, ONE (1) NON-ILLUMINATED PROJECTING) ONTO THE FRONT FACADE OF AN EXISTING TWO (2) STORY ATTACHED STRUCTURE, AS PER PLANS; SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK; SEE AP#1050583 FOR ZONING/USE APPROVAL."},{"number":"ZP-2024-012963","date":"2025-06-02","work":"Fences Only","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A REAR 8FT FENCE TO AN EXISTING ATTACHED STRUCTURE. FOR USE AS PREVIOUSLY APPROVED. SIZE AND LOCATION AS PER PLANS."},{"number":"PP-2025-007538","date":"2025-06-20","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo CP-2024-006728"},{"number":"CP-2024-006728","date":"2025-06-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO EXISTING BANK ON THE GROUND FLOOR LEVEL OF AN EXISTING BUILDING AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP WORK**"},{"number":"EP-2025-005530","date":"2025-06-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install new 400A service (1/0 cold-water ground) ,distribution panel ,feeder panels ,all lighting ,receptacles .ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. -AMENDMENT: THE REMOVAL OF SIX (6) CEILING HORN STROBES, TWO (2) PULL STATIONS, AND EIGHT (8) SMOKE DETECTORS. THIS SCOPE ALSO INCLUDES THE INSTALLATION OF EIGHT (8) HORN STROBES, ONE (1) ALARM STROBE, TWO (2) PULL STATIONS, NINE (9) SMOKE DETECTORS, TWO (2) DUCT SMOKE DETECTORS, ONE (1) CARBON MONOXIDE DETECTOR, ONE (1) ANNUNCIATOR PANEL, TWO (2) RELAYS, AND ONE (1) FIRE ALARM CONTROL PANEL. PER APPROVED DRAWINGS -2017 NEC. -AMENDMENT #2:THE ADDITIONAL SCOPE OF WORK IS TO INCLUDE THE ADDITIONAL INSTALLATION OF FOUR (4) SMOKE ALARMS, TWO (2) HORN STROBES, TWO (2) PULL STATIONS, AND TWO (2) STROBES LOCATED ON THE SECOND FLOOR. THESE QUANTITIES ARE IN ADDITION TO THE PREVIOUSLY APPROVED AMENDED SCOPE OF WORK. SEE UPDATED FIRE ALARM SHOP DRAWINGS."},{"number":"SP-2024-001501","date":"2025-06-20","work":"General Earth Disturbance ONLY","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"FOR SITEWORK PER APPROVED PLAN. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"MP-2025-003179","date":"2025-06-20","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-06-16","scope":"Mechanical / Fuel Gas Permit for combo CP-2024-006728"},{"number":"PP-2026-008062","date":"2026-06-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"REPAIR/REPLACE CT & FAI."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2020,"k":"permit","w":"Sign"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Fences Only"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"General Earth Disturbance ONLY"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"603355","type":"Dumpster License - Private Property","status":"Active","businessName":"BANK OF AMERICA NATIONAL ASSOCIATION","legalName":"BANK OF AMERICA NATIONAL ASSOCIATION","address":"1841-43 E ALLEGHENY AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-08-23","latestIssueDate":"2013-08-23","expirationDate":null,"inactiveDate":null},{"number":"677206","type":"Dumpster License - Private Property","status":"Active","businessName":"BANK OF AMERICA NATIONAL ASSOCIATION","legalName":"BANK OF AMERICA NATIONAL ASSOCIATION","address":"1841-43 E ALLEGHENY AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2015-09-11","latestIssueDate":"2015-09-11","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"677206","type":"Dumpster License - Private Property","businessName":"BANK OF AMERICA NATIONAL ASSOCIATION","legalName":"BANK OF AMERICA NATIONAL ASSOCIATION","issuedDate":"2013-08-23","latestIssueDate":"2015-09-11","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","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"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"7 permits not marked completed: 407162 (Issued), 803448 (EXPIRED), PP-2025-007538 (Issued), CP-2024-006728 (Issued), EP-2025-005530 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 3, 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":"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 2 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Escape Report: Safe through Apr 26, 2029; Fire Alarm Certification: Certified through Dec 15, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}