{"asOf":"2026-07-25T13:40:37.463Z","block":"200-299 S 18TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/200-299-s-18th-st","address":"260 S 18TH ST","parcelNumber":"882963795","source":"https://property.phila.gov/?p=882963795","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BD0","buildingCodeNew":"820","buildingClass":"STR/OFF 4 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"260S18THST LLC","coOwner":null,"marketValue":1281300,"landAssessment":256200,"improvementAssessment":1025100,"livableArea":6605,"yearBuilt":1800,"lastSale":{"price":1475000,"date":"2024-07-25T04:00:00Z"},"openViolations":0,"violations":[{"number":"4472762","date":"2017-08-29","code":"FC-13-901111","title":"FIRE ALARM MONITORING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4472763","date":"2017-08-29","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-009105","date":"2025-02-24","code":"3307","title":null,"status":"SVN ISSUED","resolutionDate":"2025-02-24","resolution":"SVN ISSUED"}],"violationCases":[{"number":"602125","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-08-30","completedDate":"2017-12-27","violations":[{"number":"4472762","date":"2017-08-29","code":"FC-13-901111","title":"FIRE ALARM MONITORING","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4472763","date":"2017-08-29","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-011647","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-02-24","completedDate":"2026-04-10","violations":[{"number":"VI-2025-009105","date":"2025-02-24","code":"3307","title":null,"status":"SVN ISSUED","resolutionDate":"2025-02-24","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2017,"n":2,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"89195","date":"2006-11-07","type":"BC INSP","status":"PASSED"},{"caseNumber":"89196","date":"2006-11-07","type":"BC INSP","status":"PASSED"},{"caseNumber":"89197","date":"2006-11-07","type":"BC INSP","status":"PASSED"},{"caseNumber":"602125","date":"2017-08-29","type":"CI INSP","status":"FAILED"},{"caseNumber":"602125","date":"2017-10-04","type":"CI INSP","status":"FAILED"},{"caseNumber":"602125","date":"2017-12-27","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2025-011647","date":"2025-02-24","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":0,"passes":3},{"y":2017,"fails":2,"passes":1},{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94805852103363,"lng":-75.17133268796918,"geom":{"type":"Polygon","coordinates":[[[-75.171223115,39.948080992],[-75.17123782,39.948010815],[-75.171442681,39.94803657],[-75.171426247,39.948107594],[-75.171223115,39.948080992]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":4,"lotArea":1500,"zoning":"CMX2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"25 FRANKLIN DR, BELLE MEADE NJ, 08558","mailOut":true,"appeals":[{"type":"BBS Permit Denial","grounds":"FOR LEVEL II ALTERATIONS WITH CHANGE OF OCCUPANCY TO AN EXISTING ART GALLERY FOR USE AS BUSINESS OFFICES (B OCCUPANCY) WITH RESIDENTIAL APARTMENTS ABOVE (R-2 OCCUPANCY WITH THREE (3) DWELLING UNITS). ZONING PERMIT REQUIRED FOR ALL PROPOSED ","status":"Completed","outcome":"Approved","date":"2024-09-16","number":"PA-2024-006350","relatedPermit":null}],"taxYears":[{"year":2015,"total":12824.06,"principal":9360.83,"interest":1230.45,"penalty":928.47},{"year":2016,"total":17171.05,"principal":15719.41,"interest":235.8,"penalty":157.19}],"taxNet":29995.11,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":976500,"taxable":976500,"land":300000,"improvement":676500,"taxableLand":300000,"taxableImprovement":676500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":976500,"taxable":976500,"land":300000,"improvement":676500,"taxableLand":300000,"taxableImprovement":676500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1106400,"taxable":1106400,"land":221239,"improvement":885161,"taxableLand":221239,"taxableImprovement":885161,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1104900,"taxable":1104900,"land":220980,"improvement":883920,"taxableLand":220980,"taxableImprovement":883920,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1113100,"taxable":1113100,"land":222620,"improvement":890480,"taxableLand":222620,"taxableImprovement":890480,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1113100,"taxable":1113100,"land":222620,"improvement":890480,"taxableLand":222620,"taxableImprovement":890480,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1113100,"taxable":1113100,"land":222620,"improvement":890480,"taxableLand":222620,"taxableImprovement":890480,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1216300,"taxable":1216300,"land":243263,"improvement":973037,"taxableLand":243263,"taxableImprovement":973037,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1216300,"taxable":1216300,"land":243263,"improvement":973037,"taxableLand":243263,"taxableImprovement":973037,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1224600,"taxable":1224600,"land":244920,"improvement":979680,"taxableLand":244920,"taxableImprovement":979680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1224600,"taxable":1224600,"land":244920,"improvement":979680,"taxableLand":244920,"taxableImprovement":979680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1281300,"taxable":1281300,"land":256200,"improvement":1025100,"taxableLand":256200,"taxableImprovement":1025100,"exemptLand":0,"exemptImprovement":0}],"taxNow":17142,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"166656","date":"2008-07-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE EXISTING 200 AMP SERVICE IN ACCORDANCE WITH 2005 NEC"},{"number":"GM-2024-008757","date":"2024-10-04","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2024-11-04","scope":"EZ INTERIOR NON-LOAD-BEARING WALL DEMOLITION - For the interior demolition on NON-Load-Bearing partition walls and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. EXTERIOR DEMOLITION IS STRICTLY PROHIBITED UNDER THIS PERMIT TYPE"},{"number":"ZP-2024-010036","date":"2024-10-22","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"PARTIAL DEMOLTION TO THE REAR PART OF AN EXISTING STRUCTURE. AND ERECTION OF OPEN STAIR TOWER. SIZE AND LOCATION AS PER APPROVED PLAN."},{"number":"CP-2024-005797","date":"2024-12-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-19","scope":"LEVEL II INTERIOR ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE AN ICE CREAM PARLOR (PERSONAL SERVICES) IN THE FIRST FLOOR AND BASEMENT OF AN EXISTING BUILDING AS PER APPROVED PLANS. BUILDING TO BE SPRINKLERED PER NFPA 13. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"MP-2024-005802","date":"2024-12-23","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-19","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2025-000472","date":"2025-01-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-05-19","scope":"Install (1) lavatories,(1) 3 Compartment Sink, (1) Mop Sink, (1) Hand sink, (4) Floor Drain, (1) water closets, (1) tub/shower, (1)laundry sink, (1) kitchen sink, (1)hot water heater."},{"number":"CP-2024-006355","date":"2025-01-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL III ALTERATIONS, ADDITION AND CHANGE IN OCCUPANCY IN EXISTING BUILDING PER APPROVED PLANS AND BBS VARIANCE (MI-2024-005521). BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"EP-2025-000492","date":"2025-02-21","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-22","scope":"INSTALL 600 AMP ELECTRICAL SERVICE, METER PACKS, TWO 150 AMP CIRCUIT BREAKER PANELS AND ONE 100 AMP CIRCUIT BREAKER PANEL WITH PROPER GROUNDING AND BONDING. INSTALL WIRING, LIGHTING, SWITCHES AND RECEPTACLES OUTLETS FOR THE BASEMENT AND FIRST FLOOR. INSTALL DEDICATED CIRCUITS FOR REFRIGERATOR, WASHING MACHINE, CLOTHES DRYER, ICE CREAM MACHINE, HOT WATER HEATER AND 30 AMP CIRCUIT FOR OVEN. INSTALL NEW FIRE ALARM SYSTEM ACCORDING WITH THE 2017 NEC, 2016 NFPA 72 AND PER PLANS."},{"number":"FP-2025-000298","date":"2025-03-06","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-04-17","scope":"Rough-In Permit for FP-2025-000290 Add new sprinkler system to building"},{"number":"FP-2025-000290","date":"2025-04-17","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-05-19","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT AN EXISTING STRUCTURE. INSTALLATION TO INCLUDE 4\" FIRE SERVICE LINE AND 4.\" DC AMES 2000SS BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA"},{"number":"PP-2025-006274","date":"2025-05-28","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"INTERIOR ALTERATIONS TO APARTMENTS ABOVE COMMERCIAL SPACE. WORK TO BE ISOLATED TO APARTMENTS ONLY. ALL CONNECTIONS SHALL BE MADE TO EXISTING STACKS. WASTE AND VENT SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHIALDELPHIA SINGLE STACK VENT SYSTEM. ALL WORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS. ANY WORK PERFORMED IN COMMERCIAL SPACE SHALL REQUIRE A SEPERATE PLAN REVIEW."},{"number":"EP-2025-004700","date":"2025-07-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-07-21","scope":"INSTALL 600 AMP ELECTRICAL SERVICE AND 4 METER PACKS WITH PROPER GROUNDING AND BONDING. INSTALL ONE 100 AMP SUBPANELS FOR HOUSE AND ONE 125 AMP SUBPANEL FOR EACH OF THE 3 DWELLING UNITS. INSTALL WIRING, LIGHTING, SWITCHES AND RECEPTACLE OUTLETS. INSTALL INTERCONNECTED SMOKE AND CO ALARMS. INSTALL FIRE ALARM SYSTEM. ALL WORK TO BE DONE ACCORDING TO THE 2017 NEC, 2016 NFPA 72 AND PER PLANS."},{"number":"MP-2025-002088","date":"2025-09-26","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Rough-In"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"0984249","type":"Sidewalk Cafe","status":"Expired","businessName":"Twenty-Two Desserts Inc (Malai)","legalName":"Twenty-Two Desserts Inc","address":"260 S 18TH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2025-07-21","latestIssueDate":"2025-07-21","expirationDate":"2026-07-20","inactiveDate":null},{"number":"0995448","type":"Food Preparing and Serving","status":"Active","businessName":"Twenty-Two Desserts Inc (Malai)","legalName":"Twenty-Two Desserts Inc","address":"260 S 18TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-12-12","latestIssueDate":"2025-12-12","expirationDate":"2026-12-11","inactiveDate":null}],"licenseActivity":[{"number":"0995448","type":"Food Preparing and Serving","businessName":"Twenty-Two Desserts Inc (Malai)","legalName":"Twenty-Two Desserts Inc","issuedDate":"2025-12-12","latestIssueDate":"2025-12-12","closureDate":null,"expirationDate":"2026-12-11","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0984249","type":"Sidewalk Cafe","businessName":"Twenty-Two Desserts Inc (Malai)","legalName":"Twenty-Two Desserts Inc","issuedDate":"2025-07-21","latestIssueDate":"2025-07-21","closureDate":"2026-07-20","expirationDate":"2026-07-20","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["10 permit events 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 #PA-2024-006350: Completed · Approved.","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: CP-2024-006355 (Issued), PP-2025-006274 (Issued), MP-2025-002088 (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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 24, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"6 fire/suppression-related permits 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":"Sidewalk Cafe #0984249: Expired","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 mixed-use. 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 3 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/"}]}