{"asOf":"2026-07-28T04:10:39.700Z","block":"800-899 COTTMAN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/800-899-cottman-ave","address":"813-15 COTTMAN AVE","parcelNumber":"882968330","source":"https://property.phila.gov/?p=882968330","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"PB0","buildingCodeNew":"223","buildingClass":"AUTO REPAIR SHOP MASONRY","buildingClassNew":"AUTO SERVICE GARAGE","useLabel":"Store","owner":"ORTHODOX STREET PROPERTIE","coOwner":null,"marketValue":922400,"landAssessment":372400,"improvementAssessment":550000,"livableArea":6250,"yearBuilt":1957,"lastSale":{"price":850000,"date":"2018-12-20T05:00:00Z"},"openViolations":0,"violations":[{"number":"2296299","date":"2008-10-02","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1272414","date":"2009-03-13","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211994342","date":"2020-02-25","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSED","resolutionDate":"2021-03-19","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211994338","date":"2020-02-25","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":"2020-07-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"211994337","date":"2020-02-25","code":"FC-13-315","title":"COMBUSTIBLE STORAGE","status":"COMPLIED","resolutionDate":"2020-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211994341","date":"2020-02-25","code":"FC-13-1007.2","title":"EXIT SIGN ILLUMINATION","status":"COMPLIED","resolutionDate":"2020-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211994339","date":"2020-02-25","code":"FC-13-605.10","title":"PORTABLE ELECTRIC SPACE HEATER","status":"COMPLIED","resolutionDate":"2020-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211994340","date":"2020-02-25","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2020-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-022752","date":"2022-03-29","code":"F-3205.3","title":"SMOKING\n","status":"COMPLIED","resolutionDate":"2022-05-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-022754","date":"2022-03-29","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2022-05-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-022753","date":"2022-03-29","code":"F-5003.5.1","title":"MARKING OF CONTAINERS\n","status":"COMPLIED","resolutionDate":"2022-05-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-054775","date":"2024-07-02","code":"F-2403.4.3","title":"WASTE CANS\n","status":"COMPLIED","resolutionDate":"2024-08-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-054776","date":"2024-07-02","code":"F-2803.5.3","title":"SMOKING PROHIBITED \n","status":"COMPLIED","resolutionDate":"2024-08-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-054777","date":"2024-07-02","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2024-08-16","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"180907","type":"STANDARD","priority":"STANDARD","responsibility":"SU","status":"CLOSED","createdDate":"2008-10-02","completedDate":null,"violations":[{"number":"2296299","date":"2008-10-02","code":"A-301.1/66","title":"PERMZ- OR REMOVE ADVERTISING","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"194237","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-03-18","completedDate":"2009-03-26","violations":[{"number":"1272414","date":"2009-03-13","code":"A.CNE.000","title":"COULD NOT ENTER","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"725900","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-03-02","completedDate":"2021-04-01","violations":[{"number":"211994342","date":"2020-02-25","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"CLOSED","resolutionDate":"2021-03-19","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"211994338","date":"2020-02-25","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":"2020-07-20","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"211994337","date":"2020-02-25","code":"FC-13-315","title":"COMBUSTIBLE STORAGE","status":"COMPLIED","resolutionDate":"2020-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211994341","date":"2020-02-25","code":"FC-13-1007.2","title":"EXIT SIGN ILLUMINATION","status":"COMPLIED","resolutionDate":"2020-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211994339","date":"2020-02-25","code":"FC-13-605.10","title":"PORTABLE ELECTRIC SPACE HEATER","status":"COMPLIED","resolutionDate":"2020-07-20","resolution":"COMPLIED - OWNER REPAIR"},{"number":"211994340","date":"2020-02-25","code":"FC-13-605.6","title":"OPEN JUNCTION BOXES","status":"COMPLIED","resolutionDate":"2020-07-20","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2022-028472","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2022-04-06","completedDate":"2022-05-12","violations":[{"number":"VI-2022-022752","date":"2022-03-29","code":"F-3205.3","title":"SMOKING\n","status":"COMPLIED","resolutionDate":"2022-05-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-022754","date":"2022-03-29","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2022-05-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-022753","date":"2022-03-29","code":"F-5003.5.1","title":"MARKING OF CONTAINERS\n","status":"COMPLIED","resolutionDate":"2022-05-12","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-070093","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-07-02","completedDate":"2024-08-16","violations":[{"number":"VI-2024-054775","date":"2024-07-02","code":"F-2403.4.3","title":"WASTE CANS\n","status":"COMPLIED","resolutionDate":"2024-08-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-054776","date":"2024-07-02","code":"F-2803.5.3","title":"SMOKING PROHIBITED \n","status":"COMPLIED","resolutionDate":"2024-08-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2024-054777","date":"2024-07-02","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"COMPLIED","resolutionDate":"2024-08-16","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2009,"n":1,"worst":null},{"y":2020,"n":6,"worst":null},{"y":2022,"n":3,"worst":null},{"y":2024,"n":3,"worst":null}],"investigations":[{"caseNumber":"180907","date":"2008-06-16","type":"SIGN","status":"FAILED"},{"caseNumber":"194237","date":"2009-03-13","type":"BC INSP","status":"FAILED"},{"caseNumber":"194237","date":"2009-03-23","type":"BC INSP","status":"PASSED"},{"caseNumber":"180907","date":"2011-10-20","type":"SIGN","status":"FAILED"},{"caseNumber":"180907","date":"2011-12-02","type":"SIGN","status":"CLOSED"},{"caseNumber":"725900","date":"2020-02-25","type":"CI INSP","status":"FAILED"},{"caseNumber":"725900","date":"2020-07-20","type":null,"status":"FAILED"},{"caseNumber":"725900","date":"2020-11-02","type":null,"status":"FAILED"},{"caseNumber":"725900","date":"2021-04-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-028472","date":"2022-04-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-028472","date":"2022-05-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-070093","date":"2024-07-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-070093","date":"2024-08-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":1},{"y":2011,"fails":1,"passes":0},{"y":2020,"fails":3,"passes":0},{"y":2021,"fails":0,"passes":1},{"y":2022,"fails":1,"passes":1},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.0631456953876,"lng":-75.0854180118264,"geom":{"type":"Polygon","coordinates":[[[-75.085849508,40.06278606],[-75.085991366,40.062868441],[-75.085148837,40.063477718],[-75.084870229,40.06332231],[-75.085849508,40.06278606]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19111","beds":null,"baths":null,"stories":1,"lotArea":23100,"zoning":"I1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2100 BYBERRY RD, PHILADELPHIA PA, 19116","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":426300,"taxable":426300,"land":122000,"improvement":304300,"taxableLand":122000,"taxableImprovement":304300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":426300,"taxable":426300,"land":122000,"improvement":304300,"taxableLand":122000,"taxableImprovement":304300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":693100,"taxable":693100,"land":317319,"improvement":375781,"taxableLand":317319,"taxableImprovement":375781,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":692900,"taxable":692900,"land":317300,"improvement":375600,"taxableLand":317300,"taxableImprovement":375600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":692900,"taxable":692900,"land":317300,"improvement":375600,"taxableLand":317300,"taxableImprovement":375600,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":692900,"taxable":692900,"land":317300,"improvement":375600,"taxableLand":317300,"taxableImprovement":375600,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":692900,"taxable":692900,"land":317300,"improvement":375600,"taxableLand":317300,"taxableImprovement":375600,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":735400,"taxable":735400,"land":581800,"improvement":153600,"taxableLand":581800,"taxableImprovement":153600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":735400,"taxable":735400,"land":581800,"improvement":153600,"taxableLand":581800,"taxableImprovement":153600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1188765,"taxable":1188765,"land":901875,"improvement":286890,"taxableLand":901875,"taxableImprovement":286890,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1188700,"taxable":1188700,"land":901810,"improvement":286890,"taxableLand":901810,"taxableImprovement":286890,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":922400,"taxable":922400,"land":372400,"improvement":550000,"taxableLand":372400,"taxableImprovement":550000,"exemptLand":0,"exemptImprovement":0}],"taxNow":16639,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"209457","date":"2009-04-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-04-16","scope":"REPLACE CATCH BASIN INSIDE OF BUILDING AND TIE INTO EXISTING DRAIN LINE"},{"number":"569493","date":"2014-10-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-01-12","scope":"INSTALL OF RPZ (AUTO REPAIR)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1000572","date":"2019-08-12","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"ROOF REPLACEMENT - INSTALL A SINGLE PLY SHINGLE ROOF SYSTEM ATTACH TPO. STRUCTURAL ALTERATION OR REPAIR IS EXPRESSLY PROHIBITED UNDER THIS PERMIT. PROHIBITED STRUCTURAL WORK INCLUDES ANY MODIFICATION TO EXTERIOR WALLS, PARTY WALLS, FLOOR/ROOF FRAMING OR FOUNDATIONS; UNDERPINNING AND EXCAVATIONS (I.E. DIGGING IN BASEMENT)."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2009,"k":"permit","w":"Plumbing"},{"y":2009,"k":"viol","w":"L&I violation"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2018,"k":"sale","p":850000},{"y":2019,"k":"permit","w":"Alteration"},{"y":2020,"k":"viol","w":"6 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed ×3"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"289121","type":"Tow Truck","status":"Inactive","businessName":"ROCKWELL AUTO BODY INC","legalName":"ROCKWELL AUTO BODY INC","address":"813-15 COTTMAN AVE","revenueCode":"3383","rentalCategory":null,"units":null,"issuedDate":"2001-05-10","latestIssueDate":"2001-05-10","expirationDate":"2002-12-31","inactiveDate":null},{"number":"343518","type":"Dumpster License - Private Property","status":"Inactive","businessName":"BILLS BEST CHOICE TRANSMISSION","legalName":"BILLS BEST CHOICE TRANSMISSION","address":"813-15 COTTMAN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-11-02","latestIssueDate":"2010-06-24","expirationDate":"2011-07-31","inactiveDate":null},{"number":"343519","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"BILLS BEST CHOICE TRANSMISSION","legalName":"BILLS BEST CHOICE TRANSMISSION","address":"813-15 COTTMAN AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2005-11-02","latestIssueDate":"2013-12-21","expirationDate":"2014-12-31","inactiveDate":"2015-03-01"},{"number":"839926","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"ML AUTOMOTORS INC","legalName":"ML AUTOMOTORS INC","address":"813-15 COTTMAN AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2020-03-12","latestIssueDate":"2023-04-03","expirationDate":"2024-03-11","inactiveDate":"2024-05-10"},{"number":"0955522","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"Avenue Automotive LLC","legalName":"Avenue Automotive LLC","address":"813-15 COTTMAN AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2024-07-02","latestIssueDate":"2024-07-02","expirationDate":"2025-07-01","inactiveDate":"2025-08-30"}],"licenseActivity":[{"number":"0955522","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"Avenue Automotive LLC","legalName":"Avenue Automotive LLC","issuedDate":"2024-07-02","latestIssueDate":"2024-07-02","closureDate":"2025-08-30","expirationDate":"2025-07-01","inactiveDate":"2025-08-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"839926","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"ML AUTOMOTORS INC","legalName":"ML AUTOMOTORS INC","issuedDate":"2020-03-12","latestIssueDate":"2023-04-03","closureDate":"2024-05-10","expirationDate":"2024-03-11","inactiveDate":"2024-05-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"343518","type":"Dumpster License - Private Property","businessName":"BILLS BEST CHOICE TRANSMISSION","legalName":"BILLS BEST CHOICE TRANSMISSION","issuedDate":"2005-11-02","latestIssueDate":"2010-06-24","closureDate":"2011-07-31","expirationDate":"2011-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"343519","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"BILLS BEST CHOICE TRANSMISSION","legalName":"BILLS BEST CHOICE TRANSMISSION","issuedDate":"2005-11-02","latestIssueDate":"2013-12-21","closureDate":"2015-03-01","expirationDate":"2014-12-31","inactiveDate":"2015-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"289121","type":"Tow Truck","businessName":"ROCKWELL AUTO BODY INC","legalName":"ROCKWELL AUTO BODY INC","issuedDate":"2001-05-10","latestIssueDate":"2001-05-10","closureDate":"2002-12-31","expirationDate":"2002-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The history also contains “PERM Z- NEW USE.”","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":"1 permit not marked completed: 1000572 (EXPIRED).","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":"8 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Aug 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":"Tow Truck #289121: Inactive; Dumpster License - Private Property #343518: Inactive; Motor Vehicle Repair / Fuel Dispensing #343519: Inactive since Mar 1, 2015; Motor Vehicle Repair / Fuel Dispensing #839926: Inactive since May 10, 2024","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 14 historical violations across 5 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/"}]}