{"asOf":"2026-07-17T09:32:20.729Z","block":"3500-3599 S 3RD ST","blockUrl":"https://philadelphia.blockreport.homes/block/3500-3599-s-3rd-st","address":"3501 S 3RD ST","parcelNumber":"884151000","source":"https://property.phila.gov/?p=884151000","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"270","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"TRUCK TERMINAL","useLabel":"Industrial building","owner":"PROCACCI BROS SALES CORP","coOwner":null,"marketValue":6448100,"landAssessment":1289600,"improvementAssessment":5158500,"livableArea":84844,"yearBuilt":1960,"lastSale":{"price":1500000,"date":"1989-09-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"1672001","date":"2009-07-14","code":"06-301.2/3","title":"FOOD WHOLESALE PRE-PACKAGED LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2020-043661","date":"2020-10-21","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"COMPLIED","resolutionDate":"2020-12-30","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-008607","date":"2026-02-13","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-04-01","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"208447","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-07-29","completedDate":"2010-07-07","violations":[{"number":"1672001","date":"2009-07-14","code":"06-301.2/3","title":"FOOD WHOLESALE PRE-PACKAGED LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2020-074399","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-10-22","completedDate":"2020-12-30","violations":[{"number":"VI-2020-043661","date":"2020-10-21","code":"A-301.1/7","title":"INTERIOR DEMOLITION","status":"COMPLIED","resolutionDate":"2020-12-30","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2026-013208","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2026-02-13","completedDate":null,"violations":[{"number":"VI-2026-008607","date":"2026-02-13","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-04-01","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2020,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"208447","date":"2009-07-14","type":"BC INSP","status":"FAILED"},{"caseNumber":"208447","date":"2010-03-03","type":"BC INSP","status":"FAILED"},{"caseNumber":"208447","date":"2010-05-04","type":"BC INSP","status":"CLOSED"},{"caseNumber":"208447","date":"2010-05-04","type":"BC INSP","status":"FAILED"},{"caseNumber":"208447","date":"2010-07-06","type":"PRECOURT","status":"PASSED"},{"caseNumber":"208447","date":"2010-07-15","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2020-074399","date":"2020-10-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-074399","date":"2020-11-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-074399","date":"2020-12-30","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-013208","date":"2026-02-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-013208","date":"2026-04-01","type":null,"status":"PASSED"}],"inspYears":[{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":2,"passes":2},{"y":2020,"fails":2,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.903590209774926,"lng":-75.15365688707097,"geom":{"type":"Polygon","coordinates":[[[-75.153009449,39.90291764],[-75.15455428,39.903117654],[-75.154304338,39.904262776],[-75.15275948,39.904062758],[-75.153009449,39.90291764]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2023-016814","type":"Sprinkler Certification","inspectionDate":"2023-07-06","result":"Certified","expirationDate":"2024-07-06","buildingId":"1504850"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":185909,"zoning":"I2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3655 S LAWRENCE ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"The information has been provided.","status":"Closed","outcome":"Withdrawn","date":"2025-11-17","number":"HA-2024-002445","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":3449800,"taxable":3449800,"land":743600,"improvement":2706200,"taxableLand":743600,"taxableImprovement":2706200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":3449800,"taxable":3449800,"land":743600,"improvement":2706200,"taxableLand":743600,"taxableImprovement":2706200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":3553200,"taxable":3553200,"land":568512,"improvement":2984688,"taxableLand":568512,"taxableImprovement":2984688,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":3818100,"taxable":3818100,"land":576331,"improvement":3241769,"taxableLand":576331,"taxableImprovement":3241769,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":3842900,"taxable":3842900,"land":580074,"improvement":3262826,"taxableLand":580074,"taxableImprovement":3262826,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":3842900,"taxable":3842900,"land":580074,"improvement":3262826,"taxableLand":580074,"taxableImprovement":3262826,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":3842900,"taxable":3842900,"land":580074,"improvement":3262826,"taxableLand":580074,"taxableImprovement":3262826,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":4035000,"taxable":4035000,"land":807000,"improvement":3228000,"taxableLand":807000,"taxableImprovement":3228000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":4035000,"taxable":4035000,"land":807000,"improvement":3228000,"taxableLand":807000,"taxableImprovement":3228000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2969500,"taxable":2969500,"land":593900,"improvement":2375600,"taxableLand":593900,"taxableImprovement":2375600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2969500,"taxable":2969500,"land":593900,"improvement":2375600,"taxableLand":593900,"taxableImprovement":2375600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":6448100,"taxable":6448100,"land":1289600,"improvement":5158500,"taxableLand":1289600,"taxableImprovement":5158500,"exemptLand":0,"exemptImprovement":0}],"taxNow":41567,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"144932","date":"2008-04-11","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-01-20","scope":"REPLACE 2 OLD 600 AMP BREAKERS WITH (2) 600AMP SWS. NO OTHER WORK (SOUTH DIST)"},{"number":"144949","date":"2008-04-11","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2021-02-24","scope":"REPLACE FAILED 1000 KVA TRANSFORMER CORE & COIL ASSEMBLY WITH NEW LIKE AND KIND NO ADDITIONAL WORK AS PER 2005 NEC (SOUTH DIST) REPLACE FAILED 1000 KVA TRANSFORMER CORE & COIL ASSEMBLY WITH NEW LIKE AND KIND NO ADDITIONAL WORK AS PER 2005 NEC (SOUTH DIST)"},{"number":"274638","date":"2010-05-11","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2010-05-11","scope":"RELOCATION OF LOT CREATE (2) LOTS FROM (1) TO BE USED FOR THE COLD STORAGE AND WHOLESALE DISTRIBUTION OF FRESH PRODUCE."},{"number":"279241","date":"2010-05-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-05-19","scope":"FOR AN ACCESSORY REPAIR SHOP (EXISTING) FOR FDC WAREHOUSE, NO SIGNS."},{"number":"279242","date":"2010-05-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-05-19","scope":"TO BE USED FOR THE COLD STORAGE AND WHOLESALE DISTRIBUTION OF FRESH PRODUCE."},{"number":"594609","date":"2015-03-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"SUPPLY AND INSTALL 1 1/2 RPZ BACKFLOW (COMMERICAL)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"GM-2020-010936","date":"2020-12-24","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-09-12","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"GM-2021-000777","date":"2021-01-25","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-07-21","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"GM-2021-004493","date":"2021-05-20","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-12-14","scope":"EZ PERMIT RE-ROOFING- For the Installation of New Roof Coverings on Exiting Roofs as per attached standard. Deviations from these standards require submission of construction and site plans. Dept.of Streets Permit is required for any sidewalk and street closures . All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work. (Any required asbestos removal shall be made by a City of Philadelphia Licensed Asbestos Abatement Contractor.)"},{"number":"CP-2023-000151","date":"2023-01-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-08-12","scope":"FOR LEVEL II INTERIOR ALTERATIONS WITHOUT A CHANGE IN OCCUPANCY TO AN EXISTING WAREHOUSE. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"MP-2023-000526","date":"2023-02-14","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-06-05","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH 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."},{"number":"GM-2023-001513","date":"2023-02-24","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2023-06-30","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2023-001451","date":"2023-02-27","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the removal of all existing signage, and for the erection of twenty-three (23) accessory, non-illuminated wall signs (Signs 1A, 1B, 2x1C, and 19x2B), size and location as shown on plans/application."},{"number":"PP-2023-001627","date":"2023-04-06","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-05","scope":"install various fixtures including circulation pumps and hot water heater"},{"number":"EP-2023-003085","date":"2023-06-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-08-12","scope":"Install new 1500KVA 13.2 to 480-277V transformer, (2) new 277-480V distribution switchboards, new surge protection devices, transformers, disconnect switches, electrical panels, lighting, receptacles, switches, voice/data wiring, and power to equipment as per 2017 NEC."},{"number":"FP-2024-000103","date":"2024-01-29","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-08-08","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate 90 existing sprinkler heads below new drop ceiling with flex hoses."},{"number":"EP-2024-000602","date":"2024-04-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-05-10","scope":"INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"FP-2024-001485","date":"2024-07-22","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-08-08","scope":"FOR ALTERATIONS TO AN EXISTING NFPA 13 AUTOMATIC SPRINKLER SYSTEM TO INSTALL NEW SPRINKLER HEADS IN RECONFIGURED SPACES. ALL WORK TO BE DONE PER APPROVED PLANS BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. SEE CP-2023-000151 FOR ASSOCIATED BUILDING PERMIT."},{"number":"PP-2025-008445","date":"2025-07-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-01-13","scope":"10\" Curb Trap Replacement & 10' of sewer repair. Remove and replace 4\" area drain and trap."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Roof Covering Replacement"},{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"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":"appeal","w":"Appeal withdrawn"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"502580","type":"Food Manufacturer / Wholesaler","status":"Inactive","businessName":"PROCACCI BROS SALES CORP","legalName":"PROCACCI BROS SALES CORP","address":"3501 S 3RD ST","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2010-05-19","latestIssueDate":"2025-03-18","expirationDate":"2026-04-30","inactiveDate":"2026-06-29"},{"number":"681583","type":"Dumpster License - Private Property","status":"Active","businessName":"PROCACCI BROTHERS SALES CORP","legalName":"PROCACCI BROTHERS SALES CORP","address":"3501 S 3RD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2015-10-22","latestIssueDate":"2015-10-22","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"681583","type":"Dumpster License - Private Property","businessName":"PROCACCI BROTHERS SALES CORP","legalName":"PROCACCI BROTHERS SALES CORP","issuedDate":"2015-10-22","latestIssueDate":"2015-10-22","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"502580","type":"Food Manufacturer / Wholesaler","businessName":"PROCACCI BROS SALES CORP","legalName":"PROCACCI BROS SALES CORP","issuedDate":"2010-05-19","latestIssueDate":"2025-03-18","closureDate":"2026-06-29","expirationDate":"2026-04-30","inactiveDate":"2026-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-10","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":["9 permit events since 2023","1 zoning/board appeal 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":"Use permit #279241: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: 144949 (Expired), 594609 (EXPIRED), GM-2020-010936 (Expired), GM-2021-000777 (Expired), GM-2021-004493 (Expired). 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Jul 6, 2024","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Apr 1, 2026.","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":"Food Manufacturer / Wholesaler #502580: Inactive since Jun 29, 2026","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 3 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/"}]}