{"asOf":"2026-07-25T15:32:39.801Z","block":"9300-9399 BLUE GRASS RD","blockUrl":"https://philadelphia.blockreport.homes/block/9300-9399-blue-grass-rd","address":"9355 BLUE GRASS RD","parcelNumber":"884233815","source":"https://property.phila.gov/?p=884233815","ownerType":"absentee","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC1","buildingCodeNew":"273","buildingClass":"IND WAREHOUSE MASONRY+OTH","buildingClassNew":"WAREHOUSE","useLabel":"Industrial building","owner":"GPT BLUE GRASS ROAD OWNER","coOwner":null,"marketValue":37000000,"landAssessment":22200000,"improvementAssessment":14800000,"livableArea":255400,"yearBuilt":2011,"lastSale":{"price":26100000,"date":"2015-07-21T04:00:00Z"},"openViolations":0,"violations":[{"number":"2261672","date":"2011-10-27","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2261670","date":"2011-10-27","code":"14-1704/30","title":"CONDITION OF PERMIT VIOLATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2261671","date":"2011-10-27","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2882127","date":"2013-05-17","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2882126","date":"2013-05-17","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2882128","date":"2013-05-17","code":"FC-915.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2882124","date":"2013-05-17","code":"FC-2703.5/4","title":"HAZMAT ID ENTRANCE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2882123","date":"2013-05-17","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2799183","date":"2013-05-17","code":"FC-105.6/19","title":"TENTS-PERMIT REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2799182","date":"2013-05-17","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-004904","date":"2026-01-26","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-03-18","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"303984","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-10-28","completedDate":"2011-12-27","violations":[{"number":"2261672","date":"2011-10-27","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2261670","date":"2011-10-27","code":"14-1704/30","title":"CONDITION OF PERMIT VIOLATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2261671","date":"2011-10-27","code":"19-2602.1/1","title":"CAL LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"381537","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2013-05-20","completedDate":"2013-10-03","violations":[{"number":"2882127","date":"2013-05-17","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2882126","date":"2013-05-17","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2882128","date":"2013-05-17","code":"FC-915.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2882124","date":"2013-05-17","code":"FC-2703.5/4","title":"HAZMAT ID ENTRANCE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2882123","date":"2013-05-17","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"381563","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2013-05-20","completedDate":"2013-06-27","violations":[{"number":"2799183","date":"2013-05-17","code":"FC-105.6/19","title":"TENTS-PERMIT REQ¿D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2799182","date":"2013-05-17","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-007526","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2026-01-26","completedDate":null,"violations":[{"number":"VI-2026-004904","date":"2026-01-26","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-03-18","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2011,"n":3,"worst":null},{"y":2013,"n":7,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"303984","date":"2011-10-27","type":"BC INSP","status":"FAILED"},{"caseNumber":"303984","date":"2011-12-20","type":"BC INSP","status":"PASSED"},{"caseNumber":"381537","date":"2013-05-17","type":"CI INSP","status":"FAILED"},{"caseNumber":"381563","date":"2013-05-17","type":"CI INSP","status":"FAILED"},{"caseNumber":"381563","date":"2013-06-26","type":"CI INSP","status":"PASSED"},{"caseNumber":"381537","date":"2013-07-30","type":"CI INSP","status":"FAILED"},{"caseNumber":"381537","date":"2013-10-02","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2026-007526","date":"2026-01-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-007526","date":"2026-03-18","type":null,"status":"PASSED"}],"inspYears":[{"y":2011,"fails":1,"passes":1},{"y":2013,"fails":3,"passes":2},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.06969768105952,"lng":-75.02501190797969,"geom":{"type":"Polygon","coordinates":[[[-75.022120049,40.069987716],[-75.022751604,40.069338256],[-75.023163862,40.069201372],[-75.023341761,40.069106956],[-75.023498395,40.068992443],[-75.025503761,40.066988213],[-75.025648707,40.066808472],[-75.025718359,40.066677923],[-75.025855668,40.067091475],[-75.025877776,40.067069241],[-75.027102743,40.070758442],[-75.026300092,40.071576703],[-75.025985125,40.071395127],[-75.025813555,40.071570781],[-75.026128049,40.071752087],[-75.025785648,40.072101138],[-75.022120049,40.069987716]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2025-022949","type":"Special Hazards Certification","inspectionDate":"2025-08-31","result":"Certified","expirationDate":"2026-08-31","buildingId":"1261011"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19114","beds":null,"baths":null,"stories":null,"lotArea":1327306,"zoning":"I1","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"PO BOX 2980, CHICAGO IL, 60690","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"APPEAL AGAINST THE DEPARTMENT OF LICENSES AND INSPECTIONS FOR THE ISSUANCE OF PERMIT #266883.              *IMPROPER SUBDIVISION WAS CREATED WITHOUT CITY STREET FRONTAGE VIOLATING SECTION 14-2101.                       *PERMIT ISSUED ON PLA","status":"CLOSED","outcome":"Denied","date":"2011-02-22","number":"14115","relatedPermit":"266883"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":19155000,"taxable":0,"land":3849200,"improvement":15305800,"taxableLand":0,"taxableImprovement":0,"exemptLand":3849200,"exemptImprovement":15305800},{"y":2017,"v":19155000,"taxable":0,"land":3849200,"improvement":15305800,"taxableLand":0,"taxableImprovement":0,"exemptLand":3849200,"exemptImprovement":15305800},{"y":2018,"v":19729600,"taxable":0,"land":3945920,"improvement":15783680,"taxableLand":0,"taxableImprovement":0,"exemptLand":3945920,"exemptImprovement":15783680},{"y":2019,"v":19730200,"taxable":0,"land":3942199,"improvement":15788001,"taxableLand":0,"taxableImprovement":0,"exemptLand":3942199,"exemptImprovement":15788001},{"y":2020,"v":19858400,"taxable":0,"land":3967814,"improvement":15890586,"taxableLand":0,"taxableImprovement":0,"exemptLand":3967814,"exemptImprovement":15890586},{"y":2021,"v":19858400,"taxable":19858400,"land":3967814,"improvement":15890586,"taxableLand":3967814,"taxableImprovement":15890586,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":19858400,"taxable":19858400,"land":3967814,"improvement":15890586,"taxableLand":3967814,"taxableImprovement":15890586,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":24574800,"taxable":24574800,"land":7372450,"improvement":17202350,"taxableLand":7372450,"taxableImprovement":17202350,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":24574800,"taxable":24574800,"land":7372450,"improvement":17202350,"taxableLand":7372450,"taxableImprovement":17202350,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":37000000,"taxable":37000000,"land":14800000,"improvement":22200000,"taxableLand":14800000,"taxableImprovement":22200000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":37000000,"taxable":37000000,"land":14800000,"improvement":22200000,"taxableLand":14800000,"taxableImprovement":22200000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":37000000,"taxable":37000000,"land":22200000,"improvement":14800000,"taxableLand":22200000,"taxableImprovement":14800000,"exemptLand":0,"exemptImprovement":0}],"taxNow":517926,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"282841","date":"2010-06-11","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-07-22","scope":"CIVIL SITE WORK, STORMWATER WORK, LANDSCAPING/GRADING PERMIT AS PER SUBMITTED CIVIL PLANS."},{"number":"282987","date":"2010-06-15","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-04-14","scope":"NEW CONSTRUCTION OF 1 STORY UNLIMITED SPACE WAREHOUSE, AS PER SUBMITTED PLANS."},{"number":"289020","date":"2010-07-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-03-21","scope":"NEW 8\" LATERAL AND 3\" WATER DISTRIBUTION"},{"number":"297607","date":"2010-08-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-02-04","scope":"RUN FROM PECO POLE UNDERGROUND TO TRAILER AREA SUPPLY SERVICE FOR CONSTRUCTION TRAILERS TEMPORARY SERVICE TEMPORARY DATES 08/25/10-11/01/10 PER 2008 NEC CODE"},{"number":"303767","date":"2010-10-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"WAREHOUSE AND OFFICE LIGHTING, HVAC, POWER DEVICES, ETC., FITOUT PER ATTACHED PLANS,2500 AMP 480/277 VOLT 3 PHASE 4 WIRE SERVICE, SITE LIGHTING,(NOR FIRE ALARM ON THIS APPLICATION), ALL AS PER 2008 NEC (EAST DIST)"},{"number":"303057","date":"2010-10-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-04-14","scope":"OFFICE FITOUT FOR A NEW CONSTRUCTION WAREHOUSE. DETAIL AS PER THE PLANS."},{"number":"311381","date":"2010-11-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-04-07","scope":"NEW CONSTRUCTION,60 FITURES WITH PIPING FOR COMMERCIAL BUILDING"},{"number":"302648","date":"2010-12-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-04-14","scope":"INSTALLING A COMPLETE HVAC SYSTEM FOR THE OFFICE ONLY AS PER SUBMITTED PLANS."},{"number":"307425","date":"2010-12-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-05-19","scope":"SUPPLY AND INSALL ADDRESSABLE FIRE ALARM SYSTEM IN OFFICE AND WAREHOUSE AREA'S AS PER 2008 NEC"},{"number":"319843","date":"2011-01-14","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-09-08","scope":"INSTALLATION OF A COMMERCIAL COOKING EXTINGUISHING IN A SALES SHOW ROOM / DISPLAY KITCHEN."},{"number":"320408","date":"2011-01-14","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-04-14","scope":"INSTALLATION OF A COMMERCIAL COOKING EXHAUST SYSTEM IN A SALES SHOW ROOM / DISPLAY KITCHEN."},{"number":"322758","date":"2011-02-07","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-03-21","scope":"PRIOR INSTALLATION OF BACKFLOW ASSEMBLIES FOR 3\" DOMESTIC DISTRIBUTION LINE AND 10\" FIRE SERVICE LINE, METER PITS, HOT BOXES, CROSS CONNECTION INSTALLATIONS ALL IN CONJUNCTION WITH AP304018 (SPRINKLER SYSTEM), AS PER PLANS, CALCS AND FORM."},{"number":"304018","date":"2011-02-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-04-07","scope":"INSTALLATION OF NEW SPRINKLER SYSTEM, AS PER SUBMITTED PLANS AND CALCS. BACKFLOW ALREADY INSTALLED."},{"number":"324551","date":"2011-02-10","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-03-21","scope":"AMEND PERMIT #304018 TO ELIMINATE UNDERGROUND MAIN AND FIRE LOOP FROM SCOPE OF WORK. SEPARATE PERMIT REQ'D FOR INSTALLATION OF UNDERGROUND PIPING."},{"number":"324367","date":"2011-02-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-02-16","scope":"ADD ROOFTOP HVAC EQUIP TO WAREHOUSE/OFFICES"},{"number":"22348","date":"2013-05-28","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2013-05-28","scope":"05/15/2013 ERECT (2) ASSEMBLY TENTS (40'X80') (20'X40') REMOVE 05/20/2013 9355 BLUE GRASS ROAD"},{"number":"CP-2023-001288","date":"2023-06-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF RACKING FOR HIGH PILE STORAGE, NO CHANGE IN OCCUPANCY CLASSIFICATION. BUILDING IS FULLY SPRINKLERED. CONNECTION DETAILS TO DONE PER APPROVED PLANS SEALED BY STRUCTURAL ENGINEER. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":0.77,"timeline":[{"y":2011,"k":"permit","w":"Zoning/use"},{"y":2011,"k":"appeal","w":"Appeal denied"},{"y":2011,"k":"viol","w":"3 L&I violations"},{"y":2011,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2013,"k":"permit","w":"Operations"},{"y":2013,"k":"viol","w":"7 L&I violations"},{"y":2013,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2015,"k":"sale","p":26100000},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"sale","p":46200000},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"571552","type":"Hazardous Materials","status":"Inactive","businessName":"PENN JERSEY PAPER CO","legalName":"PENN JERSEY PAPER CO","address":"9355 BLUE GRASS RD","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2013-05-20","latestIssueDate":"2015-03-12","expirationDate":"2015-12-31","inactiveDate":"2016-02-29"}],"licenseActivity":[{"number":"571552","type":"Hazardous Materials","businessName":"PENN JERSEY PAPER CO","legalName":"PENN JERSEY PAPER CO","issuedDate":"2013-05-20","latestIssueDate":"2015-03-12","closureDate":"2016-02-29","expirationDate":"2015-12-31","inactiveDate":"2016-02-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 51% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $24,574,800 to $37,000,000","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":"Use permit #324367: 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":"1 permit not marked completed: CP-2023-001288 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 18, 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":"Hazardous Materials #571552: Inactive since Feb 29, 2016","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 11 historical violations across 4 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":"Special Hazards Certification: Certified through Aug 31, 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/"}]}