{"asOf":"2026-07-31T19:25:53.878Z","block":"4700-4799 TOLBUT ST","blockUrl":"https://philadelphia.blockreport.homes/block/4700-4799-tolbut-st","address":"4749-73 TOLBUT ST","parcelNumber":"884295300","source":"https://property.phila.gov/?p=884295300","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LB0","buildingCodeNew":"401","buildingClass":"IND. LGHT MFG MASONRY","buildingClassNew":"MANUFACTURING/PROCESSING","useLabel":"Industrial","owner":"STOCKWELL ASSOCIATES","coOwner":null,"marketValue":3176100,"landAssessment":1270400,"improvementAssessment":1905700,"livableArea":44113,"yearBuilt":1948,"lastSale":{"price":1,"date":"2016-01-20T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.046404152275656,"lng":-75.00262864210315,"geom":{"type":"Polygon","coordinates":[[[-75.003644967,40.046302129],[-75.001915711,40.047452153],[-75.001886934,40.047088371],[-75.001911196,40.046845964],[-75.001969935,40.04660707],[-75.002142239,40.046207476],[-75.002209125,40.046226356],[-75.002440512,40.045716576],[-75.002577603,40.045354144],[-75.003644967,40.046302129]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2022-014777","type":"Fire Alarm Certification","inspectionDate":"2022-05-04","result":"Certified","expirationDate":"2023-05-04","buildingId":"1229636"},{"number":"BC-2022-014733","type":"Fire Alarm Certification","inspectionDate":"2022-06-02","result":"Certified","expirationDate":"2023-06-02","buildingId":"1229636"},{"number":"BC-2022-015589","type":"Fire Alarm Certification","inspectionDate":"2022-07-18","result":"Certified","expirationDate":"2023-07-18","buildingId":"1229636"},{"number":"BC-2023-009383","type":"Fire Alarm Certification","inspectionDate":"2023-04-13","result":"Certified","expirationDate":"2024-04-13","buildingId":"1229636"},{"number":"BC-2023-014456","type":"Fire Alarm Certification","inspectionDate":"2023-04-13","result":"Certified","expirationDate":"2024-04-13","buildingId":"1228942"},{"number":"BC-2024-016498","type":"Fire Alarm Certification","inspectionDate":"2024-04-11","result":"Certified","expirationDate":"2025-04-11","buildingId":"1228942"},{"number":"BC-2024-016510","type":"Fire Alarm Certification","inspectionDate":"2024-04-11","result":"Certified","expirationDate":"2025-04-11","buildingId":"1228942"},{"number":"BC-2024-016505","type":"Fire Alarm Certification","inspectionDate":"2024-04-18","result":"Certified","expirationDate":"2025-04-18","buildingId":"1228942"},{"number":"BC-2025-009856","type":"Sprinkler Certification","inspectionDate":"2025-04-11","result":"Certified","expirationDate":"2026-04-11","buildingId":"1228942"},{"number":"BC-2025-009853","type":"Sprinkler Certification","inspectionDate":"2025-04-11","result":"Certified","expirationDate":"2026-04-11","buildingId":"1228942"},{"number":"BC-2025-015093","type":"Fire Alarm Certification","inspectionDate":"2025-04-15","result":"Certified","expirationDate":"2026-04-15","buildingId":"1228942"},{"number":"BC-2025-015095","type":"Fire Alarm Certification","inspectionDate":"2025-04-15","result":"Certified","expirationDate":"2026-04-15","buildingId":"1228942"},{"number":"BC-2025-015092","type":"Fire Alarm Certification","inspectionDate":"2025-04-15","result":"Certified","expirationDate":"2026-04-15","buildingId":"1228942"},{"number":"BC-2025-028576","type":"Special Hazards Certification","inspectionDate":"2025-08-19","result":"Certified","expirationDate":"2026-08-19","buildingId":"1229636"},{"number":"BC-2026-006483","type":"Sprinkler Certification","inspectionDate":"2026-03-10","result":"Certified","expirationDate":"2027-03-10","buildingId":"1228942"},{"number":"BC-2026-006484","type":"Sprinkler Certification","inspectionDate":"2026-03-10","result":"Certified","expirationDate":"2027-03-10","buildingId":"1228942"},{"number":"BC-2026-014274","type":"Fire Alarm Certification","inspectionDate":"2026-04-07","result":"Certified","expirationDate":"2027-04-07","buildingId":"1229636"},{"number":"BC-2026-014276","type":"Fire Alarm Certification","inspectionDate":"2026-04-07","result":"Certified","expirationDate":"2027-04-07","buildingId":"1228942"},{"number":"BC-2026-014255","type":"Fire Alarm Certification","inspectionDate":"2026-04-07","result":"Certified","expirationDate":"2027-04-07","buildingId":"1228942"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19136","beds":null,"baths":null,"stories":null,"lotArea":169253,"zoning":"I2","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4749-73 TOLBUT ST, PHILADELPHIA PA, 19136","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1197100,"taxable":1197100,"land":248500,"improvement":948600,"taxableLand":248500,"taxableImprovement":948600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":2044600,"taxable":2044600,"land":429366,"improvement":1615234,"taxableLand":429366,"taxableImprovement":1615234,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":2105900,"taxable":2105900,"land":442239,"improvement":1663661,"taxableLand":442239,"taxableImprovement":1663661,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":2119500,"taxable":2119500,"land":445095,"improvement":1674405,"taxableLand":445095,"taxableImprovement":1674405,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":2119500,"taxable":2119500,"land":445095,"improvement":1674405,"taxableLand":445095,"taxableImprovement":1674405,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":2119500,"taxable":2119500,"land":445095,"improvement":1674405,"taxableLand":445095,"taxableImprovement":1674405,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3200000,"taxable":3200000,"land":960000,"improvement":2240000,"taxableLand":960000,"taxableImprovement":2240000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":3200000,"taxable":3200000,"land":960000,"improvement":2240000,"taxableLand":960000,"taxableImprovement":2240000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":3440800,"taxable":3440800,"land":1032240,"improvement":2408560,"taxableLand":1032240,"taxableImprovement":2408560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3440800,"taxable":3440800,"land":1032240,"improvement":2408560,"taxableLand":1032240,"taxableImprovement":2408560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":3176100,"taxable":3176100,"land":1270400,"improvement":1905700,"taxableLand":1270400,"taxableImprovement":1905700,"exemptLand":0,"exemptImprovement":0}],"taxNow":48164,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"148073","date":"2008-04-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-06-21","scope":"INSTALL 100 AMP SINGLE PHASE TEMP SERVICE FOR OFFICE TRAILER. 4-25-08 THRU 5-31-08. (EAST DIST)"},{"number":"147902","date":"2008-04-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2008-11-07","scope":"INSTALL TWO NEW HVAC UNITS ON ROOF WITH ASSOCIATED DUCTWORK. UNITS ARE 7.5 TON AND 3 TON. BUILDING IS A SINGLE TENANT SPACE OCCUPANCY."},{"number":"148182","date":"2008-04-29","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-11-07","scope":"REPLACE CEILINGS AND INSTALL NEW FLOORING THROUGHOUT BUILDING. SEE PERMIT #147902 FOR MECHANICAL WORK."},{"number":"158629","date":"2008-06-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-10-01","scope":"REWIRE PHONE AND DATA WIRES, INSTALL (4) NEW EXIT EMERGENCY LIGHT UNITS, ALL AS PER 2005 NEC (EAST DIST)"},{"number":"511888","date":"2014-02-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-26","scope":"NEW FA PANEL ALONG WITH 13 NEW SMOKES DETECTORS,REPLACE EXISTING PULL STATIONS WITH NEW ONES,REWIRE EXISTING WATER FLOW AND TAMPER SWITCHES AND RADIO TROUBLE PER 2008 NEC & NFPA 72(COMMERCIAL)"},{"number":"650746","date":"2015-11-09","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-11-09","scope":"FOR THE LOT ADJUSTMENT TO CREATE TWO (2) NEW LOTS FROM THREE (3) EXISTING LOTS (9027 TORRESDALE AVE, 4749 TOLBUT ST, AND 4773 TOLBUT ST). SIZE AND LOCATION OF NEW LOTS AS SHOWN ON PLANS/APPLICATION. SEE AP#650746 FOR PLANS."},{"number":"647780","date":"2015-11-09","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2015-11-09","scope":"FOR THE LOT ADJUSTMENT TO CREATE TWO (2) NEW LOTS (LOTS \"A\" AND \"B\" ON PLANS) FROM THREE (3) EXISTING DEEDED LOTS WITH THREE (3) OPA ACCOUNTS (9027 TORRESDALE AVE, 4749 TOLBUT ST, AND 4773 TOLBUT ST). SIZE AND LOCATION OF NEW LOTS AS SHOWN ON PLANS/APPLICATION."},{"number":"651869","date":"2015-11-16","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2018-05-30","scope":"PERMIT TO AMEND AP#650747 TO DOCUMENT THE CORRECT # OF PROPOSED LOTS: FOR THE LOT ADJUSTMENT TO CREATE TWO (2) NEW LOTS (LOTS \"A\" AND \"B\" ON PLANS) FROM THREE (3) EXISTING DEEDED LOTS WITH THREE (3) OPA ACCOUNTS (9027 TORRESDALE AVE, 4749 TOLBUT ST, AND 4773 TOLBUT ST). SIZE AND LOCATION OF NEW LOTS AS SHOWN ON PLANS/APPLICATION."},{"number":"652201","date":"2015-11-16","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"PERMIT TO AMEND AP#650746 TO DOCUMENT THE CORRECT # OF PROPOSED LOTS: FOR THE LOT ADJUSTMENT TO CREATE TWO (2) NEW LOTS (LOTS \"A\" AND \"B\" ON PLANS) FROM THREE (3) EXISTING DEEDED LOTS WITH THREE (3) OPA ACCOUNTS (9027 TORRESDALE AVE, 4749 TOLBUT ST, AND 4773 TOLBUT ST). SIZE AND LOCATION OF NEW LOTS AS SHOWN ON PLANS/APPLICATION. SEE AP#647780 FOR PLANS."},{"number":"654391","date":"2015-12-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-12-03","scope":"TO DOCUMENT USE OF EXISTING DETACHED STRUCTURES AS BUSINESS AND PROFESSIONAL, LIMITED INDUSTRIAL, AND WAREHOUSE."},{"number":"752452","date":"2017-03-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-03-29","scope":"FOR THE ERECTION OF A DETACHED STRUCTURE (\"BUILDING C\" ON PLANS), ON THE SAME LOT AS OTHER EXISTING DETACHED STRUCTURES (\"BUILDING A\" AND \"BUILDING B\" ON PLANS), WITH NO CHANGE IN HEIGHT OR AREA OF EXISTING BUILDINGS, AND FOR SITE IMPROVEMENTS INCLUDING LANDSCAPING & RAIN GARDENS, SIZE AND LOCATION AS SHOWN ON PLAN/APPLICATION. FOR USE OF PROPOSED DETACHED STRUCTURE (BUILDING C) AS WAREHOUSE WITH ACCESSORY OFFICES; NO CHANGE IN USE OF BUSINESS AND PROFESSIONAL OFFICES AND LIMITED INDUSTRIAL WITHIN EXISTING BUILDINGS (\"BUILDING A\" AND \"BUILDING B\" ON PLANS), WITH FIFTY-NINE (59) ACCESSORY SURFACE PARKING SPACES (INCLUDING THREE (3) ACCESSIBLE PARKING SPACES, WITH ONE (1) BEING A VAN-ACCESSIBLE SPACE), TWO (2) ACCESSORY BICYCLE PARKING SPACES, AND ONE (1) OFF-STREET LOADING SPACE; NO SIGNS ON THIS PERMIT."},{"number":"801313","date":"2017-08-17","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2018-04-25","scope":"FOR THE CONSTRUCTION OF A PREFABRICATED ONE-STORY STRUCTURE AND MEZZANINE TO BE USED AS WAREHOUSE AND OFFICES, AS PER APPROVED PLANS."},{"number":"809859","date":"2017-09-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-05-30","scope":"SANITARY AND DOMESTIC PIPING FOR THE FOLLOWING FIXTURES:3-WATER CLOSETS,4-LAVS,1-MOP RECEPTOR,4-FLOOR DRAINS,2-URINALS,2-ELECTRIC WATER COOLER,2-SINKS AND 1-SHOWER.THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"819822","date":"2017-10-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-11-01","scope":"NEW CONSTRUCTION:EXTERIOR PLUMBING; WAREHOUSE/OFFICE;1)15\"STORM & (1)5\"SANITARY CONNECTION TO CURB - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"818359","date":"2017-10-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-30","scope":"FAI NEW FA SYSTEM FOR WAREHOUSE"},{"number":"809448","date":"2017-10-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-25","scope":"FURNISH & INSTALL NEW 200AMP 480VOLT SERVICE FROM EXISTING BUILDING TO NEW WAREHOUSE, NEW LIGHTS, SWITCHES, AND RECEPTS S PER 2008 NEC (EAST DISTRICT)"},{"number":"812301","date":"2018-05-23","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-05-30","scope":"FOR THE EXTENSION OF A NFPA 13 SYSTEM TO AN EXISTING WAREHOUSE WITH ACCESSORY OFFICE SERVICED BY AN EXISTING 6\" FIRE SERVICE LINE WITH AN EXISTING BACK FLOW PREVENTER ASSEMBLY. 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. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH A NFPA 13 STANDARD."},{"number":"953644","date":"2019-04-05","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"ABANDONED","completedDate":null,"scope":"REMOVE AND REPLACE EXT'G ABOVE GROUND LIQUID GAS TANK AND FOUNDATION AND REPLACE WITH SIMILIAR SIZE ON NEW FOUNDATION AS PER PLAN"},{"number":"964417","date":"2019-09-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-02-03","scope":"PROPOSED WORK TO INCLUDE REPLACEMENT OF LIQUID NITROGEN TANK INSTALLATION. CONSTRUCTION WILL INCLUDE REMOVING EXISTING 3000 LITTER LIQUID NITROGEN TANK AND INSTALLING 3000 GALLON ABOVE GROUND TANK LIQUID NITROGEN TANK. CERTIFICATE OF COMPLETION FROM LICENSED CONTRACTOR MUST BE SUBMITTED UP COMPLETION OF THE INSTALLATION INDICATING FULL COMPLIANCE WITH APPLICABLE CODES, STANDARDS, AND MANUFACTURER'S INSTRUCTION. ALL APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATION. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. **PER VERIFICATION WITH PENNSYLVANIA DEP. NON REGULATED SUBSTANCE (LIQUID NITROGEN) DO NOT REQUIRE DEP CERTIFICATE.**"},{"number":"EP-2021-006140","date":"2021-06-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-02-03","scope":"Johnson Controls/TYCO shall install three KT-400 Access Control panels for nine exterior doors and use the existing POE network switches to connect the Access Control panels as per 2017 nec"},{"number":"ZP-2026-006777","date":"2026-07-17","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR ERECTION OF ONE (1) ILLUMINATED ACCESSORY FLAT WALL SIGN AND ONE (1) NON-ILLUMINATED ACCESSORY FLAT WALL SIGN (TOTAL 2 SIGNS) ON EXISTING STRUCTURE WITH OTHER SIGN AS PREVIOUSLY APPROVED. SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Use"},{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"New construction"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Demolition"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-30","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #654391: 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":"3 permits not marked completed: 652201 (Issued), 953644 (ABANDONED), EP-2021-006140 (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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Apr 7, 2027; Sprinkler Certification: Certified through Mar 10, 2027; Special Hazards Certification: Certified through Aug 19, 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/"}]}