{"asOf":"2026-07-27T03:35:25.967Z","block":"2200-2299 ISLAND AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2200-2299-island-ave","address":"2230 ISLAND AVE","parcelNumber":"884791910","source":"https://property.phila.gov/?p=884791910","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LE1","buildingCodeNew":"273","buildingClass":"IND FACTORY MASONRY+OTHER","buildingClassNew":"WAREHOUSE","useLabel":"Industrial building","owner":"C C C ASSOC L P","coOwner":null,"marketValue":2862300,"landAssessment":572400,"improvementAssessment":2289900,"livableArea":55488,"yearBuilt":1940,"lastSale":{"price":1,"date":"1998-01-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-033316","date":"2023-05-12","code":"A-301.1/77","title":"EARTH DISTURBANCE OVER 5000SQFT","status":"COMPLIED","resolutionDate":"2026-01-28","resolution":"COMPLIED - OWNER 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OBTAINED"},{"number":"VI-2023-033384","date":"2023-05-12","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-11-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2026-007279","date":"2026-02-06","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-03-25","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"CF-2023-043268","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"CLOSED","createdDate":"2023-05-12","completedDate":"2026-01-28","violations":[{"number":"VI-2023-033316","date":"2023-05-12","code":"A-301.1/77","title":"EARTH DISTURBANCE OVER 5000SQFT","status":"COMPLIED","resolutionDate":"2026-01-28","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-043363","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU 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DEFICIENCIES","status":"COMPLIED","resolutionDate":"2025-11-13","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2023-033384","date":"2023-05-12","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-11-13","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2026-011085","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2026-02-06","completedDate":null,"violations":[{"number":"VI-2026-007279","date":"2026-02-06","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-03-25","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2023,"n":7,"worst":"INTERIOR UNSAFE GENERAL"},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2023-043268","date":"2023-05-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043363","date":"2023-05-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043363","date":"2023-06-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043363","date":"2023-09-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043363","date":"2023-09-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043268","date":"2023-10-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043268","date":"2024-01-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043268","date":"2024-02-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043268","date":"2024-07-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043268","date":"2024-12-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043268","date":"2025-02-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043268","date":"2025-02-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043268","date":"2025-04-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043363","date":"2025-08-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043363","date":"2025-09-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043363","date":"2025-11-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-043268","date":"2026-01-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-043268","date":"2026-01-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-011085","date":"2026-02-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-011085","date":"2026-03-25","type":null,"status":"PASSED"}],"inspYears":[{"y":2023,"fails":6,"passes":0},{"y":2024,"fails":4,"passes":0},{"y":2025,"fails":5,"passes":1},{"y":2026,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91534445959595,"lng":-75.24705407216697,"geom":{"type":"Polygon","coordinates":[[[-75.246341007,39.9157091],[-75.246490027,39.91554497],[-75.247339906,39.914722025],[-75.247682522,39.914652034],[-75.247722171,39.914713411],[-75.247701907,39.914803851],[-75.247140512,39.915667204],[-75.247065512,39.915863819],[-75.24695157,39.91599804],[-75.246341007,39.9157091]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19142","beds":null,"baths":null,"stories":null,"lotArea":74048,"zoning":"I1","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"7","garage":null,"homestead":false,"mail":"1930 S 25TH ST, PHILADELPHIA PA, 19145","mailOut":false,"appeals":[{"type":"BBS ID","grounds":"See Attached","status":"Closed","outcome":"Complete","date":"2023-08-07","number":"HA-2023-002369","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":812700,"taxable":812700,"land":622900,"improvement":189800,"taxableLand":622900,"taxableImprovement":189800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":812700,"taxable":812700,"land":622900,"improvement":189800,"taxableLand":622900,"taxableImprovement":189800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1225000,"taxable":1225000,"land":1176000,"improvement":49000,"taxableLand":1176000,"taxableImprovement":49000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1225000,"taxable":1225000,"land":1176000,"improvement":49000,"taxableLand":1176000,"taxableImprovement":49000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1225000,"taxable":1225000,"land":1176000,"improvement":49000,"taxableLand":1176000,"taxableImprovement":49000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1225000,"taxable":1225000,"land":1176000,"improvement":49000,"taxableLand":1176000,"taxableImprovement":49000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1225000,"taxable":1225000,"land":1176000,"improvement":49000,"taxableLand":1176000,"taxableImprovement":49000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1554000,"taxable":1554000,"land":1305040,"improvement":248960,"taxableLand":1305040,"taxableImprovement":248960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1554000,"taxable":1554000,"land":1305040,"improvement":248960,"taxableLand":1305040,"taxableImprovement":248960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":3149600,"taxable":3149600,"land":1684720,"improvement":1464880,"taxableLand":1684720,"taxableImprovement":1464880,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3149600,"taxable":3149600,"land":1684720,"improvement":1464880,"taxableLand":1684720,"taxableImprovement":1464880,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2862300,"taxable":2862300,"land":572400,"improvement":2289900,"taxableLand":572400,"taxableImprovement":2289900,"exemptLand":0,"exemptImprovement":0}],"taxNow":44088,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"132378","date":"2008-02-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-02-20","scope":"ANTENNAS"},{"number":"133885","date":"2008-02-27","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-12-11","scope":"INSTALL SIX (6) ANTENNAS ON AN EXISTING SMOLESTACK. INSTALL A 10'X16' ELEVATED STEEL PLATFORM WITH TWO (2) EQUIPMENT CABINETS WITH POWER AND TELCO."},{"number":"153545","date":"2008-07-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-09-26","scope":"PROVIDE A 200AMP SERVICE TO A NEW CELL PHONE PAD, SERVICE FOR TELEPHONE AND COMMUNICATION. ALL WORK IS OUTSIDE THE BUILDING AND PAD IS TO BE LOCATED NEXT TO SMOKE STACK WHICH IS LOCATED IN BACK OF BUILDING AS PER 2005 (WEST DISTRICT)"},{"number":"171938","date":"2008-09-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-09-16","scope":"USE TO COMMUNICATIONS FACILITY"},{"number":"181664","date":"2008-10-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-03-17","scope":"ERECT THREE(3) ANTENNAS (3) ACCESSORY EQUIPMENT CABINETS AND (1) GPS ANTENNA LOCATION AS PER ATTACHED PLANS ERECT 10'X15 FENCED IN AREA AND ELEVATED SSTEEL PLATFORM"},{"number":"188398","date":"2008-11-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-11-19","scope":"ADDING THE USE TO EXISTING OF WIRELESS FACILITY."},{"number":"190357","date":"2008-12-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-04-21","scope":"ALTERATIONS TO EXISTING SMOKE STACK TO INCLUDE INSTALLATION OF A WIRELESS TELECOM SITE TO WITH PANEL ANTENNAS AND RELATED HARDWARE WITHIN AN ENCLOSED COMPOUND."},{"number":"202651","date":"2009-03-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-07-02","scope":"1 - 200AMP SINGLE PHASE SERVICE, 1 - 200AMP SINGLE PHASE METER, 1 - 200AMP SINGLE PHASE FUSED DISCONNECT SWITCH, 2 TELE COMM. CABINETS, 1 LIGHT AND SWITCH AS PER 2005 NEC (WEST DISTRICT)"},{"number":"203429","date":"2009-03-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-01-05","scope":"INSTALL 200A SERVICE FROM EXISTING TRANSFORMER, 300' AWAY, INSTALL 200AMP PANEL ON AN EQUIPMENT PLATFORM AS PER 2005 NEC (WEST DISTRICT)"},{"number":"215488","date":"2009-06-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-06-02","scope":"ERECT 2 MICROWAVE DISH ANTENNAS"},{"number":"218673","date":"2009-06-29","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2010-04-05","scope":"ERECT TWO (2) MICROWAVE DISH ANTENNAS AS PER PLANS."},{"number":"259430","date":"2010-02-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-03-11","scope":"(PA.PHL 5369)2 SPRINT / NEXTEL TELCO CABINETS, 4 LINES OF 1 5/8 COMMSCOPE COAX RUN, EACH LINE AT 216', & 2 LINES OF 1 5/8 COMMSCOPE COAX, EACH LINE AT 230 '.& 1 GPS ANTENNA WITH 1/2\" COAX 30' LONG."},{"number":"265478","date":"2010-03-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"EXCHANGE 6 ANTENNAS AND INSTALL (1) 40 AMP CIRCUIT TO NEW RADIO CABINET AS PER 2005 NEC (WEST DIST)"},{"number":"281469","date":"2010-05-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-01-03","scope":"INSTALL A 60 AMP CIRCUIT FOR A RADIO CABINET AS PER 2008 NEC (WEST DISTRICT)"},{"number":"320877","date":"2011-01-14","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-08-03","scope":"EXTENSION OF TIME PERMIT TO AP#218673"},{"number":"353093","date":"2011-07-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-07-25","scope":"ZONING TO ERECT (6) ANTENNAS, (1) EQUIP CABINET ON A STEEL PLATFORM"},{"number":"354997","date":"2011-08-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2012-08-22","scope":"ERECT 6 ANTENNAS. ERECT 1 EQUIPMENT CABINET"},{"number":"412505","date":"2012-06-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-06-29","scope":"ERECT 3 ANTENNAS, 2 EQUIPMENT CABINETS, REMOVE 2 EQUIPMENT CABINETS. REMOVE CDMA ANTENNAS, REMOVE 1 GPS ANTENNA. ERECT 1 FIBER JUNCTION BOX"},{"number":"419515","date":"2012-07-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-03-21","scope":"REMOVE AND REPLACE 6 EXISTING ANTENNAS INSTALL 3 LINES 180' EACH OF OUTDOOR RATED OPTIC CABLE PER 2008 NEC"},{"number":"427186","date":"2012-09-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REMOVE 6 ANTENNAS, 1 GPS ANTENNA, 2 CABINETS. ERECT 3 ANTENNAS, 2 EQUIPMENT CABINETS, 1 DISTRIBUTION BOX"},{"number":"478626","date":"2013-06-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"ERECT EQUIPMENT CONTROLLING CABINET & EQUIPMENT RACK, INSTALL GROUND WIRE AS PER NEC 2008 (CELL SITE)"},{"number":"654865","date":"2015-11-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-04-04","scope":"INSTALL BREAKER, 200AMP MIN TO FEED CELL TOWER EQUIPMENT TO REPLACE EXISTING FEEDER PER 2008 NEC (CELL SITE)"},{"number":"871416","date":"2018-04-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-23","scope":"LOW VOLTAGE 48VDC BACKUP GENERATOR 7.5 BACK UP GENERATOR. ELECTRICA; CONTRACTOR IS BRINGING IN AND INSTALLING GENERATOR. INSTALLATION IN ACCORDANCE WITH 2008 NEC MUST BE INSTPECTED BY THIRD PARTY AGENCY."},{"number":"CP-2023-004658","date":"2023-08-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-05-14","scope":"**MAKE SAFE PERMIT** FOR REPLACEMENT OF ROOF JOIST, FLOOR SHEATING, CONCRETE REPAIRS TO COMPLY WITH VIOLATION CASE #CF-2023-043363. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON THE VIOLATIONS. IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION. AMENDMENT 3/13/24 TO DOCUMENT STRUCTURAL CHANGES AS PER PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2023,"k":"viol","w":"7 L&I violations incl INTERIOR UNSAFE GENERAL"},{"y":2023,"k":"insp","w":"Inspection failed ×6"},{"y":2023,"k":"appeal","w":"Appeal complete"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"insp","w":"Inspection failed ×4"},{"y":2025,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","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":["1 permit event since 2023","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 103% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,554,000 to $3,149,600","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 #132378: 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: 218673 (EXPIRED), 354997 (EXPIRED), 427186 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 8 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"17 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 25, 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/"}],"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/"}]}