{"asOf":"2026-07-25T15:13:38.076Z","block":"0-99 PATTISON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-pattison-ave","address":"13 PATTISON AVE","parcelNumber":"885052640","source":"https://property.phila.gov/?p=885052640","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SJ","buildingCodeNew":null,"buildingClass":"VACANT LAND INDUST ACRE+","buildingClassNew":null,"useLabel":"Vacant lot","owner":"ENVIROWASTE LLC","coOwner":null,"marketValue":2425800,"landAssessment":2425800,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":7500000,"date":"2021-11-02T04:00:00Z"},"openViolations":0,"violations":[{"number":"3247313","date":"2014-07-09","code":"A-301.1/57","title":"PERMP- INST DOMEST PIPE SYS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4855730","date":"2018-10-27","code":"FC-13-2703.3","title":"RELEASE OF HAZARDOUS MATERIALS","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"441538","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2014-07-09","completedDate":"2014-07-21","violations":[{"number":"3247313","date":"2014-07-09","code":"A-301.1/57","title":"PERMP- INST DOMEST PIPE SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"661291","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2018-10-29","completedDate":"2018-11-06","violations":[{"number":"4855730","date":"2018-10-27","code":"FC-13-2703.3","title":"RELEASE OF HAZARDOUS MATERIALS","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":1,"worst":null},{"y":2018,"n":1,"worst":null}],"investigations":[{"caseNumber":"441538","date":"2014-07-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"441538","date":"2014-07-18","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"661291","date":"2018-10-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"661291","date":"2018-11-06","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2014,"fails":1,"passes":1},{"y":2018,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.90433660110535,"lng":-75.14923612500588,"geom":{"type":"Polygon","coordinates":[[[-75.149261226,39.902911016],[-75.149804178,39.902979316],[-75.149203228,39.905771336],[-75.148671572,39.905704781],[-75.149261226,39.902911016]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2022-003444","type":"Sprinkler Certification","inspectionDate":"2022-03-16","result":"Certified","expirationDate":"2023-03-16","buildingId":"1543930"},{"number":"BC-2023-009021","type":"Fire Alarm Certification","inspectionDate":"2023-03-28","result":"Certified","expirationDate":"2024-03-28","buildingId":"1543930"},{"number":"BC-2023-011044","type":"Sprinkler Certification","inspectionDate":"2023-03-28","result":"Certified","expirationDate":"2024-03-28","buildingId":"1543930"},{"number":"BC-2024-006433","type":"Sprinkler Certification","inspectionDate":"2024-03-01","result":"Certified","expirationDate":"2025-03-01","buildingId":"1543930"},{"number":"BC-2024-029147","type":"Fire Alarm Certification","inspectionDate":"2024-10-28","result":"Certified","expirationDate":"2025-10-28","buildingId":"1543930"},{"number":"BC-2025-002390","type":"Fire Alarm Certification","inspectionDate":"2025-01-17","result":"Certified","expirationDate":"2026-01-17","buildingId":"1543930"},{"number":"BC-2025-031364","type":"Sprinkler Certification","inspectionDate":"2025-12-01","result":"Certified","expirationDate":"2026-12-01","buildingId":"1543930"},{"number":"BC-2026-001293","type":"Fire Alarm Certification","inspectionDate":"2026-01-09","result":"Certified","expirationDate":"2027-01-09","buildingId":"1543930"},{"number":"BC-2026-001291","type":"Sprinkler Certification","inspectionDate":"2026-01-09","result":"Certified","expirationDate":"2027-01-09","buildingId":"1543930"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":null,"lotArea":164479,"zoning":"I3","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"PO BOX 29246, PHOENIX AZ, 85038","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":657900,"taxable":657900,"land":657900,"improvement":0,"taxableLand":657900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":657900,"taxable":657900,"land":657900,"improvement":0,"taxableLand":657900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":657900,"taxable":657900,"land":657900,"improvement":0,"taxableLand":657900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1416900,"taxable":1416900,"land":1416900,"improvement":0,"taxableLand":1416900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1416900,"taxable":1416900,"land":1416900,"improvement":0,"taxableLand":1416900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1416900,"taxable":1416900,"land":1416900,"improvement":0,"taxableLand":1416900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1416900,"taxable":1416900,"land":1416900,"improvement":0,"taxableLand":1416900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1848700,"taxable":1848700,"land":1848700,"improvement":0,"taxableLand":1848700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1769000,"taxable":1769000,"land":1769000,"improvement":0,"taxableLand":1769000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":4338790,"taxable":4338790,"land":4338790,"improvement":0,"taxableLand":4338790,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":4338700,"taxable":4338700,"land":4338700,"improvement":0,"taxableLand":4338700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2425800,"taxable":2425800,"land":2425800,"improvement":0,"taxableLand":2425800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":60733,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"216702","date":"2009-06-04","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2009-06-04","scope":"SUBDIVISION OF 1 LOT INTO 4 LOTS. CONSTRUCT A TRUCK TO TRUCK WASTE TRANSFER FACILITY ON PARCEL A TO INCLUDE A 1 STORY BLDG."},{"number":"217102","date":"2009-06-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-06-18","scope":"SUBDIVISION OF 1 LOT INTO 4 LOTS.EXISTING NON-ACCESSORY OUTDOOR SIGN ."},{"number":"217101","date":"2009-06-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-06-18","scope":"SUBDIVISION FOR PARCEL \"B\", EXISTING NON-ACC. SIGN."},{"number":"217100","date":"2009-06-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-06-18","scope":"CONSTRUCT A TRUCK TO TRUCK WASTE TRANSFER FACILITY ON PARCEL A TO INCLUDE A 1 STORY BLDG."},{"number":"217096","date":"2009-06-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-06-18","scope":"ERECT A SINGLE FACES FREE-STANDING ACCESSORY SIGN."},{"number":"217103","date":"2009-06-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-06-19","scope":"SUBDIVISION OF 1 LOT INTO 4 LOTS. EXISTING F/S NON-ACCESSORY SIGN."},{"number":"283923","date":"2010-07-06","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2010-07-06","scope":"EXTEND FOR ONE YEAR ZONING/USE REGISTRATION PERMIT # 217100"},{"number":"283930","date":"2010-07-06","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2010-07-06","scope":"EXTEND PERMIT FOR ONE YEAR"},{"number":"283925","date":"2010-07-06","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"CLOSED","completedDate":null,"scope":"EXTEND USE PERMIT"},{"number":"289255","date":"2010-07-06","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"CLOSED","completedDate":null,"scope":"EXTEND FOR ONE YEAR, USE PERMIT 217102"},{"number":"283928","date":"2010-07-09","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2010-07-09","scope":"EXTEND FOR ONE YEAR, USE PERMIT 217102"},{"number":"355594","date":"2011-07-29","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"CLOSED","completedDate":null,"scope":"IN ACCORDANCE WITH PA ACT 46 OF 2010, EXTEND TO JULY 1 2013, USE PERMIT NO. 283925 (DATED 6 JULY 2010)"},{"number":"355593","date":"2011-07-29","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"CLOSED","completedDate":null,"scope":"IN ACCORDANCE WITH PA ACT 46 OF 2010, EXTEND TO JULY 1 2013, ZONING/USE PERMIT NO. 283923 (DATED 6 JULY 2010)"},{"number":"355592","date":"2011-07-29","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"CLOSED","completedDate":null,"scope":"IN ACCORDANCE WITH PA ACT 46 OF 2010, EXTEND TO JULY 1 2013, ZONING/USE PERMIT NO. 283928 (DATED 9 JULY 2010)"},{"number":"355595","date":"2011-07-29","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2011-07-29","scope":"IN ACCORDANCE WITH PA ACT 46 OF 2010, EXTEND TO JULY 1 2013, USE PERMIT NO. 283955 (DATED 6 JULY 2010)"},{"number":"355596","date":"2011-07-29","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2011-07-29","scope":"IN ACCORDANCE WITH PA ACT 46 OF 2010, EXTEND TO JULY 1 2013, USE PERMIT NO. 283930 (DATED 6 JULY 2010)"},{"number":"468064","date":"2013-05-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-05-07","scope":"NEW USE OF A CONTRACTORS YARD AND THE HANDLING OF WASTE AND SCRAP MATERIALS FOR RECLAMATION OR DISPOSAL. AN 8 FEET HIGH CHAIN LINK FENCE AND ACCESSORY SIGN."},{"number":"533830","date":"2014-05-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-05-22","scope":"2-6\" LATERAL AND CURB TRAP PA20141201845 {JUNK AND SALVAGE YARDS}"},{"number":"548629","date":"2014-07-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-07-24","scope":"WATER SERVICE (COMM)\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"ZP-2023-005699","date":"2023-08-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-11-20","scope":"FOR THE ERECTION OF AN ADDITION. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"CP-2023-002854","date":"2023-08-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-11-20","scope":"LEVEL II ALTERATIONS TO INCLUDE HORIZONTAL ADDITION TO AN EXISTING ONE STORY JUNK & SALVAGE BUILDING WITH LIMITED INDUSTRIAL USE AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. SEE PERMIT SP-2023-000499 FOR FOUNDATION CONSTRUCTION. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"PP-2023-007926","date":"2024-01-15","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-10-08","scope":"Removal of existing plumbing fixtures and associated piping. Install new floor drains and sand/oil interceptor with associated piping to connect to existing sanitary."},{"number":"EP-2023-005408","date":"2024-01-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-11-07","scope":"Partial removal of existing lighting and associated electrical within transfer station. Relocation of existing transformer and associated wiring. New lighting and wiring install in 10,000 sq. ft. addition to transfer station as per 2017 NEC."},{"number":"FP-2024-000621","date":"2024-04-05","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-11-14","scope":"FOR THE RELOCATION OF RISER AND FDC AND FOR THE INSTALLATION OF 92 SPRINKLER HEADS TIED INTO AN EXISTING AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A BACKFLOW PREVENTION ASSEMBLY LOCATED AT PIT IN ACCORDANCE WITH NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"SP-2023-000499","date":"2024-05-20","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2024-11-20","scope":"INSTALLATION OF A FOUNDATION SYSTEM ONLY FOR AN ADDITION TO AN EXISTING INDUSTRIAL FACILITY AS PER APPROVED PLANS. *2018 IEBC REVIEW* **SEPARATE PERMIT REQUIRED FOR REMAINDER OF WORK**"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Foundation"}],"rented":false,"licenses":[{"number":"300653","type":"Outdoor Advertising Sign","status":"Inactive","businessName":"CBS OUTDOOR INC. (CBS OUTDOOR INC.)","legalName":"CBS OUTDOOR INC.","address":"13 PATTISON AVE","revenueCode":"3708","rentalCategory":null,"units":null,"issuedDate":"2004-12-24","latestIssueDate":"2005-04-20","expirationDate":"2007-03-31","inactiveDate":null},{"number":"301798","type":"Outdoor Advertising Sign","status":"Inactive","businessName":"CBS OUTDOOR INC. (CBS OUTDOOR INC.)","legalName":"CBS OUTDOOR INC.","address":"13 PATTISON AVE","revenueCode":"3708","rentalCategory":null,"units":null,"issuedDate":"2004-12-24","latestIssueDate":"2005-04-20","expirationDate":"2007-03-31","inactiveDate":null}],"licenseActivity":[{"number":"300653","type":"Outdoor Advertising Sign","businessName":"CBS OUTDOOR INC. (CBS OUTDOOR INC.)","legalName":"CBS OUTDOOR INC.","issuedDate":"2004-12-24","latestIssueDate":"2005-04-20","closureDate":"2007-03-31","expirationDate":"2007-03-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["6 permit events 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 #217102: 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: 283925 (CLOSED), 289255 (CLOSED), 355594 (CLOSED), 355593 (CLOSED), 355592 (CLOSED).","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":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 6, 2018.","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":"Outdoor Advertising Sign #300653: Inactive; Outdoor Advertising Sign #301798: Inactive","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 2 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":"Sprinkler Certification: Certified through Jan 9, 2027; Fire Alarm Certification: Certified through Jan 9, 2027","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/"}]}