{"asOf":"2026-07-28T18:51:56.949Z","block":"5500-5599 VINE ST","blockUrl":"https://philadelphia.blockreport.homes/block/5500-5599-vine-st","address":"5500 VINE ST","parcelNumber":"886910500","source":"https://property.phila.gov/?p=886910500","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"PHILADELPHIA HOUSING AUTH","coOwner":null,"marketValue":7612500,"landAssessment":1522500,"improvementAssessment":6090000,"livableArea":61315,"yearBuilt":2005,"lastSale":{"price":1,"date":"1957-06-06T04:00:00Z"},"openViolations":3,"violations":[{"number":"2033635","date":"2010-12-14","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT 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PLUMB","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2730003","date":"2012-03-29","code":"PM-406.1/4","title":"COMBUSTIBLE CLEARANCES-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2516600","date":"2012-07-25","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2537008","date":"2012-08-13","code":"PM-302.5/1","title":"EXT A-PATHWAYS CLEAR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2537007","date":"2012-08-13","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-054359","date":"2026-07-16","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-054357","date":"2026-07-16","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-054358","date":"2026-07-16","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"261802","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2010-12-16","completedDate":"2011-05-12","violations":[{"number":"2033635","date":"2010-12-14","code":"PM-305.3/4","title":"INT S-WALLS REPAIR/MAINT SANI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2033637","date":"2010-12-14","code":"PM-102.8/1","title":"LICENSE RES CAL REQUIRED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2033638","date":"2010-12-14","code":"PM-102.6/3","title":"LICENSE-NO LIC/NO RENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2033636","date":"2010-12-14","code":"PM-102.3/1","title":"LICENSE-RES SFD/2FD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"312727","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2012-01-18","completedDate":"2012-02-22","violations":[{"number":"2335790","date":"2012-01-18","code":"A-301.1/31","title":"PERME- INSTALL SMKE DETECT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2335791","date":"2012-01-18","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"312730","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DW","status":"CLOSED","createdDate":"2012-01-18","completedDate":"2018-01-02","violations":[{"number":"2453583","date":"2012-01-18","code":"A-301.1/55","title":"PERMP- ALTER/REPAIR/REPL PLUMB","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"321690","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-03-30","completedDate":"2014-02-11","violations":[{"number":"2730003","date":"2012-03-29","code":"PM-406.1/4","title":"COMBUSTIBLE CLEARANCES-RES","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"340687","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-07-26","completedDate":"2012-08-14","violations":[{"number":"2516600","date":"2012-07-25","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"343969","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2012-08-14","completedDate":"2012-12-05","violations":[{"number":"2537008","date":"2012-08-13","code":"PM-302.5/1","title":"EXT A-PATHWAYS CLEAR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2537007","date":"2012-08-13","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-089184","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-07-16","completedDate":null,"violations":[{"number":"VI-2026-054359","date":"2026-07-16","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-054357","date":"2026-07-16","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-054358","date":"2026-07-16","code":"PM15-304.1","title":"GENERAL EXTERIOR VIOLATIONS","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":4,"worst":null},{"y":2012,"n":7,"worst":null},{"y":2026,"n":3,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"261802","date":"2010-12-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"261802","date":"2011-04-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"261802","date":"2011-05-11","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"312727","date":"2012-01-18","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"312730","date":"2012-01-18","type":"PP_PLUMB","status":"FAILED"},{"caseNumber":"312727","date":"2012-02-22","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"312730","date":"2012-02-22","type":"PP_PLUMB","status":"FAILED"},{"caseNumber":"312730","date":"2012-03-29","type":"PP_PLUMB","status":"FAILED"},{"caseNumber":"321690","date":"2012-03-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"312730","date":"2012-05-03","type":"PP_PLUMB","status":"FAILED"},{"caseNumber":"312730","date":"2012-05-29","type":"PP_PLUMB","status":"CLOSED"},{"caseNumber":"340687","date":"2012-07-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"340687","date":"2012-08-13","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"343969","date":"2012-08-13","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"343969","date":"2012-12-04","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"321690","date":"2013-03-01","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"321690","date":"2014-02-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2026-089184","date":"2026-07-16","type":null,"status":"FAILED"}],"inspYears":[{"y":2010,"fails":1,"passes":0},{"y":2011,"fails":1,"passes":1},{"y":2012,"fails":8,"passes":2},{"y":2013,"fails":1,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.96488253929792,"lng":-75.23067664947185,"geom":{"type":"Polygon","coordinates":[[[-75.23003125,39.965260849],[-75.230212492,39.964420071],[-75.231180183,39.964543501],[-75.231155519,39.964670255],[-75.231396381,39.96469977],[-75.231456045,39.965062495],[-75.231182376,39.96509058],[-75.230897481,39.96505365],[-75.23083109,39.965361622],[-75.23003125,39.965260849]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-009312","type":"Fire Alarm Certification","inspectionDate":"2023-04-15","result":"Certified","expirationDate":"2024-04-15","buildingId":"1366143"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19139","beds":null,"baths":null,"stories":3,"lotArea":92405,"zoning":"RM2","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2013 RIDGE AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1777500,"taxable":0,"land":462025,"improvement":1315475,"taxableLand":0,"taxableImprovement":0,"exemptLand":462025,"exemptImprovement":1315475},{"y":2017,"v":1777500,"taxable":0,"land":462025,"improvement":1315475,"taxableLand":0,"taxableImprovement":0,"exemptLand":462025,"exemptImprovement":1315475},{"y":2018,"v":3074100,"taxable":0,"land":922230,"improvement":2151870,"taxableLand":0,"taxableImprovement":0,"exemptLand":922230,"exemptImprovement":2151870},{"y":2019,"v":3074100,"taxable":0,"land":922230,"improvement":2151870,"taxableLand":0,"taxableImprovement":0,"exemptLand":922230,"exemptImprovement":2151870},{"y":2020,"v":3074100,"taxable":0,"land":922230,"improvement":2151870,"taxableLand":0,"taxableImprovement":0,"exemptLand":922230,"exemptImprovement":2151870},{"y":2021,"v":3074100,"taxable":0,"land":922230,"improvement":2151870,"taxableLand":0,"taxableImprovement":0,"exemptLand":922230,"exemptImprovement":2151870},{"y":2022,"v":3074100,"taxable":0,"land":922230,"improvement":2151870,"taxableLand":0,"taxableImprovement":0,"exemptLand":922230,"exemptImprovement":2151870},{"y":2023,"v":5548400,"taxable":0,"land":1664520,"improvement":3883880,"taxableLand":0,"taxableImprovement":0,"exemptLand":1664520,"exemptImprovement":3883880},{"y":2024,"v":5548400,"taxable":0,"land":1664520,"improvement":3883880,"taxableLand":0,"taxableImprovement":0,"exemptLand":1664520,"exemptImprovement":3883880},{"y":2025,"v":6103200,"taxable":0,"land":1830960,"improvement":4272240,"taxableLand":0,"taxableImprovement":0,"exemptLand":1830960,"exemptImprovement":4272240},{"y":2026,"v":6103200,"taxable":0,"land":1830960,"improvement":4272240,"taxableLand":0,"taxableImprovement":0,"exemptLand":1830960,"exemptImprovement":4272240},{"y":2027,"v":7612500,"taxable":0,"land":1522500,"improvement":6090000,"taxableLand":0,"taxableImprovement":0,"exemptLand":1522500,"exemptImprovement":6090000}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"293127","date":"2010-08-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-12-15","scope":"LOW VOLTAGE AND COMMUNICATION MONITORING OF 17 TOTAL POINTS AS PER 2008 NEC (WEST DIST)"},{"number":"374440","date":"2011-12-27","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"REVOKED","completedDate":"2012-08-16","scope":"REPLACE DRYWALL AND STUDS RENOVATIONS TO BATHROOMS, KITCHENS AND MINOR WORK IN OTHER PARTS OF UNITS DUE TO FIRE DAMAGE - ADDITIONAL PERMITS ARE REQUIRED FOR ELECTRICAL AND PLUMBING"},{"number":"380024","date":"2012-01-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-06","scope":"INSTALL NEW FA SYSTEM THROUGHOUT AS PER NFPA-72. 1 FACP WITH COMMUNICATOR/DIALER, 24 SMOKES WITH SOUND BASE, 6 SMOKES, 2 PULL STATIONS, 6 COMBO HORN/STROBES AND 12 CO DETECTORS AS PER 2008 NEC.(MULTI FAMILY DWELLING)(AKA 5460 PEARL ST AND AKA 321 NORTH 55TH STREET)(WEST DIST)"},{"number":"379227","date":"2012-01-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-06","scope":"REPLACE EXISTING 100A SRVC/PANEL, LTS, EMER LTS & ALL ELECT DEVICES-1 100A SRVC DROP & PANEL, 8 LT FIXT, 2 COMBO EXIT EMG LTS, 2 EMG. PACKS, 1 REMOTE WP HEADS, 2 SWITCHES, 6 GFCI RECEPTS. EXISTING HVAC WIRING REMAIN AS PER 2008 NEC(WEST DIST)MULTI FAM"},{"number":"379219","date":"2012-01-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE EXISTING 100A SRVC/PANEL, LTS, EMER LTS & ALL ELECT DEVICES-1 100A SRVC DROP & PANEL, 6 LT FIXT, 2 COMBO EXIT EMG LTS, 2 EMG. PACKS, 1 REMOTE WP HEADS, 2 SWITCHES, 6 GFCI RECEPTS. EXISTING HVAC WIRING REMAIN AS PER 2008 NEC(WEST DIST)MULTI FAM"},{"number":"379228","date":"2012-01-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-06","scope":"REPLACE EXISTING 100A SRVC/PANEL, LTS, EMER LTS & ALL ELECT DEVICES-1 100A SRVC DROP & PANEL, 5 LT FIXT, 2 COMBO EXIT EMG LTS, 2 EMG. PACKS, 1 REMOTE WP HEADS, 2 SWITCHES, 2 GFCI RECEPTS. EXISTING HVAC WIRING REMAIN AS PER 2008 NEC(WEST DIST)MULTI FAM"},{"number":"387533","date":"2012-02-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-06-13","scope":"REPAIR FIR DAMAGED UNIT. REPLACE PANEL, LT FIX, RECEPTS AND SW, AND REPLACE 120V SMOKES. REPLACE WIRES AS PER NEEDED AS PER 2008 NEC(SFD)(WEST DIST)"},{"number":"EP-2025-003076","date":"2025-04-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-09-18","scope":"Fiber Optic Scope of Work • Provide labor and material to install ¼” strand and building hardware to create aerial pathways. • Provide labor and material to install two (2) 20x20x8” junction boxes w/ backboard and heater units at locations shown on provided prints. • Provide labor and material to install one (1) 06-strand single mode fiber optic cable between Three (3) communication points shown on the provided prints. • Provide labor and material to install fiber optic housings w/ 12-port LC single mode coupler panels at each location. • Provide labor to prep 06-strand fiber optic cables and fusion splice LC style fuse on connectors at each location. • Provide labor to bi-directionally OTDR and power meter all terminated fibers at both 1310 and 1550nm. • Provide labor properly label all fiber housings. Cat6 Scope of Work • Provide labor and material to install one (1) Cat6 OSP rated cable from Communication JB to each of thirty-three (23) customer provided cameras. • Provide labor and material to terminate both ends of the Cat6 cables with RJ45 style connectors. • Provide labor to perform a Cat6 certification test. Camera Installation • Provide labor to install Twenty-three (23) customer provided cameras according to the provided prints. • Provide labor to make a one times adjustment at each camera location. Cisco Network Switch Installation • Provide labor to install two (2) customer-provided Cisco Network Switch according to the provided prints. • Provide labor to connect Cat6 cable to switch and verify a link connection."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Alteration"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"viol","w":"7 L&I violations"},{"y":2012,"k":"insp","w":"L&I: 8 failed, 2 passed"},{"y":2013,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 80% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $3,074,100 to $5,548,400","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"violations","level":"urgent","title":"3 open L&I violations","finding":"14 violation rows are retained in the City ledger. 1 unresolved unsafe/imminently-dangerous row belong to an open case.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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: 374440 (REVOKED).","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":"Fire Alarm Certification: Certified through Apr 15, 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":"12 failed, 3 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 16, 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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"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/"}]}