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ADMINISTRATIVELY"},{"number":"VI-2022-045699","date":"2022-06-27","code":"F-404.2.1","title":"FIRE EVACUATION PLANS\n","status":"CLOSED","resolutionDate":"2024-07-08","resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-045819","date":"2022-06-27","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"CLOSED","resolutionDate":"2024-07-08","resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2024-113631","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2024-10-22","completedDate":"2024-11-20","violations":[{"number":"VI-2024-087343","date":"2024-10-22","code":"A-301.1/49","title":"NEW ELECTRICAL SERVICE","status":"COMPLIED","resolutionDate":"2024-11-20","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2025-101779","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-09-16","completedDate":"2026-04-15","violations":[{"number":"VI-2025-072586","date":"2025-09-16","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2025-09-18","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2019,"n":2,"worst":null},{"y":2020,"n":10,"worst":null},{"y":2021,"n":22,"worst":null},{"y":2022,"n":15,"worst":null},{"y":2024,"n":1,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"710212","date":"2019-10-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"709937","date":"2019-10-02","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"710212","date":"2019-10-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"710212","date":"2019-11-20","type":"CI INSP","status":"FAILED"},{"caseNumber":"709937","date":"2019-11-21","type":"EP_ELEC","status":"PASSED"},{"caseNumber":"CF-2020-036687","date":"2020-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-062520","date":"2021-07-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-063187","date":"2022-06-28","type":null,"status":"FAILED"},{"caseNumber":"710212","date":"2024-07-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-063187","date":"2024-07-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-036687","date":"2024-07-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-062520","date":"2024-07-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-113631","date":"2024-10-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-113631","date":"2024-11-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-101779","date":"2025-09-18","type":null,"status":null}],"inspYears":[{"y":2019,"fails":4,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":5}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.056010587913484,"lng":-75.00991885623283,"geom":null,"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19114","beds":null,"baths":null,"stories":null,"lotArea":635000,"zoning":"SPCIV","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"440 N BROAD ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"PERMIT FOR THE ERECTION OF A DETACHED STRUCTURE. FOR USE AS SCHOOL WITH 117 PARKING SPACES (INCLUDING 5 ACCESSIBLE SPACES (ONE (1) VAN ACCESSIBLE), 1 OFF-STREET LOADING SPACE, 16 BICYCLE SPACES). SIZE AND LOCATION AS SHOWN IN PLAN.","status":"Completed","outcome":"Granted","date":"2025-06-27","number":"ZP-2024-005484","relatedPermit":"ZP-2024-005484"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE ERECTION OF TWO (2) SIGNS; (SIGN #3: (ANIMATED ILLUMINATION) DIGITAL FREESTANDING SIGN:17.50 SF); (SIGN #4: NON-ILLUMINATED FLAT-WALL SIGN: 67.20 SF); ACCESSORY TO AN EXISTING EDUCATIONAL FACILITY, WITH ALL OTHER SIGNS AS PRE","status":"Completed","outcome":"Granted","date":"2026-03-23","number":"ZP-2025-010021","relatedPermit":"ZP-2025-010021"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2019,"v":2210600,"taxable":0},{"y":2020,"v":2210600,"taxable":0},{"y":2021,"v":2210600,"taxable":0},{"y":2022,"v":2210600,"taxable":0},{"y":2023,"v":2210600,"taxable":0},{"y":2024,"v":2210600,"taxable":0},{"y":2025,"v":2210600,"taxable":0},{"y":2026,"v":2210600,"taxable":0},{"y":2027,"v":2210600,"taxable":0}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-005002","date":"2021-06-22","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-02-11","scope":"Placement of three temp. structures with no effect to any existing parking on lot."},{"number":"EP-2021-004704","date":"2021-06-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-08-13","scope":"Install a temporary 200A 3PH 4W feed from the existing MDP to feed (3) 150A 1PH 3W sub-panels. Install (24) data outlets and (1) patch panel as per 2017 NEC"},{"number":"EP-2022-006924","date":"2022-07-14","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-04","scope":"Install a temporary 200A 3PH 4W feed from the existing MDP to feed (3) 150A 1 PH 3W sub-panels. Install (24) data outlets and (1) patch panel as per 2017 NEC"},{"number":"ZP-2022-007752","date":"2022-07-19","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2026-02-11","scope":"RELOCATION OF EXISTING TEMPORARY STRUCTURES WITH NO CHANGE TO THE EXISTING PARKING LOT."},{"number":"ZP-2024-005160","date":"2024-05-30","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-11","scope":"For the complete demolition of an existing detached structure (Thomas Holme Elementary School)."},{"number":"PP-2024-007749","date":"2024-05-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-08-07","scope":"SEAL (6) SEWER LATERALS (DEMO)"},{"number":"ZP-2024-005484","date":"2024-07-29","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-06-10","scope":"*AMENDMENT 1/21/25 TO ADJUST AVERAGE GRADE/HEIGHT OF STRUCTURE* FOR THE ERECTION OF A DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLAN."},{"number":"GP-2024-007351","date":"2024-09-12","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-03-20","scope":"For removal of one (1) 10,000-gallon #4 Heating Oil Underground Storage Tank from the exterior of the commercial building."},{"number":"SP-2024-001057","date":"2024-10-12","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2026-05-01","scope":"FOR EXCAVATION WORK AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"SP-2024-000982","date":"2024-10-16","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2026-05-01","scope":"NEW CONSTRUCTION OF FOUNDATION SYSTEN FOR A NEW EDUCATIONAL FACILITY AS PER APPROVED PLANS. SEE SP-2024-001057 FOR EXCAVATION WORK. *2018 IBC REVIEW* **SEPARATE PERMIT REQUIRED FOR REMAINDER OF ABOVE GROUND BUILDING**"},{"number":"PP-2024-014309","date":"2024-10-17","work":"Rough-In","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-11-26","scope":"(52) WC Water Closets (2) UR Urinals (26) L-1 Lavatorys (76) S-1 Counter Top Sinks (1) S-2 Art Sink (16) EWC-1 Single station elec water cooler (7) EWC-2 bi-level elec water cooler (4) mop sinks (10) LAV-1, 3 person hand sinks (58) FD-1 Floor Drains (10) FS-1 Floor Sinks (37) Roof Drains (2) 3-comp pot sinks (7) Hand Sinks (3) Kitchen Prep Sink (2) Waste Disposer (1) Below grade grease interceptor (1) Floor trough (3) Domestic Hot Water Heaters (1) Elev Sump Pump 318 FIXTURES"},{"number":"CP-2024-004723","date":"2024-11-11","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-06-10","scope":"NEW CONSTRUCTION OF A DETACHED THREE (3) STORY BUILDING FOR USE AS AN EDUCATIONAL FACILITY AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. SEE PERMITS SP-2024-000982 & SP-2024-001057 FOR FOUNDATION & EXCAVATION WORK. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"PP-2024-013617","date":"2024-11-14","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-12-01","scope":"New sanitary and domestic water pluming systems and equipment for new Elemantary School....See below for equipment marked as other. (16) EWC-1 Single station elec water cooler (7) EWC-2 bi-level elec water cooler (2) Waste Disposer (1) Below grade grease interceptor (1) Floor trough"},{"number":"EP-2024-011097","date":"2024-11-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-02-04","scope":"Provide and install a 200 amp, single phase temporary electrical service for job site trailer."},{"number":"SP-2024-001133","date":"2024-11-18","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"SITE WORK ASSOCIATED WITH INSTALLATION OF WATER AND FIRE MAIN CONNECTIONS FOR A NEW CONSTRUCTION EDUCATIONAL FACILITY AS PER APPROVED PLANS. SEE CP-2024-004723 FOR NEW CONSTRUCTION APPROVAL. *2018 IBC REVIEW* **SEPARATE PERMITS TO BE ISSUED FOR PLUMBING AND FIRE SUPPRESSION WORK**"},{"number":"EP-2024-011191","date":"2024-11-20","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-09","scope":"Rough-In Permit for EP-2024-011185 Provide/install 4000 amp electrical service; provide/install lighting & lighting control; provide power to mechanical equipment; provide receptacles and floor boxes and conduit and cable tray. Provide/install generator. No low voltage at this time."},{"number":"EP-2024-011185","date":"2024-12-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-11-19","scope":"AMENDMENT: Install fire alarm system as per 2016 NFPA 72. Provide/install 4000 amp electrical service; provide/install lighting & lighting control; provide power to mechanical equipment; provide receptacles and floor boxes and conduit and cable tray. Provide/install generator. No low voltage at this time. Installation shall comply with the 2017 NEC."},{"number":"FP-2025-000275","date":"2025-02-07","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-07-02","scope":"Rough-In Permit for FP-2025-000246 Start at 6\" Flange Inside Building; Provide New 6\" DC Backflow; Provide Sprinklers Throughout Building (1175 Total Sprinklers); Provide Floor Control Va Assemblies for each floor; New Fire Dept. Connection; Standpipes not required."},{"number":"EP-2025-001437","date":"2025-02-18","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-03-03","scope":"Provide and install a 200 amp temporary service for power on job site."},{"number":"FP-2025-000246","date":"2025-02-25","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-12-01","scope":"INSTALLATION OF AN AUTOMATIC FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 WITH A FIRE DEPARTMENT CONNECTION, BACKKFLOW PREVENTION DEVICE AND 6\" SERVICE LINE, THROUGHOUT A THREE (3) STORY STRUCTURE. SEPARATE PERMIT REQUIRE FOR ALL PLUMBING WORK"},{"number":"MP-2025-000561","date":"2025-04-07","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-12-01","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2024-015845","date":"2025-06-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit for combo SP-2024-001133"},{"number":"FP-2025-001477","date":"2025-07-16","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-05-19","scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Install 6 gallon Ansul R-102 per UL 300"},{"number":"MP-2025-003090","date":"2025-07-17","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-06","scope":"FOR THE INSTALLATION OF ONE (1) 18 FT. LONG KITCHEN HOOD WITH EXHAUST FAN AND A MAKE UP AIR FAN WITH ASSOCIATED DUCTWORK, ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"ZP-2025-006926","date":"2025-08-13","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-10-30","scope":"FOR THE INSTALLATION OF ONE(1) STATICALLY ILLUMINATED WALL SIGN AND ONE(1) STATICALLY ILLUMINATED MARQUEE SIGN. SIZES AND LOCATIONS AS SHOWN ON THE PLAN."},{"number":"GP-2025-007990","date":"2025-09-08","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-10-30","scope":"FOR THE ERECTION OF ONE (1) STATIC INTERNALLY ILLUMINATED WALL SIGN AND ONE (1) NON-ILLUMINATED ACCESSORY MARQUEE SIGN AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK. SEE ZP-2025-006926 FOR ZONING APPROVAL."},{"number":"GP-2026-001987","date":"2026-04-06","work":"Sign","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED SINGLE-FACED ACCESSORY FREESTANDING SIGN AND ONE (1) NON-ILLUMINATED ACCESSORY WALL SIGN. SIZE AND LOCATION AS SHOWN IN PLANS. ***SEPARATE PERMITS TO BE OBTAINED FOR ALL ELECTRICAL WORK.***"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"appeal","w":"Appeal granted"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Sign"},{"y":2026,"k":"appeal","w":"Appeal granted"},{"y":2026,"k":"permit","w":"Sign"}],"rented":false,"licenses":[],"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":["9 permit events since 2023","2 zoning/board appeals 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":"Appeal #ZP-2024-005484: Completed · Granted; related permit ZP-2024-005484.","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: ZP-2021-005002 (Expired), ZP-2022-007752 (Expired), SP-2024-001133 (Issued), PP-2024-015845 (Issued), GP-2026-001987 (Issued). 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Sep 18, 2025.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"6 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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 commercial. 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 51 historical violations across 7 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/"}],"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/"}]}