{"asOf":"2026-07-10T15:10:02.519Z","block":"1500-1599 CHESTNUT ST","blockUrl":"https://blockreport.homes/block/1500-1599-chestnut-st","address":"1519-21 CHESTNUT ST","parcelNumber":"882329000","source":"https://property.phila.gov/?p=882329000","ownerType":"investor","kind":"commercial","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"STORE 1 STY MASONRY","useLabel":"Store","owner":"HOME ELITE LTD","coOwner":"HOMEL SCOTT G","marketValue":3300000,"livableArea":7172,"yearBuilt":1965,"lastSale":{"price":1535000,"date":"2004-03-26T05:00:00Z"},"openViolations":0,"violations":[{"number":"2937233","date":"2013-09-17","title":"VUPD-EXT-GRAFFITI","status":"COMPLIED","resolutionDate":null},{"number":"2937232","date":"2013-09-17","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"4815887","date":"2018-07-31","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"4815888","date":"2018-07-31","title":"REQUIRED GRAFFITI REMOVAL","status":"COMPLIED","resolutionDate":null},{"number":"VI-2020-020239","date":"2020-07-17","title":"VACANT PROPERTIES- BLIGHTED CONDITION","status":"COMPLIED","resolutionDate":"2020-09-24"},{"number":"VI-2023-015148","date":"2023-03-10","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2023-03-13"},{"number":"VI-2023-007982","date":"2023-02-07","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2023-03-10"},{"number":"4054535","date":"2016-08-19","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null},{"number":"4054534","date":"2016-08-19","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null}],"violationCases":[{"number":"402633","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-09-17","completedDate":"2013-10-24","violations":[{"number":"2937233","date":"2013-09-17","title":"VUPD-EXT-GRAFFITI","status":"COMPLIED","resolutionDate":null},{"number":"2937232","date":"2013-09-17","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null}]},{"number":"647159","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2018-07-31","completedDate":"2018-12-19","violations":[{"number":"4815887","date":"2018-07-31","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null},{"number":"4815888","date":"2018-07-31","title":"REQUIRED GRAFFITI REMOVAL","status":"COMPLIED","resolutionDate":null}]},{"number":"CF-2020-039383","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2020-07-17","completedDate":"2020-09-24","violations":[{"number":"VI-2020-020239","date":"2020-07-17","title":"VACANT PROPERTIES- BLIGHTED CONDITION","status":"COMPLIED","resolutionDate":"2020-09-24"}]},{"number":"CF-2023-010264","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-02-07","completedDate":"2023-03-22","violations":[{"number":"VI-2023-015148","date":"2023-03-10","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2023-03-13"}]},{"number":"CF-2023-010265","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2023-02-07","completedDate":"2023-03-22","violations":[{"number":"VI-2023-007982","date":"2023-02-07","title":"EXTERIOR AREA SANITATION","status":"CLOSED","resolutionDate":"2023-03-10"}]},{"number":"697915","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4054535","date":"2016-08-19","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null},{"number":"4054534","date":"2016-08-19","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null}]}],"violYears":[{"y":2013,"n":2,"worst":null},{"y":2016,"n":2,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2020,"n":1,"worst":null},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"CF-2020-039383","date":"2020-07-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-039383","date":"2020-07-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-039383","date":"2020-09-24","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-010265","date":"2023-02-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-010265","date":"2023-03-13","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-010264","date":"2023-03-13","type":null,"status":null}],"inspYears":[{"y":2020,"fails":2,"passes":1},{"y":2023,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9514728613681,"lng":-75.16626718178473,"geom":{"type":"Polygon","coordinates":[[[-75.166139126,39.951684238],[-75.1662389,39.95124161],[-75.166394951,39.951261149],[-75.166295911,39.951703776],[-75.166139126,39.951684238]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19102","beds":null,"baths":null,"stories":1,"lotArea":7392,"zoning":"CMX5","grade":"B+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"491 OLD YORK RD, JENKINTOWN PA, 19046","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2640000,"taxable":2640000},{"y":2017,"v":2640000,"taxable":2640000},{"y":2018,"v":2963900,"taxable":2963900},{"y":2019,"v":2961300,"taxable":2961300},{"y":2020,"v":2983500,"taxable":2983500},{"y":2021,"v":2983500,"taxable":2983500},{"y":2022,"v":2983500,"taxable":2983500},{"y":2023,"v":2983500,"taxable":2983500},{"y":2024,"v":2983500,"taxable":2983500},{"y":2025,"v":2994800,"taxable":2994800},{"y":2026,"v":2994800,"taxable":2994800},{"y":2027,"v":3300000,"taxable":3300000}],"taxNow":41921,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"84517","date":"2007-07-16","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2008-01-30","scope":"REPLACING 3 SIGNS AS PER PLANS"},{"number":"663854","date":"2016-03-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-08-17","scope":"INTERIOR/EXTERIOR ALTERATIONS. INTERIOR DEMO & FIT OUT, EXTERIOR FACADE, STOREFRONT RENOVATION. NEW PARTITIONS, FINISHES, FURNISHINGS, STOREFRONT. NO SIGNS THIS APP. INCLUDES HVAC MECHANICAL ALTERATIONS AND FURNISHINGS SEE AP666873 ADD'L PERMITS REQ: ELECTRICAL, PLUMBING, SIGNS"},{"number":"666873","date":"2016-03-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-16","scope":"MECHANICAL ALTERATIONS AND NEW INSTALLATIONS, NEW RTU, DUCT WORK, DIFFUSERS, ACCESSORY MECHANICALS AS PER PLANS AND SCHEDULE. WITH AP663854."},{"number":"688076","date":"2016-05-04","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-08-16","scope":"RELOCATE 50 EXISTING SPRINKLER HEADS (COMMERCIAL)"},{"number":"696588","date":"2016-06-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-08-16","scope":"INSTALL LAVATORY IN RESTROOM FOR ADA COMPLIANCE. INSTALL NEW HI/LO DRINKING FOUNTAIN NEXT TO EXISTING DRINKING FOUNTAIN LOCATION"},{"number":"677341","date":"2016-06-06","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2016-06-06","scope":"FOR THE REMOVAL OF MEZZANINE AS PART OF RETAIL SALE OF WEARING APPARELS AND ACCESSORIES IN AN EXISTING STRUCTURE (SIZE AND LOCATION AS SHOWN IN THE APPLICATION). ***REFER PLANS TO A/P # 665289***"},{"number":"665289","date":"2016-06-06","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-06-06","scope":"FOR THE REMOVAL ALL EXISTING SIGNS AND FOR THE ERECTION OF TWO (2) ACCESSORY INTERNALLY ILLUMINATED FLAT WALL SIGNS ON AN EXISTING MARQUEE AND FOUR (4) ACCESSORY WINDOW SIGNS (THE TOTAL AREA OF WINDOW SIGNS PER FLOOR SHALL NOT EXCEED 20% OF THE TOTAL TRANSPARENT GLAZED AREA OF ALL WINDOWS AND TRANSPARENT GLASS DOORS ON THAT FLOOR) ACCESSORY TO RETAIL SALE OF WEARING APPARELS AND ACCESSORIES IN AN EXISTING STRUCTURE."},{"number":"700560","date":"2016-06-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-17","scope":"INSTALLED 8 SPEAKERS,1 AMP TUNER AND 1 MUSIC PLAYER (COMMERCIAL)CC DISTRICT"},{"number":"701883","date":"2016-06-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-17","scope":"INSTALLATION OF LOW VOLTAGE WIRING FOR 15 CAMERA,2 MONITORS AND 1 MAIN STATION PER 2008 NEC (RETAIL)CC DISTRICT"},{"number":"684251","date":"2016-06-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-17","scope":"ELECTRICAL INSTALLATION OF NEW LIGHTING FIXTURES AND RECEPTACLES INCLUDING PANELS ON AN EXISTING 400AMP SERVICE AS PER 2008 NEC (CC DISTRICT)"},{"number":"702969","date":"2016-07-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 1-FIRE ALARM CONTROL PANEL, 1-ANNUNICATOR, 2-PULL STATION, 20-SMOKE DETECTORS & 1HORNS/STROBES AS PER NFPA 72 INSTALL 1-BURGLAR ALARM PANEL, 1-KEYPAD, 5-DOOR CONTACTS, 4-MOTION DETECTORS & 2-GLASS BREAKER DETECTORS AS PER NEC 2008 CC DISTRICT"},{"number":"708221","date":"2016-07-21","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-08-16","scope":"AMEND MECHANICAL PERMIT #666873 AS PER ENCLOSED LETTER AND REVISED PLANS. SEPARATE PERMIT REQUIRED FOR PLUMBING AND ELECTRICAL WORK."},{"number":"706095","date":"2016-07-21","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-08-16","scope":"AMEND BUILDING PERMIT #663854 AS PER ENCLOSED LETTER AND REVISED PLANS. SEPARATE PERMIT REQUIRED FOR PLUMBING AND ELECTRICAL WORK."},{"number":"697915","date":"2016-07-25","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2016-09-28","scope":"INSTALL TWO (2) SETS OF CHANNEL LETTERS SIGNS AS PER PLANS."},{"number":"710726","date":"2016-07-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"PROVIDE AND INSTALL 12 CAT6 PLENUM CABLES @ 75' AVERAGE. ALL CABLING WILL BE INSTALLED IN J-HOOKS, ALL PENETRATIONS WILL BE FIRE STOPPED AS PER 2008 NEC (CC DISTRICT)"},{"number":"754046","date":"2017-03-07","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2017-12-07","scope":"INSTALL ONE SET OF CHANNEL LETTERS, ILLUMINATED READING \"HOUSE OF HOOPS BY FOOT LOCKER\" 3'-2\" X 28.5 SF NON FLASHING ON EXISTING MARQUEE"},{"number":"754044","date":"2017-03-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-03-07","scope":"INSTALL ONE SET OF CHANNEL LETTERS, ILLUMINATED READING \"HOUSE OF HOOPS BY FOOT LOCKER\" 3'-2\" X 28.5 SF"},{"number":"CP-2022-005504","date":"2023-01-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-01-20","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE WALL PANELS, FIXTURES, FURNISHINGS, FINISHES AS PER APPROVED PLANS."},{"number":"MP-2022-005361","date":"2023-01-05","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-01-20","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 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."},{"number":"EP-2022-010539","date":"2023-01-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-20","scope":"Alterations to existing electrical system. Install Wiremold 2000 Plugmold color grey, in area as shown on drawing. Install couplings between to connect circuiting between sections of Plugmold, . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. ** NO FIRE ALARM ON THIS PERMIT**"},{"number":"PP-2023-004794","date":"2023-04-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-20","scope":"Curb trap, fresh air inlet, main drain"},{"number":"ZP-2023-002831","date":"2023-06-07","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-09-22","scope":"FOR THE REMOVAL OF THREE (3) EXISTING WALL SIGNS AND FOR THE INSTALLATION OF THREE (3) FLAT WALL SIGNS WITH STATIC ILLUMINATION AND TWO (2) WINDOW SIGNS. SIZE AND LOCATION AS SHOWN ON PLANS."},{"number":"GP-2023-005150","date":"2023-07-24","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2023-09-22","scope":"FOR THE INSTALLATION OF THREE (3) FLAT WALL SIGNS WITH STATIC ILLUMINATION SIGNS. FOR USE AS PREVIOUSLY APPROVED. AS PER APPROVED PLANS."}],"storyTag":"Improved","storyDelta":1.12,"timeline":[{"y":2017,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"permit","w":"Sign"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"499280","type":"Dumpster License - Private Property","status":"Inactive","businessName":"FINISH LINE INC","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-04-23","latestIssueDate":"2010-08-16","expirationDate":"2011-07-31","inactiveDate":null},{"number":"543084","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"FINISH LINE INC","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2011-10-20","latestIssueDate":"2016-05-02","expirationDate":"2017-03-31","inactiveDate":"2017-05-30"},{"number":"572603","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"ETERNITY FASHION INC","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2012-10-02","latestIssueDate":"2014-03-22","expirationDate":"2015-03-31","inactiveDate":"2015-05-30"},{"number":"723938","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"FOOT LOCKER RETAIL,INC #8623","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2016-12-21","latestIssueDate":"2016-12-21","expirationDate":"2017-12-20","inactiveDate":"2018-02-18"}],"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 #665289: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 13, 2023.","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":"4 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #499280: Inactive; Dumpster License - Public ROW #543084: Inactive since May 30, 2017; Dumpster License - Public ROW #572603: Inactive since May 30, 2015; Dumpster License - Public ROW #723938: Inactive since Feb 18, 2018","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":"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 9 historical violations across 6 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/"}]}