{"asOf":"2026-07-10T07:59:04.303Z","block":"100-199 S 11TH ST","blockUrl":"https://blockreport.homes/block/100-199-s-11th-st","address":"116 S 11TH ST","parcelNumber":"882618410","source":"https://property.phila.gov/?p=882618410","ownerType":"investor","kind":"commercial","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"REST'RNT W/BAR MASONRY","useLabel":"Commercial","owner":"11TH & SANSOM ASSOCIATES","coOwner":"LP","marketValue":1552200,"livableArea":5424,"yearBuilt":1940,"lastSale":{"price":1,"date":"2008-04-04T04:00:00Z"},"openViolations":0,"violations":[{"number":"3209791","date":"2014-04-15","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null},{"number":"3209790","date":"2014-04-15","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null},{"number":"3209793","date":"2014-04-15","title":"ANNUAL CERT FIRE 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SIGNS\n","status":"COMPLIED","resolutionDate":"2025-07-10"},{"number":"VI-2025-034185","date":"2025-05-19","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2025-07-10"},{"number":"VI-2025-034184","date":"2025-05-19","title":"WET CHEMICAL SYSTEMS\n","status":"COMPLIED","resolutionDate":"2025-07-10"},{"number":"VI-2025-034183","date":"2025-05-19","title":"SECURING COMPRESSED CYLINDERS\n","status":"COMPLIED","resolutionDate":"2025-07-10"},{"number":"VI-2025-034182","date":"2025-05-19","title":"CLEARANCE FROM IGNITION SOURCES\n","status":"COMPLIED","resolutionDate":"2025-07-10"}],"violationCases":[{"number":"426868","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2014-04-16","completedDate":null,"violations":[{"number":"3209791","date":"2014-04-15","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null},{"number":"3209790","date":"2014-04-15","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null},{"number":"3209793","date":"2014-04-15","title":"ANNUAL CERT FIRE SUPP","status":"COMPLIED","resolutionDate":null},{"number":"3209792","date":"2014-04-15","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null}]},{"number":"426875","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2014-04-16","completedDate":null,"violations":[{"number":"3148043","date":"2014-04-15","title":"VIOL C&I MESSAGE","status":"CLOSEDCASE","resolutionDate":null},{"number":"3148044","date":"2014-04-15","title":"EGRESS CLEAR OBSTRUCTION","status":"CLOSEDCASE","resolutionDate":null}]},{"number":"578646","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-04-11","completedDate":"2017-06-23","violations":[{"number":"4316819","date":"2017-04-11","title":"FDC SIGNAGE REQUIRED","status":"COMPLIED","resolutionDate":null},{"number":"4316818","date":"2017-04-11","title":"GENERAL REQ.- CITE CODE SECTIO","status":"COMPLIED","resolutionDate":null}]},{"number":"CF-2025-045486","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUSINESS COMPLIANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-05-20","completedDate":"2025-07-10","violations":[{"number":"VI-2025-034179","date":"2025-05-19","title":"COMMERCIAL KITCHEN HOOD RECORDS\n","status":"COMPLIED","resolutionDate":"2025-07-10"},{"number":"VI-2025-034181","date":"2025-05-19","title":"FIRE EXTINGUISHER COOKING EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2025-07-10"},{"number":"VI-2025-034180","date":"2025-05-19","title":"MANUAL FIRE ALARM BOX SIGNS\n","status":"COMPLIED","resolutionDate":"2025-07-10"},{"number":"VI-2025-034185","date":"2025-05-19","title":"EXTENSION CORDS\n","status":"COMPLIED","resolutionDate":"2025-07-10"},{"number":"VI-2025-034184","date":"2025-05-19","title":"WET CHEMICAL SYSTEMS\n","status":"COMPLIED","resolutionDate":"2025-07-10"},{"number":"VI-2025-034183","date":"2025-05-19","title":"SECURING COMPRESSED CYLINDERS\n","status":"COMPLIED","resolutionDate":"2025-07-10"},{"number":"VI-2025-034182","date":"2025-05-19","title":"CLEARANCE FROM IGNITION SOURCES\n","status":"COMPLIED","resolutionDate":"2025-07-10"}]}],"violYears":[{"y":2014,"n":6,"worst":null},{"y":2017,"n":2,"worst":null},{"y":2025,"n":7,"worst":null}],"investigations":[{"caseNumber":"426868","date":"2014-04-15","type":"CI INSP","status":"FAILED"},{"caseNumber":"426868","date":"2014-06-09","type":"CI INSP","status":"FAILED"},{"caseNumber":"426868","date":"2014-07-21","type":"CI INSP","status":"PASSED"},{"caseNumber":"578646","date":"2017-04-11","type":"CI INSP","status":"FAILED"},{"caseNumber":"578646","date":"2017-05-16","type":"CI INSP","status":"FAILED"},{"caseNumber":"578646","date":"2017-06-23","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2025-045486","date":"2025-05-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-045486","date":"2025-07-10","type":null,"status":"PASSED"}],"inspYears":[{"y":2014,"fails":2,"passes":1},{"y":2017,"fails":2,"passes":1},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.949587141269895,"lng":-75.15896440741936,"geom":{"type":"Polygon","coordinates":[[[-75.158877169,39.949510302],[-75.15908609,39.949536252],[-75.159047903,39.949664979],[-75.158848956,39.949640266],[-75.158877169,39.949510302]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-006964","type":"Fire Alarm Certification","inspectionDate":"2022-05-23","result":"Certified","expirationDate":"2023-05-23","buildingId":"1519744"},{"number":"BC-2023-010202","type":"Fire Alarm Certification","inspectionDate":"2023-05-11","result":"Certified","expirationDate":"2024-05-11","buildingId":"1519744"},{"number":"BC-2024-018196","type":"Fire Alarm Certification","inspectionDate":"2024-06-19","result":"Certified","expirationDate":"2025-06-19","buildingId":"1519744"},{"number":"BC-2025-015795","type":"Fire Alarm Certification","inspectionDate":"2025-06-11","result":"Certified","expirationDate":"2026-06-11","buildingId":"1519744"},{"number":"BC-2026-014160","type":"Fire Alarm Certification","inspectionDate":"2026-05-18","result":"Certified","expirationDate":"2027-05-18","buildingId":"1519744"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":null,"lotArea":2757,"zoning":"CMX5","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"822 MONTGOMERY AVE, NARBERTH PA, 19072","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"SPECIAL EXECPTION FOR NEW CONSTRUCTION OF A ROOF DECK AND ROOF-DECK ACCESS STRUCTURES FOR OUTDOOR DINING FOR SIT-DOWN RESTAURANT.","status":"Completed","outcome":"Granted with conditions","date":"2025-07-30","number":"ZP-2024-004478","relatedPermit":"ZP-2024-004478"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1288200,"taxable":1288200},{"y":2017,"v":1288200,"taxable":1288200},{"y":2018,"v":1366600,"taxable":1366600},{"y":2019,"v":1365700,"taxable":1365700},{"y":2020,"v":1365700,"taxable":1365700},{"y":2021,"v":1365700,"taxable":1365700},{"y":2022,"v":1365700,"taxable":1365700},{"y":2023,"v":1492300,"taxable":1492300},{"y":2024,"v":1492300,"taxable":1492300},{"y":2025,"v":1537100,"taxable":1537100},{"y":2026,"v":1537100,"taxable":1537100},{"y":2027,"v":1552200,"taxable":1552200}],"taxNow":21516,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"73239","date":"2007-05-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-05-10","scope":"USE: ALL THREE (3) BLDGS. WILL BE CONVERTED AS FOLLOWS: 1ST FL. OF ALL (3) BLDGS. TO BE USED A RESTAURANT. 2ND FL. OF BLDGS. 120 S. 11TH TO BE CONVERTED AS OUTDOOR TERRACE SEATING, WITH NO ROOF. BLDG. 116 HAS A THIRD FL. TO BE USED AS AUX. OFFICE FOR RESTAURANT (NO TAKE-OUT OR MUSIC USE IN THE APP.)"},{"number":"118665","date":"2007-11-29","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2009-06-08","scope":"INTERIOR DEMOLITION OF NON BEARING PARTITIONS,CLEAN OUT"},{"number":"131802","date":"2008-02-15","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2008-02-15","scope":"ALL USE AS PREVIOUSLY APPROVED;RELOCTION OF LOT LINES TO CREAT ONE (1)LOT FROM THREE(3)"},{"number":"134636","date":"2008-04-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2008-04-10","scope":"USE APPROVAL FOR OFFICE IN CELLAR FOR RESTAURANT USE ,MECHANICAL ROOM AND DRY STORAGE NOT TO EXCEED 1200 SF, AND EMPLOYEE BATHROOM/OFFICE WILL BE OCCUPIED ON OCCASION. DEMO OF THIRD FLOOR AND THE CONSOLIDATION OF THREE LOTS INTO ONE"},{"number":"179143","date":"2008-09-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-06-08","scope":"SUPPLY AND INSTALL NEW WATER & WASTE LINES INSIDE BLDG. ONLY OUTSIDE WORK WILL BE NEW WATER SVS 1 1/2\" . FIXTURES TO BE INSTALLED 6 INDIR W, (1) 3 BOWL S, 10 WCS, 2 HAND S, 2 SEWAGE EJECTOR, 7 LAVS, 4 FL DR (1) 2 BOWL SINK, 2 BAR SINKS, 1 MOP SINK, 1 GREASE TR."},{"number":"186476","date":"2008-11-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-03-26","scope":"USING EXISTING SERVICE AND METER TO FEED A 100 AMP, 1 PHASE, 120/240V PANEL FOR TEMPORARY POWER FOR CONSTRUCTION FROM 11/5/2008 TO 11/5/2009, AS PER 2005 NEC (CC DIST)"},{"number":"189892","date":"2008-12-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-07-27","scope":"INSTALL TWO 15 TON HVAC SYSTEMS ONE ROOFTOP NE SPLIT SYSTEM. INSTALL ONE 3 TON SPLIT HEATPUMP SYSTEM IN BASEMENT. INSTALL BATHROOM VENTILATION. ALL WORK TO BE INSTALLED AS PER ENGINEER SEALED DRAWINGS FOR A RESTAURANT."},{"number":"193629","date":"2008-12-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-06-08","scope":"INSTALL COMMERICAL KITCHEN HOOD, DUCT WORK, AND ANSUL R-102 FIRE SUPPRESSION SYSTEM. SEE APPLICATION# 188017."},{"number":"192517","date":"2008-12-30","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2009-06-08","scope":"INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM"},{"number":"188017","date":"2009-01-06","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2009-08-31","scope":"INSTALL COMMERICAL KITCHEN HOOD, DUCT WORK, AND ANSUL R-102 FIRE SUPPRESSION SYSTEM,SEE AP# 193629 FOR MECH PERMIT."},{"number":"189432","date":"2009-01-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-10-28","scope":"INSTALLING SERVICE AND ELECTRICAL COMPLETE REWIRE AND NEW FIRE ALARM AS PER 2005 NEC AND NFPA-72 (CC DIST)"},{"number":"117114","date":"2009-06-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-06-09","scope":"COMBINE THREE LOTS, FITOUT FOR A RESTAURANT."},{"number":"348951","date":"2011-06-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"RUNNING NEW INNERDUCT FROM VERIZON DEMARK TO AT & T SITE FOR FUTURE FIBER AS PER 2008 NEC (CC DIST)"},{"number":"PP-2021-015029","date":"2021-08-16","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-08-31","scope":"Replace curb trap & FAI"},{"number":"ZP-2024-004478","date":"2025-07-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR NEW CONSTRUCTION OF ROOF DECK AND ROOF-DECK ACCESS STRUCTURES *AMEND 3/5/2026; REVISE LOCATION OF ROOF-DECK ACCESS STRUCTURE PER AMENDED ZONING DOCUMENTS*"}],"storyTag":"New construction","storyDelta":1.29,"timeline":[{"y":2009,"k":"permit","w":"Electrical"},{"y":2009,"k":"permit","w":"Major alteration"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2014,"k":"viol","w":"6 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2017,"k":"viol","w":"2 L&I violations"},{"y":2017,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"7 L&I violations"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"249466","type":"Rental","status":"Inactive","businessName":"SYDNEY/BERNICE ROSENBLATT (AGT  ROBERT NEIMAN)","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2003-04-03","latestIssueDate":"2003-04-03","expirationDate":"2004-02-29","inactiveDate":"2012-12-22"},{"number":"476599","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"SAM'S MIDTOWN GROUP INC (SMOKIN BETTY'S)","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2009-06-11","latestIssueDate":"2021-04-12","expirationDate":"2022-04-30","inactiveDate":"2022-06-29"},{"number":"518647","type":"Dumpster License - Private Property","status":"Inactive","businessName":"SAM'S MIDTOWN GROUP INC (SMOKIN BETTY'S)","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-11-03","latestIssueDate":"2012-07-10","expirationDate":"2013-07-31","inactiveDate":"2013-03-12"},{"number":"541732","type":"Sidewalk Cafe","status":"Inactive","businessName":"SAM'S MIDTOWN GROUP INC (SMOKIN BETTY'S)","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2011-08-19","latestIssueDate":"2018-05-30","expirationDate":"2019-06-30","inactiveDate":"2019-08-29"},{"number":"586690","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"SAM'S MIDTOWN GROUP INC (SMOKIN BETTY'S)","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2013-03-22","latestIssueDate":"2014-03-31","expirationDate":"2015-03-31","inactiveDate":"2015-05-30"},{"number":"656546","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"SAM'S MIDTOWN GROUP INC (SMOKIN BETTY'S)","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2015-02-27","latestIssueDate":"2015-02-27","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"846460","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"SAM'S MIDTOWN GROUP INC (SMOKIN BETTY'S)","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-07-19","latestIssueDate":"2021-12-18","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"},{"number":"879829","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Top Tomato II Inc","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2021-10-19","latestIssueDate":"2025-09-15","expirationDate":"2026-10-18","inactiveDate":null},{"number":"0958593","type":"Sidewalk Cafe","status":"Active","businessName":"Top Tomato II Inc","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2024-08-12","latestIssueDate":"2025-08-12","expirationDate":"2026-08-11","inactiveDate":null}],"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."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #73239: 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":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 10, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving (30+ SEATS) #476599: Inactive since Jun 29, 2022; Dumpster License - Private Property #518647: Inactive since Mar 12, 2013; Sidewalk Cafe #541732: Inactive since Aug 29, 2019; Dumpster License - Public ROW #586690: Inactive since May 30, 2015","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 15 historical violations across 4 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":"Fire Alarm Certification: Certified through May 18, 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/"}]}