{"asOf":"2026-07-10T06:29:34.307Z","block":"6300-6399 MUSGRAVE ST","blockUrl":"https://blockreport.homes/block/6300-6399-musgrave-st","address":"6327 MUSGRAVE ST","parcelNumber":"882970985","source":"https://property.phila.gov/?p=882970985","ownerType":"investor","kind":"commercial","isHouse":false,"residential":false,"taxExempt":false,"institutional":false,"buildingClass":"AUTO REPAIR SHOP MASONRY","useLabel":"Store","owner":"EAST GERMANTOWN LOFTS LLC","coOwner":null,"marketValue":324200,"livableArea":7540,"yearBuilt":1930,"lastSale":{"price":500000,"date":"2020-10-27T04:00:00Z"},"openViolations":0,"violations":[{"number":"885942","date":"2008-03-25","title":"VIOL BC MESSAGE","status":"COMPLIED","resolutionDate":null},{"number":"1798795","date":"2009-12-15","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null},{"number":"1976730","date":"2011-02-07","title":"VIOL BC 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FOUND","status":"COMPLIED","resolutionDate":null}]},{"number":"325990","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2012-05-01","completedDate":"2012-07-19","violations":[{"number":"2467691","date":"2012-04-26","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null}]},{"number":"590714","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2017-06-27","completedDate":"2018-07-18","violations":[{"number":"4688953","date":"2017-06-27","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null}]},{"number":"714826","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2019-11-06","completedDate":"2019-12-09","violations":[{"number":"5236735","date":"2019-11-05","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":null},{"number":"5236734","date":"2019-11-05","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null},{"number":"5236736","date":"2019-11-05","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null}]},{"number":"CF-2021-004430","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-01-19","completedDate":"2023-08-08","violations":[{"number":"VI-2021-003269","date":"2021-01-19","title":"MARKING OF CONTAINERS","status":"CLOSED","resolutionDate":"2023-08-08"},{"number":"VI-2021-003268","date":"2021-01-19","title":"FAIL OBTAIN LICENSE\n","status":"CLOSED","resolutionDate":"2023-08-08"}]},{"number":"CF-2022-067736","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2022-07-11","completedDate":"2022-08-26","violations":[{"number":"VI-2022-049102","date":"2022-07-11","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2022-08-26"},{"number":"VI-2022-049101","date":"2022-07-11","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2022-08-26"}]},{"number":"CF-2025-039597","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2025-05-08","completedDate":"2025-06-11","violations":[{"number":"VI-2025-029832","date":"2025-05-07","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-06-11"}]},{"number":"CF-2026-024290","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-03-17","completedDate":"2026-03-24","violations":[{"number":"VI-2026-014992","date":"2026-03-17","title":"WORKMANLIKE- BUILDING CODE","status":"SVN ISSUED","resolutionDate":"2026-03-17"}]},{"number":"CF-2026-046302","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-05-04","completedDate":null,"violations":[{"number":"VI-2026-028127","date":"2026-05-04","title":"WORKMANLIKE- BUILDING CODE","status":"SVN ISSUED","resolutionDate":"2026-05-04"}]}],"violYears":[{"y":2008,"n":1,"worst":null},{"y":2009,"n":1,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2012,"n":1,"worst":null},{"y":2017,"n":1,"worst":null},{"y":2019,"n":3,"worst":null},{"y":2021,"n":2,"worst":null},{"y":2022,"n":2,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"68906","date":"2006-06-23","type":"BC INSP","status":"FAILED"},{"caseNumber":"77579","date":"2006-08-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"77579","date":"2006-09-29","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"68906","date":"2007-03-01","type":"BC INSP","status":"FAILED"},{"caseNumber":"68906","date":"2007-03-01","type":"BC INSP","status":"CLOSED"},{"caseNumber":"68906","date":"2007-04-17","type":"ADMIN INSP","status":"PASSED"},{"caseNumber":"152577","date":"2008-03-25","type":"BC INSP","status":"PASSED"},{"caseNumber":"223676","date":"2009-12-15","type":"BC INSP","status":"FAILED"},{"caseNumber":"223676","date":"2010-02-19","type":"BC INSP","status":"CLOSED"},{"caseNumber":"223676","date":"2010-02-19","type":"BC INSP","status":"FAILED"},{"caseNumber":"223676","date":"2010-07-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"223676","date":"2010-08-25","type":"PRECOURT","status":"FAILED"},{"caseNumber":"223676","date":"2010-09-22","type":"PRECOURT","status":"PASSED"},{"caseNumber":"266063","date":"2011-02-07","type":"BC INSP","status":"PASSED"},{"caseNumber":"299340","date":"2011-09-26","type":"BC INSP","status":"PASSED"},{"caseNumber":"325990","date":"2012-04-26","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"325990","date":"2012-06-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"325990","date":"2012-07-19","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"590714","date":"2017-06-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"590714","date":"2018-02-01","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"590714","date":"2018-04-09","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"590714","date":"2018-05-25","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"590714","date":"2018-07-18","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"714826","date":"2019-11-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"714826","date":"2019-12-09","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2021-004430","date":"2021-01-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-004430","date":"2021-11-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-067736","date":"2022-07-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-067736","date":"2022-08-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-004430","date":"2023-08-08","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-039597","date":"2025-05-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-039597","date":"2025-05-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-024290","date":"2026-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-046302","date":"2026-05-04","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":2,"passes":0},{"y":2007,"fails":1,"passes":1},{"y":2008,"fails":0,"passes":1},{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":3,"passes":1},{"y":2011,"fails":0,"passes":2},{"y":2012,"fails":2,"passes":1},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":2,"passes":1},{"y":2019,"fails":1,"passes":1},{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":1,"passes":1},{"y":2023,"fails":0,"passes":1},{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04993053645931,"lng":-75.17575167923938,"geom":{"type":"Polygon","coordinates":[[[-75.1754178,40.049986879],[-75.175744217,40.049663546],[-75.17608755,40.049875058],[-75.175756072,40.050197456],[-75.1754178,40.049986879]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":null,"lotArea":18300,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"380 RED LION RD #212, HUNTINGDON VALLEY PA, 19006","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":224800,"taxable":224800},{"y":2017,"v":224800,"taxable":224800},{"y":2018,"v":315000,"taxable":315000},{"y":2019,"v":306700,"taxable":306700},{"y":2020,"v":306700,"taxable":306700},{"y":2021,"v":306700,"taxable":306700},{"y":2022,"v":306700,"taxable":306700},{"y":2023,"v":325500,"taxable":325500},{"y":2024,"v":325500,"taxable":325500},{"y":2025,"v":324200,"taxable":324200},{"y":2026,"v":324200,"taxable":324200},{"y":2027,"v":324200,"taxable":324200}],"taxNow":4538,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-007581","date":"2022-06-28","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A DETACHED STRUCTURE WITH GREEN ROOF ( COVERS 60% OF ROOF AREA) WITH MIXED INCOME BONUS FOR AN ADDITIONAL 7' HIGH OF THE STRUCTURE AS PER 14-702(7) , ROOF DECK ACCESSED BY A PILOTHOUSE WITH ELEVATOR OVER RUN; DECK AT 2ND, 3RD AND 4TH FLOORS WITH BALCONIES. SIZE AND LOCATION AS SHOWN IN THE APPLICATION**AMENDED 7/8/25-EXTEND AP#____ FOR A PERIOD OF ONE YEAR PER SECTION 14-303(10)(d) OF THE PHILADELPHIA ZONING CODE. A BUILDING PERMIT MUST BE OBTAINED BY 6/27/26."},{"number":"PP-2023-005662","date":"2023-04-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-11-23","scope":"SEAL LATERAL FOR DEMO"},{"number":"ZP-2023-004133","date":"2023-05-18","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE FOR USE AS A VACANT LOT."},{"number":"DP-2023-000502","date":"2023-05-23","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2025-11-13","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED MASONRY AND WOOD ONE-STORY STRUCTURE BY HAND METHODS. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. COMPLETE SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. **ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT.**"},{"number":"PP-2025-015852","date":"2025-12-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"SEAL LATERAL FOR DEMO."},{"number":"CP-2025-003286","date":"2026-01-13","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF A FOUR (4) STORY BUILDING WITH CELLAR AND GREEN ROOF FOR USE AS SIXTY-SEVEN (67) DWELLING UNITS [GREEN ROOF AND MIXED INCOME HOUSING BONUSES UTILIZED] AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED PER NFPA 13 AND INCLUDE STANDPIPES PER NFPA 14. FIRE WATCH REQUIRED PER DEPARTMENT CODE BULLETIN F-2001. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 4/11/26 AMEND NEW CONSTRUCTION PERMIT CP-2025-003286 TO INCLUDE MECHANICAL CHASE AND CHANGES TO MATERIALS, FOUNDATION AND STRUCTURALS AS PER APPROVED PLANS. AMENDMENT APPROVED 5/10/26 AMEND NEW CONSTRUCTION PERMIT CP-2025-003286 TO CHANGE FREQUENCY OF REQUIRED SPECIAL INSPECTIONS AS PER REVISED STATEMENT OF SPECIAL INSPECTIONS."},{"number":"SP-2025-001525","date":"2026-03-12","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"EXCAVATION WORK ASSOCIATED WITH NEW CONSTRUCTION PERMIT CP-2025-003286 AS PER APPROVED PLANS. *2018 IBC REVIEW* AMENDMENT APPROVED 4/21/26 AMEND EXCAVATION PERMIT SP-2025-001525 FOR CHANGES TO PROPOSED EXCAVATION METHODS AS PER APPROVED PLANS."},{"number":"PP-2025-016075","date":"2026-07-01","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF MULTI UNIT BUILDING. EXTERIOR INSTALLATION OF CURB TRAP, FAI, MAIN DRAIN, AND 4\" WATER DISTRIBUTION PIPE. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL MATERIALS SHALL BE METALLIC TO ROOF EXTENSION. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"}],"storyTag":"Torn down & rebuilt","storyDelta":5.25,"timeline":[{"y":2023,"k":"permit","w":"Full Demolition"},{"y":2023,"k":"permit","w":"Minor Demolition"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"demo"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"Excavation"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"viol","w":"2 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×2"}],"rented":false,"licenses":[{"number":"285946","type":"Hazardous Materials","status":"Inactive","businessName":"RENAISSANCE AUTO DETAIL & SALE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2002-12-12","latestIssueDate":"2002-12-12","expirationDate":"2009-06-30","inactiveDate":null},{"number":"283917","type":"Motor Vehicle Repair / Retail Mobile Dispensing","status":"Inactive","businessName":"RENAISSANCE AUTO DETAIL/SALE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2003-01-24","latestIssueDate":"2003-01-24","expirationDate":"2004-12-31","inactiveDate":null},{"number":"380092","type":"Motor Vehicle Repair / Retail Mobile Dispensing","status":"Inactive","businessName":"BRUCE C THOMAS (T/A QWIK KAR'S)","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2006-08-04","latestIssueDate":"2015-03-14","expirationDate":"2015-12-31","inactiveDate":"2016-02-29"},{"number":"405168","type":"Motor Vehicle Repair / Retail Mobile Dispensing","status":"Inactive","businessName":"DANIEL KILSON","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2007-04-02","latestIssueDate":"2012-05-30","expirationDate":"2012-12-31","inactiveDate":null},{"number":"782782","type":"Motor Vehicle Repair / Retail Mobile Dispensing","status":"Inactive","businessName":"BIG K AUTO RECOVERY","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2018-07-11","latestIssueDate":"2019-11-25","expirationDate":"2020-07-10","inactiveDate":"2020-09-08"}],"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","demolition activity 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":"The history also contains “PERM Z- NEW 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":"5 permits not marked completed: PP-2023-005662 (Expired), PP-2025-015852 (Issued), CP-2025-003286 (Issued), SP-2025-001525 (Issued), PP-2025-016075 (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":"20 failed, 10 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 4, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"Hazardous Materials #285946: Inactive; Motor Vehicle Repair / Retail Mobile Dispensing #283917: Inactive; Motor Vehicle Repair / Retail Mobile Dispensing #380092: Inactive since Feb 29, 2016; Motor Vehicle Repair / Retail Mobile Dispensing #405168: 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":"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 16 historical violations across 12 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/"}]}