{"asOf":"2026-07-10T11:17:07.808Z","block":"1900-1999 PATTISON AVE","blockUrl":"https://blockreport.homes/block/1900-1999-pattison-ave","address":"1954 PATTISON AVE","parcelNumber":"885701940","source":"https://property.phila.gov/?p=885701940","ownerType":"vacant","kind":"vacant land","isHouse":false,"residential":false,"taxExempt":true,"institutional":false,"buildingClass":"AMUSE FAIRMOUNT PARK MAS","useLabel":"Vacant lot","owner":"CITY OF PHILA","coOwner":"LEAGUE ISL GOLF COURSE","marketValue":150569500,"livableArea":28089,"yearBuilt":null,"lastSale":{"price":4,"date":"1943-01-01T04:00:00Z"},"openViolations":0,"violations":[{"number":"4429684","date":"2017-08-22","title":"MEANS OF EGRESS ILLUMINATION","status":"COMPLIED","resolutionDate":null},{"number":"4429685","date":"2017-08-22","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":null},{"number":"4429686","date":"2017-08-22","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null}],"violationCases":[{"number":"600772","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-08-22","completedDate":"2018-01-18","violations":[{"number":"4429684","date":"2017-08-22","title":"MEANS OF EGRESS ILLUMINATION","status":"COMPLIED","resolutionDate":null},{"number":"4429685","date":"2017-08-22","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":null},{"number":"4429686","date":"2017-08-22","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":null}]}],"violYears":[{"y":2017,"n":3,"worst":null}],"investigations":[{"caseNumber":"600772","date":"2017-08-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"600772","date":"2018-01-18","type":"HCEU INSP","status":"PASSED"}],"inspYears":[{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.90227306932907,"lng":-75.18805021630638,"geom":{"type":"MultiPolygon","coordinates":[[[[-75.187721788,39.90709913],[-75.187571228,39.907119963],[-75.187418456,39.907113958],[-75.184914275,39.906792055],[-75.184322281,39.906695902],[-75.183311526,39.906484604],[-75.185150193,39.898017804],[-75.187371332,39.897558113],[-75.189413866,39.897056171],[-75.189982849,39.897193896],[-75.190347819,39.8973157],[-75.19086739,39.897541265],[-75.191191662,39.897718687],[-75.191639259,39.898022297],[-75.191908751,39.898247631],[-75.192246469,39.898594757],[-75.192520292,39.898959078],[-75.191778583,39.902750267],[-75.191101005,39.906575115],[-75.191042564,39.906719119],[-75.190970608,39.906803371],[-75.190822055,39.906901729],[-75.190057671,39.907253548],[-75.189851138,39.907300989],[-75.189635633,39.907298729],[-75.187983169,39.907086349],[-75.187721788,39.90709913]]],[[[-75.188993529,39.896991598],[-75.188068733,39.89717507],[-75.18522552,39.897670875],[-75.185281172,39.897414571],[-75.187110746,39.897060184],[-75.187649317,39.896980916],[-75.188024826,39.896954333],[-75.188413331,39.896950959],[-75.188993529,39.896991598]]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19145","beds":null,"baths":null,"stories":null,"lotArea":3940334,"zoning":"SPPOA","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1515 ARCH ST, PHILADELPHIA PA, 19102","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"Special Exception for the complete demolition of two (2) existing detached structures and one (1) existing accessory surface parking lot, for site work, and for the erection of multi-purpose athletic fields, basketball courts, and play area","status":"Completed","outcome":"Granted","date":"2024-04-03","number":"ZP-2023-007221","relatedPermit":"ZP-2023-007221"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":151394800,"taxable":0},{"y":2017,"v":151394800,"taxable":0},{"y":2018,"v":151394800,"taxable":0},{"y":2019,"v":151394800,"taxable":0},{"y":2020,"v":151394800,"taxable":0},{"y":2021,"v":151394800,"taxable":0},{"y":2022,"v":151394800,"taxable":0},{"y":2023,"v":151394800,"taxable":0},{"y":2024,"v":151394800,"taxable":0},{"y":2025,"v":150569500,"taxable":0},{"y":2026,"v":150569500,"taxable":0},{"y":2027,"v":150569500,"taxable":0}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"165543","date":"2008-08-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-01-21","scope":"INSTALL NEW FIRE ALARM SYSTEM AS PER PLANS."},{"number":"211972","date":"2009-06-11","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2010-12-08","scope":"REMOVAL OF 1500 GALLON UNDERGROUND STORAGE TANK FORMERLY USED FOR HEATING OIL STORAGE WITH PLANNED BACKFILL WITH CLEAN FILL AND RESURFACING OF DISTURBED AREA WITH ASPHALT PAVEMENT"},{"number":"339547","date":"2011-05-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-05-04","scope":"GROUNDING AND TERMINATION OF TEMPORARY GENERATOR - 45KVA FOR ONE (1) DAY EVENT (5/7/2011), AS PER 2008 NEC"},{"number":"370524","date":"2011-10-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"TEMPORARY ELECTRICAL POWER FOR ONE DAY EVENT ON OCTOBER 29, 2011 AT 9:00AM TO 1:00PM. 1- 20 KW DIESEL GENERATOR FOR POWER FOR SOUND SYSTEM. 3-4 KW DIESEL GENERATOR TOW BEHIND POWER FOR AUXILLARY LOCATION 3-1000 WATT LIGHTS, 12 RECEPTACLE OUTLETS AND"},{"number":"553357","date":"2014-08-15","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-02-24","scope":"FOR THE INSTALLATION OF NEW REGISTERS/DIFFUSERS, EXHUAST FANS, ONE (1) DUCT HEATER AND ALL SUPPLEMENTAL DUCTWORK AS SHOWN IN PLANS APPROVED BY P.H.C. (08.04.14)."},{"number":"24341","date":"2016-07-20","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2018-07-02","scope":"7/21/16 ERECT MEDIC TENTS 20X20, 20X40"},{"number":"24355","date":"2016-07-25","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2016-07-25","scope":"7/23/16 ERECT ASSEMBLY TENTS 40X80.8/23/16- THE TENT HAS BEEN FULLY REMOVED."},{"number":"723539","date":"2016-09-21","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"PARTIAL COPPER ROOF REPLACEMENT AND REPAIRS."},{"number":"EP-2021-004486","date":"2021-05-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-11-15","scope":"Furnish electricians for set up and takedown of flower show to run extensions cords for power as per 2017 nec"},{"number":"OP-2021-000199","date":"2021-05-18","work":"Fireworks / Pyrotechnics Display","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2023-03-23","scope":"Fireworks display for Philly Flower Show as per 2018 Philadelphia Fire Code and Fire Department apprvoal"},{"number":"ZP-2021-002256","date":"2021-07-19","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF WETLANDS IN SOUTHEAST CORNER OF THE PARK AND THE ERECTION OF A PERMANENT SOIL MOUND. SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLANS."},{"number":"OP-2022-000018","date":"2022-03-10","work":"Fireworks / Pyrotechnics Display","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2023-03-23","scope":"Fireworks display for the Philadelphia Flower Show Friday, June 10, 2022 as per the PFD Approval"},{"number":"SP-2021-000775","date":"2022-06-29","work":"General Earth Disturbance ONLY","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"FOR SITE WORK AS PER PLANS."},{"number":"EP-2022-011429","date":"2022-11-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-12-02","scope":"Extend overhead 7670 Volt electric service on poles approximately 2000' and install a PECO 200 amp 120/240 volt single phase electric service and a 100 amp feeder to construction trailer AS PER 2017 NEC"},{"number":"ZP-2023-007221","date":"2024-03-27","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-12-17","scope":"For the complete demolition of two (2) existing detached structures and one (1) existing accessory surface parking lot, for site work, and for the erection of multi-purpose athletic fields, basketball courts, and play areas with one hundred thirty two (132) accessory bicycle parking spaces and an accessory surface parking lot containing a total of one hundred seventy (170) spaces (including four (4) accessible and two (2) van-accessible spaces)."},{"number":"SP-2024-000507","date":"2024-05-02","work":"General Earth Disturbance ONLY","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2024-12-17","scope":"SITE CLEARING FOR THE REMOVAL OF TREES THROUGHOUT THE WORK AREA AS PER APPROVED PLANS AND IN ACCORDANCE WITH ZONING APPROVAL ZP-2023-007221. **NO EARTH MOVING OR RE-GRADING ACTIVITY BEYOND TREE REMOVAL APPROVED ON THIS PERMIT** 2018 IBC REVIEW"},{"number":"SP-2024-000320","date":"2024-06-04","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"For site work to include bulk grading and stabilization, the installation of utility connections, and the expansion of existing wetlands as per approved plans."},{"number":"GP-2024-006768","date":"2024-08-27","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-01-03","scope":"TO REMOVE ONE (1) 1,000 GALLON GASOLINE UNDERGROUND STORAGE TANK (UST); REMOVE ANY PETROLEUM PRODUCT/WATER FROM TANK. ALL WORK TO BE DONE IN ACCORDANCE WITH PENNSYLVANIA D.E.P. REGULATIONS."},{"number":"EP-2024-006814","date":"2024-09-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"EXTEND THE EXISTING DUCT BANK TO NEW MAN HOLES & (2) NEW PAD MOUNT 15KV FUSED SWITCHES. INSTALL A 15 KVA TRANSFORMER & 100 AMP MLO PANEL. INSTALL A 15 KW / 120 /240V 1 PHASE GENERATOR & 100 AMP 2 POLE ATS. PROVIDE POWER TO THE LIFT STATION CONTROL PANEL & (2) HOT BOXES. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"ZP-2024-009534","date":"2024-09-19","work":"Site Clearing or Earth Disturbance ONLY","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR RESTORATION AS SHOWN IN PLAN."},{"number":"PP-2024-007914","date":"2024-09-27","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit for combo SP-2024-000320"},{"number":"DP-2024-000985","date":"2024-10-21","work":"Major Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2025-11-19","scope":"COMPLETE DEMOLITION OF TWO (2) EXISTING DETACHED ONE-STORY, MASONRY, CONCRETE, WOOD AND STEEL COMMUNITY AND GOLF CART STORAGE BUILDINGS BY MECHANICAL 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. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"SP-2024-001268","date":"2025-03-31","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"FOR SITEWORK AS PER APPROVED PLANS."},{"number":"PP-2025-001271","date":"2025-04-07","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit for combo SP-2024-001268"},{"number":"EP-2026-001437","date":"2026-03-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install underground duct bank and associated distribution equipment to serve the recreation park. Furnish and install the Musco sports lighting system, including poles, luminaires, wiring, and controls as part of the sports lighting package. Install a separate underground duct bank for telecommunications infrastructure. All work shall be completed in accordance with the approved plans and the 2017 NEC,"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"General Earth Disturbance ONLY"},{"y":2024,"k":"permit","w":"Sitework with Onsite Utility Services"},{"y":2024,"k":"permit","w":"Tank Install/Removal"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Site Clearing or Earth Disturbance ONLY"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Major Demolition"},{"y":2025,"k":"permit","w":"Sitework with Onsite Utility Services"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2025,"k":"demo"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"316002","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"PHILADELPHIA GOLF INC","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2005-04-30","latestIssueDate":"2005-06-04","expirationDate":"2006-04-30","inactiveDate":"2012-12-22"},{"number":"333663","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"AMERICAN SWEDISH HIST FOUNDATION MUSEUM","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2005-08-23","latestIssueDate":"2026-04-03","expirationDate":"2027-04-30","inactiveDate":null},{"number":"354276","type":"Dumpster License - Private Property","status":"Inactive","businessName":"LIBERTY GOLF CONSULTING INC (FDR GOLF COURSE)","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2006-01-31","latestIssueDate":"2006-01-31","expirationDate":"2010-07-31","inactiveDate":null},{"number":"352630","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"LIBERTY GOLF CONSULTING INC (FDR GOLF COURSE)","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2006-07-26","latestIssueDate":"2007-05-30","expirationDate":"2008-04-30","inactiveDate":"2008-01-08"},{"number":"438535","type":"Food Preparing and Serving (30+ SEATS)","status":"Closed","businessName":"BILLY CASPER GOLF LLC","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2008-03-17","latestIssueDate":"2019-05-01","expirationDate":"2020-04-30","inactiveDate":null},{"number":"870056","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"Hidden Gems Beverage Company","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2021-06-04","latestIssueDate":"2021-06-04","expirationDate":"2021-06-13","inactiveDate":null},{"number":"870055","type":"Food Manufacturer / Wholesaler","status":"Inactive","businessName":"Hidden Gems Beverage Company","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2021-06-04","latestIssueDate":"2021-06-04","expirationDate":"2022-06-03","inactiveDate":"2022-08-01"},{"number":"897144","type":"Food Estab, Retail Non-Permanent Location (Event)","status":"Inactive","businessName":"Hidden Gems Beverage Company","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2022-06-02","latestIssueDate":"2022-06-02","expirationDate":"2022-06-19","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":["10 permit events since 2023","1 zoning/board appeal 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":"Appeal #ZP-2023-007221: Completed · Granted; related permit ZP-2023-007221.","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":"12 permits not marked completed: 370524 (Issued), 723539 (EXPIRED), EP-2021-004486 (Expired), OP-2021-000199 (Expired), OP-2022-000018 (Expired). 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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 18, 2018.","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":"3 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":"Food Preparing and Serving (30+ SEATS) #316002: Inactive since Dec 22, 2012; Dumpster License - Private Property #354276: Inactive; Food Preparing and Serving (30+ SEATS) #352630: Inactive since Jan 8, 2008; Food Preparing and Serving (30+ SEATS) #438535: Closed","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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 3 historical violations across 1 case.","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/"}]}