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PERMIT","status":"COMPLETED","completedDate":"2008-01-23","scope":"CONVERSION OF EXISTING DRY STANDPIPE TO MANUAL WET. (FILED UNDER 3401 SPRUCE ST., WILLIAM BUILDING). THE HIGHEST FLOOR USED FOR MECHANICAL EQUIPMENT ONLY."},{"number":"81350","date":"2007-07-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2007-11-27","scope":"INSTALLING NEW RECEPTS, SWITCHES AND LIGHTING INSTALLING CONDUITFOR PROJECTOR AND LOW VOLTAGE WIRING WILL APPLY FOR A SEPARATE FIRE ALARM PERMITS (WEST DIST)"},{"number":"254704","date":"2009-12-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-07-07","scope":"SUB-BASEMENT, INSTALL 800A SERVICE, 480/277 VOLT SWITCHBOARD & REFEED EXISTING MECHANICAL LOADS. REMOVE ABANDONED EQUIPMENT TO MAKE ROOM FOR AHU REPLACEMENT PROJECT. AS PER THE 2005 NEC"},{"number":"347544","date":"2011-07-14","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-07-14","scope":"ERECT (3) LTE ANTENNAS, REMOVE (3) ANTENNAS AND ERECT (3) ANTENNAS, ERECT (6) RRH'S AND (3) DISTRIBUTION BOXES, ERECT (2) EQUIPMENT CABINETS."},{"number":"353599","date":"2011-07-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-08-05","scope":"FOR THE ERECTION OF (6) ANTENNAS AND THE ASSOCIATED EQUIPMENT FOR THE INSTALLATION. ALL WORK SHAL COMPLY WITH THE APPROVED PLANS. THIS WORK ACTIVITY SHALL BE PERFORMED BY A CONTRACTOR LICENSED WITH THE CITY OF PHILADELPHIA."},{"number":"470463","date":"2013-05-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INTERIOR ALTERATIONS AND CORRIDOR RENOVATIONS INCLUSIVE OF PHASES A & FUTURE B PHASE AT LATER DATE, UPGRADES TO FINISHES - SPACES INDICATED GROUND - 3RD FLOORS : LIGHTING, CEILING, 2 DIFFUSERS INCLUDED, FLOOR COVERING, WALL FINISHES AND ELECTRICAL, AS PER PLANS. NO CHANGE IN USE OR OCCUPANCY CLASSIFICATION. BUILDING IS PARTIALLY SPRINKLERED AS NOTED. ADDITIONAL PERMITS REQ: ELECTRICAL, SPRINKLERS IF MODIFIED"},{"number":"592113","date":"2015-03-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-08-13","scope":"LEVEL I EXTERIOR FACADE REPAIRS TO EXISTING CLASSROOM/OFFICE BUILDING AS PART OF UNIVERSITY COMPLEX TO INCLUDE BRICK REPAIR AND REPOINTING AND CAST STONE COPING REPAIR AS PER APPROVED PLANS."},{"number":"656404","date":"2016-03-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-05-30","scope":"FOR ALTERATIONS TO AN EXISTING SPACE TO INCLUDE NEW CONCRETE EQUIPMENT PADS, NEW INTERIOR MASONRY AND METAL STUD PARTITION WALLS, METAL JOIST INSTALLATION AND CONCRETE DECKING INSTALLATION. **SEPARATE ELECTRICAL, MECHANICAL, AND FIRE SUPPRESSION SYSTEM ALTERATIONS TO BE REQUIRED.**"},{"number":"705084","date":"2016-08-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-05-30","scope":"INSTALL 2.5-INCH PRE ACTION PACK SINGLE INTERLOCK TO TIE INTO EXISTING MAIN VIA 6-INCH FIRE SERVICE LINE AND INSTALL TEN (10) SPRINKLER HEADS IN ACCORDANCE WITH NFPA 13 AS PER APPROVED PLANS."},{"number":"704163","date":"2016-08-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-25","scope":"INSTALLATION OF NEW 15 KV ELECTRICAL SERVICE AND 200 KW EMERGENCY GENERATOR INSTALLATION OF NEW LIGHTING - THE INSTALLATION WILL COMPLY WITH THE APPROVED PLANS AND THE 2008 NEC"},{"number":"765383","date":"2017-03-23","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-30","scope":"MECHANICAL WORK, TO INCLUDE REPLACEMENT OF CHILLED WATER VALVES, REHEAT PUMPS AND PROVIDE AIR INTAKE/EXHAUST FOR SWITCHGEAR UPGRADE AS PER PLANS."},{"number":"785997","date":"2017-06-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-07-02","scope":"FOR LEVEL 2 ALTERATIONS TO EXISTING OFFICE SPACE AS PER PLANS. **SEPARATE ELECTRICAL, MECHANICAL, AND FIRE SUPPRESSION SYSTEM ALTERATIONS TO BE REQUIRED.**"},{"number":"811098","date":"2017-09-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-12-29","scope":"HVAC INSTALLATION INCLUDES 9 DIFFUSERS."},{"number":"811471","date":"2017-09-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-29","scope":"FURNISH AND INSTALL 1 NEW KITCHEN SINK WITH SANITARY AND WATER PIPING. FURNISH AND INSTALL 1 NEW KITCHEN SINK WITH SANITARY WATER AND PIPING."},{"number":"803790","date":"2017-10-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-22","scope":"FURNISH & INSTALL NAC PANEL 2 AV'S, 12 STROBES AS PER NFPA72 (WEST DISTRICT)"},{"number":"807477","date":"2017-11-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-04-05","scope":"FURNISH & INSTALL NEW LIGHTS, SWITCHES AND RECEPTS ONTO EXISTING PANELS AS PER 2008 NEC (WEST DISTRICT)"},{"number":"866100","date":"2018-04-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-04-12","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO EXISTING SIXTH FLOOR OFFICE AND LAB SPACE WITHIN AN EXISTING HIGHER EDUCATIONAL FACILITY (WILLIAMS HALL) AS PER APPROVED PLANS. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"874666","date":"2018-06-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-12","scope":"FOR THE INSTALLATION OF FIVE (5) REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL OR PLUMBING WORK."},{"number":"877273","date":"2018-07-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-14","scope":"DEMO EXISTING LIGHTING & POWER & INSTALL 18LIGHTS & 20-RECEPTACLES & CHANGE OUT 1-100AMP PANEL 3PHASE 120/208 VOLTS AS PER NEC 2008 WEST DISTRICT"},{"number":"26235","date":"2019-04-29","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2019-04-29","scope":"05/06/19 ERECT ASSEMBLY TENT: 15X25"},{"number":"26237","date":"2019-04-29","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2019-04-29","scope":"05/06/19 ERECT 3 ASSEMBLY TENTS: 15X50, 15X20, 9X45"},{"number":"CP-2020-000227","date":"2020-05-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-03-23","scope":"LEVEL I EXTERIOR FACADE REPAIRS TO EXISTING ACADEMIC BUILDING (WILLIAMS HALL: C-29) AS PART OF UNIVERSITY COMPLEX AS PER APPROVED PLANS. NO INTERIOR WORK ON THIS PERMIT."},{"number":"CP-2023-001931","date":"2023-04-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-01-15","scope":"FOR INTERIOR LEVEL 2 ALTERATIONS FOR ELEVATOR MACHINE ROOM AS PER PLANS."},{"number":"CP-2023-001932","date":"2023-04-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-08-28","scope":"FOR LEVEL I INTERIOR ALTERATIONS TO CORRIDOR AND CLASSROOMS AT THE GROUND FLOOR OF WILLIAMS HALL (C-29) OF THE UNIVERSITY OF PENNSYLVANIA TO INCLUDE NEW FLOOR FINISHES, NEW WALL FINISHES, NEW ACOUSTICAL PANEL CEILINGS, AND NEW WHITE BOARDS. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"EP-2023-004393","date":"2023-06-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-08-15","scope":"INSTALL NEW LIGHTS, SWITCHES, SENSORS, RECEPTACLES & WIREMOLD ALL FED FROM THE EXISTING PANEL & EXISTING CIRCUITING. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"FP-2023-001584","date":"2023-07-06","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-08-28","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. (CP-2023-001932) Relocate (47) sprinkler heads to accommodate interior alterations on ground floor, Williams Hall"},{"number":"EP-2023-006097","date":"2023-08-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-08-24","scope":"Replace existing wall-mount notification appliances with new ceiling-mount notification appliances inclusive of cabling/raceways and as per 2016 NFPA 72."},{"number":"CP-2024-005926","date":"2025-01-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-10-16","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO GROUND FLOOR TOILET ROOMS IN AN EXISTING HIGHER EDUCATIONAL FACILITY (WILLIAMS HALL - C-29) AS PER APPROVED PLANS. EXISTING BUILDING SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"PP-2025-002741","date":"2025-03-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-24","scope":"installation of drainage, waste, vent, and water supply to 12 fixtures per renovations to ground floor toilet rooms. all work performed in compliance with 2018 PPC AND APPROVED PLANS."},{"number":"FP-2025-000515","date":"2025-03-13","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2026-03-30","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the relocation of sprinkler heads as per attached standards. Deviations from these standards require submission of construction and site plans. *CP-2024-005926* Relocate 13 Heads"},{"number":"MP-2025-001347","date":"2025-04-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-09-24","scope":"FOR A MECHANICAL SYSTEM INSTALLATION. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE 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":"CP-2025-001754","date":"2025-04-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR A ROOF REPAIR.** 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":"EP-2025-003603","date":"2025-05-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-08-12","scope":"DEMO/TEMP POWER&LIGHTING. INSTALL NEW LIGHTING, SWITCHING, RECEPTACLES, AND POWER TO EQUIPMENT AS PER 2017 NEC. SERVICE IS EXISTING. ADD ADDITIONAL FIRE ALARM DEVICES TO EXISTING FIRE ALARM SYSTEM AS PER 2016 NFPA 72."},{"number":"GP-2025-003822","date":"2025-05-06","work":"Shelter/Platform","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"For installation of shelter platform as per approved plans."},{"number":"CP-2025-002126","date":"2025-05-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-04-16","scope":"FOR A FACADE IMPROVEMENT.** WORK TO BE COMPLETED PER APPROVED PLANS** IF FIELD CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK** AN AMENDED PERMIT WILL BE REQUIRED FOR ANY WORK IN DEVIATION OF THE APPROVED SCOPE OF WORK**"},{"number":"FP-2025-001507","date":"2025-07-23","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-09-25","scope":"FOR THE EXTENSION OF AN EXISTING FIRE SPRINKLER SYSTEM PER APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"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":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Shelter/Platform"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"342955","type":"Food Preparing and Serving","status":"Inactive","businessName":"CAFE AT WILLIAMS HALL (UNIVERSITY OF PENNA TRUSTEES)","legalName":"CAFE AT WILLIAMS HALL","address":"3501 SPRUCE ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-10-28","latestIssueDate":"2025-08-11","expirationDate":"2026-04-30","inactiveDate":"2026-06-29"}],"licenseActivity":[{"number":"342955","type":"Food Preparing and Serving","businessName":"CAFE AT WILLIAMS HALL (UNIVERSITY OF PENNA TRUSTEES)","legalName":"CAFE AT WILLIAMS HALL","issuedDate":"2005-10-28","latestIssueDate":"2025-08-11","closureDate":"2026-06-29","expirationDate":"2026-04-30","inactiveDate":"2026-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","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":["12 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 #347544: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"5 permits not marked completed: 470463 (EXPIRED), CP-2020-000227 (Expired), FP-2025-000515 (Expired), CP-2025-001754 (Issued), GP-2025-003822 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Facade Report: Safe with Repair through Apr 20, 2028; Fire Alarm Certification: Certified through Jan 15, 2027; Emergency and Standby Power Systems Certification: Certified through Nov 20, 2026; Sprinkler Certification: Certified through Jan 21, 2026","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Oct 23, 2012.","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 #342955: Inactive since Jun 29, 2026","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"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 2 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/"}]}