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SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"658176","date":"2015-12-15","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-04-06","scope":"INTERIOR DEMO OF NON LOAD BEARING PARTITIONS ONLY (COMMERCIAL)"},{"number":"655735","date":"2015-12-21","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-12-21","scope":"BASEMENT USE TO STORAGE/MECHANICAL. FLOORS 1-5 FOR EDUCATIONAL USE. NO SIGN ON THIS PERMIT."},{"number":"655737","date":"2016-01-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-06-30","scope":"FOR A COMPLETE CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE AN EDUCATIONAL FACILITY WITHIN AN EXIST. FIVE (5) STORY ABOVE GRADE PLANE, W. STORAGE BASEMENT & ROOFTOP STRUCTURES, BUILDING & FOR LEVEL III ALTERATIONS TO INCLUDE ERECTION OF PARTITION WALLS FOR CLASSROOM, CORRIDOR & SUPPORT SPACES, INSTALLATION OF STAIRWAYS WITHIN NEW FLOOR OPENINGS & FINISH WORK; BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMIT REQUIRED FOR MECH., ELEC., PLUMB., & FIRESUPP WORK. ASBESTOS ABATEMENT TO BE COMPLETED PRIOR TO COMMENCEMENT OF PERMITTED WORK."},{"number":"667878","date":"2016-03-31","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-06-30","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2007, STANDARD 13 AND TWO (2) MANUAL WET STANDPIPES IN ACCORDANCE WITH NFPA 2007, STANDARD 14, WITH NEW 6-INCH DIAMETER SERVICE LINE CONNECTION AND NEW BACKFLOW PREVENTION ASSEMBLY. (EXISTING SPRINKLER SYSTEM AT BASEMENT LEVEL TO REMAIN.)"},{"number":"668787","date":"2016-04-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-06-30","scope":"PLUMBING ALTERATIONS FOR A COMPLETE CHANGE OF OCCUPANCY CLASSIFICATION TO CREATE AN EDUCATIONAL FACILITY IN AN EXISTING (5)STORY STRUCTURE - THE INSTALLATION WILL COMPLY WITH THE APPROVED PLANS AND THE PHILADELPHIA PLUMBING CODE 2004 - BRANCH VENTING MUST COMPLY WITH SECTION P-1105 AND FLOOR DRAINS MUST BE A MINIMUM SIZE OF 3\" WASTE OUTLETS PER SECTION P-714.1 OF THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"668984","date":"2016-04-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-06-30","scope":"FOR THE INSTALLATION OF AN HVAC SYSTEM TO INCLUDE SUPPLY/EXHAUST DUCTWORK, REGISTERS/DIFFUSERS, ROOF TOP UNITS, AND ALL OTHER WORK AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANY PLUMBING AND ELECTRICAL WORK. CONTRACTOR TO FIELD VERIFY EXISTING ROOF CONDITIONS FOR PROPOSED ROOFTOP MECHANICAL EQUIPMENT. APPLICANT TO PROVIDE AMENDED BUILDING PERMIT FOR ROOF TOP STRUCTURAL WORK FOR DUNNAGE IF FIELD CONDITIONS VARY."},{"number":"675870","date":"2016-05-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-06-30","scope":"FIT OUT OF CHARTER SCHOOL FOR CLASSROOMS,OFFICES,KITCHEN AND CAFETERIA.WORK TO INCLUDE LIGHTING,POWER AND 2000AMP SERVICE AS PER 2008 NEC (NORTH DISTRICT) INSTALL AN COMPLETE FIRE ALARM AS PER NFPA72"},{"number":"684837","date":"2016-05-19","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-06-28","scope":"TO AMEND BLDG. PRMT# 655737 TO LIMIT SCOPE OF WORK TO NO LONGER INCLUDE 5TH FLOOR LEVEL EXCEPT FOR EXIT & SHAFT ENCLOSURE CONSTRUCTION & TO PROHIBIT OCCUPANCY AT SUCH STORY UNTIL LATER DATE; BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMIT REQUIRED FOR CERTIFICATE OF OCCUPANCY (CO) FOR 5TH FLOOR LEVEL."},{"number":"690052","date":"2016-06-10","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-06-28","scope":"TO AMEND PLUMBING PERMIT#668787 DUE TO PLAN CHANGES TO INCLUDE A COMBINATION STORM & SANITYARY PIPE - TO COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"867754","date":"2018-04-20","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"ABANDONED","completedDate":null,"scope":"TEAR OFF EXISTING ROOF. INSTALL TAPERED POLY ISO CYANURATE INSULATIONN IN ADHESIVE.INSTALL FLEECEBACK 115 MIL EPDM IN FOAM ADHESIVE. INSTALL 1/2 INCH PLYWOOD ON WALL WITH EPDM. INSTALL WOOD LOCKING ONTOP OF WALL COPINGS AND COVEER WITH EPDM. INSTALL NEW METAL COPING ON PERIMETER WALLS. REMOVE 6 EXISTING GLASS SKYLIGHTS.. INSTALL NEW 20 GAUGE METAL DECK, 5/8 INCH DENSEDECK, 2 LAYERS OF 2.6 INCH POLY ISO CYANURATE, 1/2 INCH DENSEDECK. FULLY ADHERED EPDM AT THESE LOCATIONS."},{"number":"871761","date":"2018-04-27","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2018-12-03","scope":"INSTALL TWO LAYERS OF 2.6 POLYISOCYANURATE OVER ONE EXISITNG ROOF MEMBRANE ON EXISTING SLOPED DECKING INSTALL CARLISLE FLEECEBACK 115 MEMBRANE IN ADHESIVE. FOR THE INSTALLATION OF NEW ROOF COVERINGS ON EXITING ROOFS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"934423","date":"2019-01-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-08-12","scope":"NEW 8\" SEWER CONNECTION 8\" HOUSE TRAP, 6\"FAI, 8\" LAERAL CONNECT TO THE EXISTING 8\" MAIN HOUSE DRAIN"},{"number":"986672","date":"2019-06-21","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2020-11-13","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FINISHES, AND FIXTURES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ALL MEP AND FIRE SUPPRESSION WORK."},{"number":"987439","date":"2019-07-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-02-15","scope":"LEVEL I EXTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR REPAIRS TO AN EXISTING SCHOOL TO INCLUDE BRICK MASONRY POINTING, PARAPET RECONSTRUCTION, LINTEL REPAIRS/REPLACEMENT, WINDOW PERIMETER SEALANT REPLACEMENT, BEAM AND COLUMN CONCRETE SPALL REPAIRS AS PER APPROVED PLANS. NO WORK TO INTERIOR ON THIS PERMIT. AMENDMENT APPROVED 11/4/21 AMEND ALTERATIONS PERMIT 987439 TO CHANGE SPECIAL INSPECTIONS AGENCY TO LAMPU INTERNATIONAL TRADING, LLC"},{"number":"996255","date":"2019-07-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-11","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK FOR AN EDUCATION FACILITY. 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":"998599","date":"2019-08-01","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-11-18","scope":"INSTALL 40-PLENUM RATED CAT6 CABLING THROUGHOUT A SCHOOL ABOUT 90FT AS PER 2017 NEC (NC DISTRICT)"},{"number":"997764","date":"2019-08-02","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-09-11","scope":"INSTALLING 1 NEW DRINKING FOUNTAIN THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"1001786","date":"2019-09-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-05-05","scope":"INSTALL RECEPTACLES,SWITCHES AND LIGHTING PER 2017 NEC (SCHOOL)"},{"number":"ZP-2022-008950","date":"2022-08-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Educational Facilities"},{"number":"CP-2023-002570","date":"2023-05-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-05-06","scope":"FOR LEVEL II INTERIOR ALTERATIONS WITH A PARTIAL CHANGE IN OCCUPANCY TO EXTEND A GROUP E EDUCATIONAL FACILITY TO THE BASEMENT LEVEL OF THE EXISTING STRUCTURE. BUILDING IS SPRINKLERED PER NFPA 13. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC AND PHC APPROVAL. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK. [AMENDMENT 4/7/2024 FOR STRUCTURAL CHANGED TO INCLUDE MECHANICAL ANCHORS IN THE PLACE OF PREVIOUSLY APPROVED EPOXY ANCHORS AS PER APPROVED AMENDED PLANS.]"},{"number":"PP-2023-007335","date":"2023-05-31","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-05-06","scope":"Furnish and install (1) Electric Water Cooler and provide labor and materials to connect to existing sanitary, vent and domestic water as shown on drawings."},{"number":"EP-2023-005437","date":"2023-06-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-10-27","scope":"INSTALL NEW LIGHTS NORMAL & EMERGENCY USING THE EXISTING CIRCUITS. INSTALL SWITCHES, SENSORS, & RECEPTACLES. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. ALL WORK IN CCORDANCE WITH THE 2017 NEC. * THE ELECTRIC PANELS ARE EXISTING."},{"number":"FP-2023-001647","date":"2023-07-14","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2025-05-06","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. Relocate (81) fire sprinkler heads from existing branch line outlets to accommodate new wall & ceiling layout."},{"number":"MP-2023-002427","date":"2023-07-18","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2025-05-06","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"CP-2024-001837","date":"2024-04-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-06-27","scope":"For removal of selected cellular equipment (cables, support platform, cabinets, and antennas) from rooftop site as per approved plans."},{"number":"EP-2025-005445","date":"2025-07-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-09-24","scope":"NEW AT&T WIRELESS ON EXISTING BUILDING INSTALL NEW 200 AMP ELECTRICAL SERVICE INSTALL WIRING FROM PPC CABINET TO AT&T BTS & BATTERY CABINET INSTALL CONDUITS FROM AT&T SITE LOCATION ON ROOF TO EXISTING UTILITIES IN BASEMENT OF BUILDING INSTALLATION SHALL COMPLY WITH 2017 NEC."}],"storyTag":"New construction","storyDelta":3.75,"timeline":[{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"insp","w":"L&I: 5 failed, 3 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"3 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"204630","type":"Food Preparing and Serving","status":"Inactive","businessName":"MENTAL HEALTH ASSOC","legalName":"MENTAL HEALTH ASSOC","address":"2221-25 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-12-01","latestIssueDate":"2008-05-20","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"0988359","type":"Dumpster License - Public ROW","status":"Active","businessName":"TECH Freire Charter School","legalName":"TECH Freire Charter School","address":"2221-25 N BROAD ST","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2025-09-09","latestIssueDate":"2025-09-09","expirationDate":"2026-09-08","inactiveDate":null},{"number":"0990758","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"TECH Freire Charter School","legalName":"TECH Freire Charter School","address":"2221-25 N BROAD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-10-08","latestIssueDate":"2025-10-08","expirationDate":"2026-10-07","inactiveDate":null}],"licenseActivity":[{"number":"0990758","type":"Food Preparing and Serving (30+ SEATS)","businessName":"TECH Freire Charter School","legalName":"TECH Freire Charter School","issuedDate":"2025-10-08","latestIssueDate":"2025-10-08","closureDate":null,"expirationDate":"2026-10-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0988359","type":"Dumpster License - Public ROW","businessName":"TECH Freire Charter School","legalName":"TECH Freire Charter School","issuedDate":"2025-09-09","latestIssueDate":"2025-09-09","closureDate":null,"expirationDate":"2026-09-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"204630","type":"Food Preparing and Serving","businessName":"MENTAL HEALTH ASSOC","legalName":"MENTAL HEALTH ASSOC","issuedDate":"2004-12-01","latestIssueDate":"2008-05-20","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2021, 2023, 2024, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["4 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":"Appeal #5383: CLOSED · Granted; related permit 138940. Use permit #138940: COMPLETED. 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":"10 permits not marked completed: 96813 (EXPIRED), 214910 (EXPIRED), 208593 (EXPIRED), 618906 (EXPIRED), 867754 (ABANDONED). 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":"violations","level":"attention","title":"3 open L&I violations","finding":"117 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Facade Report: Safe through Jun 29, 2026; Fire Alarm Certification: Certified through Jun 16, 2027; Sprinkler Certification: Certified through Aug 6, 2025","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":"61 failed, 19 passed, and 11 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jul 9, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #204630: Inactive since Dec 22, 2012","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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/"}],"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/"}]}