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INSP","status":"PASSED"},{"caseNumber":"CF-2025-136278","date":"2025-12-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-136278","date":"2025-12-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-136278","date":"2026-01-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2010,"fails":10,"passes":5},{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.07692734988781,"lng":-75.20659335011725,"geom":{"type":"Polygon","coordinates":[[[-75.206346333,40.076871992],[-75.206449245,40.076766558],[-75.206593473,40.076851397],[-75.206637872,40.076808341],[-75.206850444,40.076934005],[-75.20668542,40.077102107],[-75.206325462,40.076893613],[-75.206346333,40.076871992]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19118","beds":null,"baths":null,"stories":null,"lotArea":8746,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"8848 MONTGOMERY AVE, GLENSIDE PA, 19038","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":705600,"taxable":705600,"land":297700,"improvement":407900,"taxableLand":297700,"taxableImprovement":407900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":705600,"taxable":705600,"land":297700,"improvement":407900,"taxableLand":297700,"taxableImprovement":407900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":442700,"taxable":442700,"land":88540,"improvement":354160,"taxableLand":88540,"taxableImprovement":354160,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":455900,"taxable":455900,"land":91180,"improvement":364720,"taxableLand":91180,"taxableImprovement":364720,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":460400,"taxable":460400,"land":92080,"improvement":368320,"taxableLand":92080,"taxableImprovement":368320,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":460400,"taxable":460400,"land":92080,"improvement":368320,"taxableLand":92080,"taxableImprovement":368320,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":460400,"taxable":460400,"land":92080,"improvement":368320,"taxableLand":92080,"taxableImprovement":368320,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":574900,"taxable":574900,"land":114900,"improvement":460000,"taxableLand":114900,"taxableImprovement":460000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":574900,"taxable":574900,"land":114900,"improvement":460000,"taxableLand":114900,"taxableImprovement":460000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":563900,"taxable":563900,"land":112780,"improvement":451120,"taxableLand":112780,"taxableImprovement":451120,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":563900,"taxable":563900,"land":112780,"improvement":451120,"taxableLand":112780,"taxableImprovement":451120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":634500,"taxable":634500,"land":126900,"improvement":507600,"taxableLand":126900,"taxableImprovement":507600,"exemptLand":0,"exemptImprovement":0}],"taxNow":7893,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"485850","date":"2013-08-08","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-08-08","scope":"USE FROM VACANT TO CHEESE SHOP AND GROCERY STORE"},{"number":"490613","date":"2013-08-21","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-09-25","scope":"ROOF REPLACEMENT (3-TAB SHINGLE AND SINGLE-PLY FLAT ROOF) - WORK BEING DONE ON RESIDENCE SECTION ONLY, NOT STORE)"},{"number":"498824","date":"2013-10-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-05-22","scope":"1 WC,2 SINK,1-3 COMP SINK AND 1 MOP SINK (RETAIL)"},{"number":"505335","date":"2013-11-12","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-05-22","scope":"INSTALL NEW 3 COMPARTMENT SINK,HAND SINK,NEW SLOP SINK AND INSTALL WASTE AND WATER IN COPPER TUBING (RETAIL)"},{"number":"505341","date":"2013-11-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-05-02","scope":"RUN DEDICATED CIRCUITS FOR REFRIGERATED DELI CASE,CHEESE SLICER,UNDER THE CABINET FRIDGE,AIRE SCREEN CASE,SIGN CIRCUIT,HVAC,2 EXIT SIGNS W/REMOTE HEADS OUTDOORS,HOT WATER HEATER,1-12 FOOT TRACK LIGHT,8 HIGH HATS,4-2X2 LAY-INS LIGHTS AND WALK-IN BOX PER 2008 NEC (RETAIL)"},{"number":"497402","date":"2013-11-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-02-04","scope":"AN INTERIOR RETROFIT OF AN EXISTING INLINE RETAIL STORE FOR THE SALES OF HIGH END CHEESE AND COMPLIMENTING PRODUCTS"},{"number":"760546","date":"2017-02-21","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-04-25","scope":"ROOF REPLACEMENT - INSTALL A MODIFIED BITUMEN & INSTALL 1 SKYLIGHT IN EXISTING OPENING (COMMERCIAL)"},{"number":"MP-2020-000743","date":"2020-07-17","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-09-17","scope":"FOR THE INSTALLATION OF ONE (1) COMMERCIAL KITCHEN HOODS THAT ARE UL 710 LISTED AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ANSUL SYSTEM. KITCHEN EXHAUST SYSTEM TO COMPLY WITH SECTION C403.7.5 OF THE 2018 IECC."},{"number":"FP-2020-002111","date":"2020-11-05","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-08-05","scope":"EZ STANDARD KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. (MP-2020-000743)"},{"number":"EP-2020-010282","date":"2021-04-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-02-01","scope":"Add (2) Horn Strobes to installed ANSUL system in kitchen per L & I inspector. Per the L & I inspector this is a requirement as per Section 904.3.4 2018 IBC and 2017 NEC."},{"number":"PP-2025-005325","date":"2025-04-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"replace main drain in basement"},{"number":"CP-2025-002586","date":"2025-08-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-10-06","scope":"FOR LEVEL II ALTERATION WITHOUT CHNAGE OF OCCUPANCY CLASSIFICATION TO INCREASE THE ACCESSIBILITY OF THE EXISTING SINGLE USER RESTROOM AS PER APPROVED PLANS."},{"number":"ZP-2025-008278","date":"2025-09-23","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A CANOPY ATTACHED TO THE EXISTING PORCH OVERHANG OF THE EXISTING STRUCTURE. EXISTING USES TO REMAIN ON THE FIRST FLOOR AS A SIT-DOWN RESTAURANT, AND RETAIL SALE OF FOOD, BEVERAGES, AND GROCERIES; ON THE SECOND FLOOR AS A TWO-FAMILY HOUSEHOLD LIVING AND BUSINESS/PROFESSIONAL OFFICE. WITH SEVEN (7) EXISTING ACCESSORY OFF-STREET SURFACE PARKING SPACES TO REMAIN, TO BE RESTRIPED, INCLUDING ONE (1) ADA SPACE, SIZE AND LOCATION AS SHOWN ON THE APPROVED PLANS"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Alteration"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"310911","type":"Food Preparing and Serving","status":"Inactive","businessName":"RED ROOSTER FARMS INC","legalName":"RED ROOSTER FARMS INC","address":"184-86 E EVERGREEN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-03-24","latestIssueDate":"2013-05-04","expirationDate":"2014-04-30","inactiveDate":"2013-08-21"},{"number":"312128","type":"Food Preparing and Serving","status":"Inactive","businessName":"GREY M HECK (T/A CAKE LLC)","legalName":"GREY M HECK","address":"184-86 E EVERGREEN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-04-02","latestIssueDate":"2007-05-30","expirationDate":"2008-04-30","inactiveDate":"2012-12-22"},{"number":"316129","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"THE DIETARY SHOPPE INC","legalName":"THE DIETARY SHOPPE INC","address":"184-86 E EVERGREEN AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2005-04-30","latestIssueDate":"2006-05-05","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"},{"number":"503878","type":"Dumpster License - Private Property","status":"Active","businessName":"RED ROOSTER FARMS INC (TOP OF THE HILL CAFE)","legalName":"RED ROOSTER FARMS INC","address":"184-86 E EVERGREEN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-06-01","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null},{"number":"603079","type":"Food Preparing and Serving","status":"Inactive","businessName":"NDIB MARKETS LLC (TOP OF THE HILL MARKET)","legalName":"NDIB MARKETS LLC","address":"184-86 E EVERGREEN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-08-21","latestIssueDate":"2014-04-08","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"613774","type":"Food Preparing and Serving","status":"Active","businessName":"JOHN INGERSOLL (EVERGREEN CHEESE)","legalName":"JOHN INGERSOLL","address":"184-86 E EVERGREEN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-01-02","latestIssueDate":"2026-04-02","expirationDate":"2027-04-30","inactiveDate":null},{"number":"904156","type":"Food Preparing and Serving","status":"Inactive","businessName":"Mimis Cafe & Market LLC","legalName":"Mimis Cafe & Market LLC","address":"184-86 E EVERGREEN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-08-25","latestIssueDate":"2022-08-25","expirationDate":"2023-08-24","inactiveDate":"2023-10-23"},{"number":"950402","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"Damien Graef (Lovat Square)","legalName":"Damien Graef","address":"184-86 E EVERGREEN AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2024-05-01","latestIssueDate":"2025-07-07","expirationDate":"2026-04-30","inactiveDate":"2026-06-29"},{"number":"0995847","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Damien Graef (Lovat Square)","legalName":"Damien Graef","address":"184-86 E EVERGREEN AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-12-18","latestIssueDate":"2025-12-18","expirationDate":"2026-12-17","inactiveDate":null}],"licenseActivity":[{"number":"0995847","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Damien Graef (Lovat Square)","legalName":"Damien Graef","issuedDate":"2025-12-18","latestIssueDate":"2025-12-18","closureDate":null,"expirationDate":"2026-12-17","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"950402","type":"Food Establishment, Retail Permanent Location","businessName":"Damien Graef (Lovat Square)","legalName":"Damien Graef","issuedDate":"2024-05-01","latestIssueDate":"2025-07-07","closureDate":"2026-06-29","expirationDate":"2026-04-30","inactiveDate":"2026-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"904156","type":"Food Preparing and Serving","businessName":"Mimis Cafe & Market LLC","legalName":"Mimis Cafe & Market LLC","issuedDate":"2022-08-25","latestIssueDate":"2022-08-25","closureDate":"2023-10-23","expirationDate":"2023-08-24","inactiveDate":"2023-10-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"613774","type":"Food Preparing and Serving","businessName":"JOHN INGERSOLL (EVERGREEN CHEESE)","legalName":"JOHN INGERSOLL","issuedDate":"2014-01-02","latestIssueDate":"2026-04-02","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"603079","type":"Food Preparing and Serving","businessName":"NDIB MARKETS LLC (TOP OF THE HILL MARKET)","legalName":"NDIB MARKETS LLC","issuedDate":"2013-08-21","latestIssueDate":"2014-04-08","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"503878","type":"Dumpster License - Private Property","businessName":"RED ROOSTER FARMS INC (TOP OF THE HILL CAFE)","legalName":"RED ROOSTER FARMS INC","issuedDate":"2010-06-01","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"316129","type":"Food Establishment, Retail Permanent Location","businessName":"THE DIETARY SHOPPE INC","legalName":"THE DIETARY SHOPPE INC","issuedDate":"2005-04-30","latestIssueDate":"2006-05-05","closureDate":"2012-12-22","expirationDate":"2007-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"312128","type":"Food Preparing and Serving","businessName":"GREY M HECK (T/A CAKE LLC)","legalName":"GREY M HECK","issuedDate":"2005-04-02","latestIssueDate":"2007-05-30","closureDate":"2012-12-22","expirationDate":"2008-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"310911","type":"Food Preparing and Serving","businessName":"RED ROOSTER FARMS INC","legalName":"RED ROOSTER FARMS INC","issuedDate":"2005-03-24","latestIssueDate":"2013-05-04","closureDate":"2013-08-21","expirationDate":"2014-04-30","inactiveDate":"2013-08-21","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":["3 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 #485850: 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":"1 permit not marked completed: PP-2025-005325 (Issued).","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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"12 failed, 6 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jan 23, 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":"Food Preparing and Serving #310911: Inactive since Aug 21, 2013; Food Preparing and Serving #312128: Inactive since Dec 22, 2012; Food Establishment, Retail Permanent Location #316129: Inactive since Dec 22, 2012; Food Preparing and Serving #603079: Inactive since Jun 29, 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":"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 mixed-use. 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 7 historical violations across 6 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/"}]}