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NO SIGN ON THIS APPLICATION"},{"number":"24407","date":"2016-08-17","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2016-08-17","scope":"8/18/16 ERECT ASSEMBLY TENT 9X240, 9X80"},{"number":"772396","date":"2017-04-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"RUN ELECTRIC POWER TO THE SEPTA BUS SHELTER ON THE CORNER FROM THE CLOSEST LIGHT POLE AND PROTECT THE CIRCUIT FEEDING THE BUS SHELTER WITH A 20AMP FUSE AS PER 2008 NEC (EAST DISTRICT)"},{"number":"25049","date":"2017-08-07","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2017-08-07","scope":"8/16/17 ERECT ASSEMBLY TENTS 9X240, (2)9X80"},{"number":"25743","date":"2018-08-15","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2018-08-15","scope":"08/16/18 ERECT: ONE (1) 9X100, ONE (1) 6X100, ONE (1) 6X115 TENTS"},{"number":"OP-2021-000413","date":"2021-08-10","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Expired","completedDate":"2025-07-25","scope":"Tents for Temple Move-In Day as per 2018 Philadelphia Fire Code (3) Tents for Temple Move-In Day as per 2018 Philadelphia Fire Code - Erecting Two(2) 9'X65' tent(s) (1170 sq. ft.) and One(1) 9'X65' (Less than 400 sq. ft.) for Standing 08/21/2021 with Existing GFCI Protected Outlets for Social Gathering - LAWFUL OCCUPANCY SHALL BE AS POSTED - REMOVAL DATE: 08/23/2021 ELECTRICAL PERMIT REQUIRED, UNLESS POWER IS PROVIDED THROUGH EXISTING EXTERIOR GROUND FAULT PROTECTED RECEPTACLES AND POWER CORDS ARE RATED EXTRA HEAVY DUTY WITH U. L. LABEL STATING SUCH RATING. NO COOKING OR HEATING PERMITTED WITH THIS APPROVAL. IF TENT IS NOT READY FOR INSPECTION TO INCLUDE ELECTRICAL COMPONENTS, AN ADDITIONAL FEE OF $200.00 WILL BE APPLIED FOR ANY AFTER HOURS INSPECTION WITH POSSIBLE ISSUANCE OF CODE VIOLATION NOTICES. ELECTRICAL PERMIT NUMBER MUST BE PROVIDED 24-HRS PRIOR TO EVENT."},{"number":"GP-2024-003899","date":"2024-05-23","work":"Shelter/Platform","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-11-27","scope":"SHELTER PLATFORM PERMIT- ERECTION OF SIDEWALK SHELTER PLATFORM AS PER ENGINEERED PLANS. STREETS DEPARTMENT PERMIT IS REQUIRED FOR SIDEWALK CLOSURE PRIOR TO THE START WORK."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Operations"},{"y":2018,"k":"permit","w":"Operations"},{"y":2020,"k":"viol","w":"15 L&I violations"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2021,"k":"permit","w":"Temporary Tents and Canopies"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2024,"k":"permit","w":"Shelter/Platform"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 2 passed"}],"rented":false,"licenses":[{"number":"602852","type":"Food Caterer","status":"Inactive","businessName":"SODEXO MANAGEMENT INC (ATTN: MARIANNE BORGESE-BOGUCKI)","legalName":"SODEXO MANAGEMENT INC","address":"1601 N BROAD ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2013-08-19","latestIssueDate":"2016-05-25","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"602857","type":"Food Preparing and Serving","status":"Inactive","businessName":"SODEXO MANAGEMENT INC (ATTN: MARIANNE BORGESE-BOGUCKI)","legalName":"SODEXO MANAGEMENT INC","address":"1601 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-08-19","latestIssueDate":"2016-05-25","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"602862","type":"Food Preparing and Serving","status":"Inactive","businessName":"SODEXO MANAGEMENT INC (ATTN: MARIANNE BORGESE-BOGUCKI)","legalName":"SODEXO MANAGEMENT INC","address":"1601 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-08-19","latestIssueDate":"2016-05-25","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"602863","type":"Food Preparing and Serving","status":"Inactive","businessName":"SODEXO MANAGEMENT INC (ATTN: MARIANNE BORGESE-BOGUCKI)","legalName":"SODEXO MANAGEMENT INC","address":"1601 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-08-19","latestIssueDate":"2015-06-19","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"602864","type":"Food Preparing and Serving","status":"Inactive","businessName":"SODEXO MANAGEMENT INC (ATTN: MARIANNE BORGESE-BOGUCKI)","legalName":"SODEXO MANAGEMENT INC","address":"1601 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-08-19","latestIssueDate":"2016-05-25","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"628870","type":"High Rise","status":"Active","businessName":"OFFICE OF FACILITIES MGMT TEMPLE UNIVERSITY (EDWARD NEBLOCK)","legalName":"OFFICE OF FACILITIES MGMT TEMPLE UNIVERSITY","address":"1601 N BROAD ST","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2014-05-14","latestIssueDate":"2026-03-19","expirationDate":"2027-04-30","inactiveDate":null},{"number":"633943","type":"Rental","status":"Inactive","businessName":"OFFICE OF FACILITIES MGMT TEMPLE UNIVERSITY (EDWARD NEBLOCK)","legalName":"OFFICE OF FACILITIES MGMT TEMPLE UNIVERSITY","address":"1601 N BROAD ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":367,"issuedDate":"2014-07-02","latestIssueDate":"2025-02-05","expirationDate":"2026-02-28","inactiveDate":"2026-04-29"},{"number":"703841","type":"Dumpster License - Private Property","status":"Active","businessName":"INSOMNIA COOKIES(BAKED BROAD PHILA","legalName":"INSOMNIA COOKIES(BAKED BROAD PHILA","address":"1601 N BROAD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2016-06-03","latestIssueDate":"2016-06-03","expirationDate":null,"inactiveDate":null},{"number":"710191","type":"Food Preparing and Serving","status":"Active","businessName":"INSOMNIA COOKIES LLC","legalName":"INSOMNIA COOKIES LLC","address":"1601 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-08-05","latestIssueDate":"2026-07-07","expirationDate":"2027-08-04","inactiveDate":null},{"number":"713907","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"HONEYGROW, LLC (HONEYGROW)","legalName":"HONEYGROW, LLC","address":"1601 N BROAD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2016-09-13","latestIssueDate":"2016-09-13","expirationDate":"2017-09-12","inactiveDate":"2017-11-11"},{"number":"714730","type":"Food Preparing and Serving","status":"Active","businessName":"HONEYGROW, LLC (HONEYGROW)","legalName":"HONEYGROW, LLC","address":"1601 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-09-22","latestIssueDate":"2025-08-07","expirationDate":"2026-09-21","inactiveDate":null},{"number":"726877","type":"Food Preparing and Serving","status":"Closed","businessName":"SUNSTAR ENTERPRISE LLC","legalName":"SUNSTAR ENTERPRISE LLC ","address":"1601 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-01-27","latestIssueDate":"2018-01-03","expirationDate":"2019-01-26","inactiveDate":null},{"number":"754446","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"Aramark Services, Inc (Aramark @ Temple U - Morgan Hall Street Level)","legalName":"Aramark Services, Inc","address":"1601 N BROAD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2017-10-16","latestIssueDate":"2022-08-31","expirationDate":"2023-10-15","inactiveDate":"2023-12-14"},{"number":"786765","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Aramark Services, Inc (Aramark @ Temple U - Morgan Hall Street Level","legalName":"Aramark Services, Inc (Aramark @ Temple U - Morgan Hall Street Level","address":"1601 N BROAD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-08-21","latestIssueDate":"2025-08-22","expirationDate":"2026-08-20","inactiveDate":null},{"number":"789465","type":"Food Preparing and Serving","status":"Inactive","businessName":"Bento Nouveau","legalName":"Bento Nouveau","address":"1601 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-09-19","latestIssueDate":"2022-08-15","expirationDate":"2023-09-18","inactiveDate":"2023-11-17"},{"number":"794830","type":"Food Caterer","status":"Inactive","businessName":"Aramark Services, Inc @ Temple U (Morgan Hall Kitchen)","legalName":"Aramark Services, Inc @ Temple U","address":"1601 N BROAD ST","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2018-11-19","latestIssueDate":"2024-11-14","expirationDate":"2025-11-18","inactiveDate":"2026-01-17"},{"number":"803549","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"Aramark Services Inc @ Temple U Morgan Hall","legalName":"Aramark Services Inc @ Temple U Morgan Hall ","address":"1601 N BROAD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2019-02-25","latestIssueDate":"2019-02-25","expirationDate":"2020-02-24","inactiveDate":"2020-04-24"},{"number":"803550","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"Aramark Services, Inc @ Temple U True Balance","legalName":"Aramark Services, Inc @ Temple U True Balance","address":"1601 N BROAD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2019-02-25","latestIssueDate":"2019-02-25","expirationDate":"2020-02-24","inactiveDate":"2020-04-24"},{"number":"850597","type":"Vendor - Sidewalk Sales","status":"Inactive","businessName":"MACK JOHNSON","legalName":"MACK JOHNSON","address":"1601 N BROAD ST","revenueCode":"3281","rentalCategory":null,"units":null,"issuedDate":"2020-09-04","latestIssueDate":"2020-09-04","expirationDate":"2021-09-03","inactiveDate":"2021-11-02"}],"licenseActivity":[{"number":"850597","type":"Vendor - Sidewalk Sales","businessName":"MACK JOHNSON","legalName":"MACK JOHNSON","issuedDate":"2020-09-04","latestIssueDate":"2020-09-04","closureDate":"2021-11-02","expirationDate":"2021-09-03","inactiveDate":"2021-11-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"803549","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Aramark Services Inc @ Temple U Morgan Hall","legalName":"Aramark Services Inc @ Temple U Morgan Hall ","issuedDate":"2019-02-25","latestIssueDate":"2019-02-25","closureDate":"2020-04-24","expirationDate":"2020-02-24","inactiveDate":"2020-04-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"803550","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Aramark Services, Inc @ Temple U True Balance","legalName":"Aramark Services, Inc @ Temple U True Balance","issuedDate":"2019-02-25","latestIssueDate":"2019-02-25","closureDate":"2020-04-24","expirationDate":"2020-02-24","inactiveDate":"2020-04-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"794830","type":"Food Caterer","businessName":"Aramark Services, Inc @ Temple U (Morgan Hall Kitchen)","legalName":"Aramark Services, Inc @ Temple U","issuedDate":"2018-11-19","latestIssueDate":"2024-11-14","closureDate":"2026-01-17","expirationDate":"2025-11-18","inactiveDate":"2026-01-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"789465","type":"Food Preparing and Serving","businessName":"Bento Nouveau","legalName":"Bento Nouveau","issuedDate":"2018-09-19","latestIssueDate":"2022-08-15","closureDate":"2023-11-17","expirationDate":"2023-09-18","inactiveDate":"2023-11-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"786765","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Aramark Services, Inc (Aramark @ Temple U - Morgan Hall Street Level","legalName":"Aramark Services, Inc (Aramark @ Temple U - Morgan Hall Street Level","issuedDate":"2017-10-16","latestIssueDate":"2025-08-22","closureDate":null,"expirationDate":"2026-08-20","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"726877","type":"Food Preparing and Serving","businessName":"SUNSTAR ENTERPRISE LLC","legalName":"SUNSTAR ENTERPRISE LLC ","issuedDate":"2017-01-27","latestIssueDate":"2018-01-03","closureDate":"2019-01-26","expirationDate":"2019-01-26","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"714730","type":"Food Preparing and Serving","businessName":"HONEYGROW, LLC (HONEYGROW)","legalName":"HONEYGROW, LLC","issuedDate":"2016-09-22","latestIssueDate":"2025-08-07","closureDate":null,"expirationDate":"2026-09-21","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"713907","type":"Food Preparing and Serving (30+ SEATS)","businessName":"HONEYGROW, LLC (HONEYGROW)","legalName":"HONEYGROW, LLC","issuedDate":"2016-09-13","latestIssueDate":"2016-09-13","closureDate":"2017-11-11","expirationDate":"2017-09-12","inactiveDate":"2017-11-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"710191","type":"Food Preparing and Serving","businessName":"INSOMNIA COOKIES LLC","legalName":"INSOMNIA COOKIES LLC","issuedDate":"2016-08-05","latestIssueDate":"2026-07-07","closureDate":null,"expirationDate":"2027-08-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"703841","type":"Dumpster License - Private Property","businessName":"INSOMNIA COOKIES(BAKED BROAD PHILA","legalName":"INSOMNIA COOKIES(BAKED BROAD PHILA","issuedDate":"2016-06-03","latestIssueDate":"2016-06-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"633943","type":"Rental","businessName":"OFFICE OF FACILITIES MGMT TEMPLE UNIVERSITY (EDWARD NEBLOCK)","legalName":"OFFICE OF FACILITIES MGMT TEMPLE UNIVERSITY","issuedDate":"2014-07-02","latestIssueDate":"2025-02-05","closureDate":"2026-04-29","expirationDate":"2026-02-28","inactiveDate":"2026-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"628870","type":"High Rise","businessName":"OFFICE OF FACILITIES MGMT TEMPLE UNIVERSITY (EDWARD NEBLOCK)","legalName":"OFFICE OF FACILITIES MGMT TEMPLE UNIVERSITY","issuedDate":"2014-05-14","latestIssueDate":"2026-03-19","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"602852","type":"Food Caterer","businessName":"SODEXO MANAGEMENT INC (ATTN: MARIANNE BORGESE-BOGUCKI)","legalName":"SODEXO MANAGEMENT INC","issuedDate":"2013-08-19","latestIssueDate":"2016-05-25","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"602857","type":"Food Preparing and Serving","businessName":"SODEXO MANAGEMENT INC (ATTN: MARIANNE BORGESE-BOGUCKI)","legalName":"SODEXO MANAGEMENT INC","issuedDate":"2013-08-19","latestIssueDate":"2016-05-25","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2023, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #20889: CLOSED · Granted; related permit 478145. Use permit #353069: 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: OP-2021-000413 (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":"violations","level":"attention","title":"1 open L&I violation","finding":"24 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Apr 25, 2025.","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":"2 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 Caterer #602852: Inactive since Jun 29, 2017; Food Preparing and Serving #602857: Inactive since Jun 29, 2017; Food Preparing and Serving #602862: Inactive since Jun 29, 2017; Food Preparing and Serving #602863: Inactive since Jun 29, 2016","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. 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/"}]}