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PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2008-09-04","scope":"9/5/08 - TENT ERECTED ON LOT FOR GRAN PRIX EVENT (RAIN DATE - 9/7/08)"},{"number":"185436","date":"2008-10-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-01-26","scope":"RUN (1) 120 KW GENERATOR ON 11/2/2008 SOUND, POWER, EMERGENCY EXIT SIGNS, HEAT, LIGHTING,FOR ONE DAY ONLY, AS PER 2005 NEC (SOUTH DISTRICT)"},{"number":"205254","date":"2009-03-23","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-03-23","scope":"REMOVE EXISTING AWNINGS. INSTALL TWO SETS 6'3\" X 16'8\" ILLUM LETTERS ON RACEWAYS (104.17 SQ. FT EACH) ONE EACH ON FRONT AND SIDE ELEV, AND TWO SETS 24\" X 13'6.5\" NON-ILLUM LETTERS (27.08 SQ FT EACH) ONE EACH ON FRONT AND SIDE ELEV. REPORT FACES IN EXISTING 6'1\" X 9' DOUBLE-FACE POLE SIGN 9109.5 SQ.FT)"},{"number":"205453","date":"2009-03-30","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2009-10-28","scope":"ERECT FLAT WALL SIGNS, (LETTERS IN RACEWAY) 2 SETS AS PER PLANS."},{"number":"ZP-2020-006488","date":"2020-09-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"CP-2020-005014","date":"2020-11-23","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-01-21","scope":"FOR LEVEL III INTERIOR ALTERATIONS TO CREATE TWO (2) TENANT SPACES FROM ONE (1) EXISTING TENANT SPACE AND FOR FIT-OUTS OF SPACE #1 FOR USE AS RETAIL SALES OF FOOD, BEVERAGES, AND GROCERIES AND SPACE #2 AS RETAIL SALES OF PREPACKAGED FOOD, BEER, AND BEVERAGES (GROUP M USE & OCCUPANCY CLASSIFICATION). ALL WORK TO BE DONE PER APPROVED PLANS AN IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK."},{"number":"MP-2020-005898","date":"2020-11-24","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-01-21","scope":"MECHANICAL PERMIT FOR COMBO CP-2020-005014. FOR THE INSTALLATION OF ONE (1) REPLACEMENT HVAC RTU AND REGISTERS, DIFFUSERS, AND ASSOCIATED DUCTWORK. ALL WORK TO BE DONE PER PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCE TO BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"AP-2020-012288","date":"2020-12-03","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-01-21","scope":"NO ALTERATIONS THIS PERMIT. FOR THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR THE 2ND OF TWO (2) COMMERCIAL TENANT SPACES FOR USE AS RETAIL SALES OF FOOD, BEVERAGES, & GROCERIES (GROUP M USE & OCCUPANCY CLASSIFICATION). SEE CP-2020-005014 FOR PREVIOUSLY APPROVED LEVEL III INTERIOR ALTERATIONS TO CREATE TWO (2) COMMERCIAL TENANT SPACES FROM ONE (1) EXISTING TENANT SPACE WITH ASSOCIATED TENANT FIT-OUTS AND FOR THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR THE 1ST TENANT SPACE."},{"number":"EP-2020-011591","date":"2021-01-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-01-19","scope":"Add new 120/240 dedicated lines for new refrigeration's and heating and cooling. test and troubleshoot existing service and lighting wiring All new fire alarm system panel and wiring ALL WORK TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC AND 2016 NFPA-72."},{"number":"PP-2020-015932","date":"2021-01-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-01-21","scope":"Installing 1new water fountain replacing 1 existing water fountain"},{"number":"GM-2021-000689","date":"2021-01-21","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Cancelled","completedDate":"2021-01-26","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2021-000375","date":"2021-01-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods; Retail Sales - Food, Beverages, and Groceries; Retail Sales - Sundries, Pharmaceuticals, and Convenience Sales"},{"number":"CP-2021-000703","date":"2021-02-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-03-09","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY CLASSIFICATION) TO ADD RETAIL SALES OF SUNDRIES,PHARMACEUTICALS AND CONVENIENCE SALES TO AN EXISTING RETAIL SPACE (TENANT 1) IN AN EXISTING BUILDING AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"PP-2021-001524","date":"2021-02-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-03-01","scope":"Add a new hand sink existed cast iron and piping with an ejection pomp and water lines"},{"number":"EP-2021-001286","date":"2021-02-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-03-09","scope":"4 home runs with two outlets per home run split lighting circuit Add one single pole switch As per 2017 nec"},{"number":"ZP-2021-004452","date":"2021-05-03","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"ZP-2021-004921","date":"2021-05-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"PP-2021-017181","date":"2021-09-22","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-10-25","scope":"36' of interior main drain repair"},{"number":"ZP-2021-015742","date":"2021-12-16","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-06-29","scope":"FOR THE ERECTION OF TWO (2) STATIC INTERNALLY ILLUMINATED ACCESSORY WALL SIGNS AND FOR THE REFACING OF ONE (1) EXISTING DOUBLE-FACED ACCESSORY FREESTANDING SIGN. SIZES AND LOCATIONS AS SHOWN ON PLANS. SIGNS ACCESSORY TO RETAIL SALES OF FOOD, BEVERAGES & GROCERIES AS PREVIOUSLY APPROVED."},{"number":"GP-2021-013686","date":"2021-12-29","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-06-29","scope":"For the installation of two (2) accessory, statically illuminated wall signs onto the exterior walls of an existing single-story attached structure used as Group M (Grocery Store), and to document the re-facing of two (2) accessory, statically illuminated freestanding sign panels, as per plans; no other work on this permit; see ZP-2021-015742 for zoning/use approval."},{"number":"EP-2022-003690","date":"2022-05-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-06-01","scope":"Connect new signs to existing electrical circuits on exterior of building as per 2017 nec GP-2021-013686"},{"number":"ZP-2023-000515","date":"2023-01-20","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Consumer Goods; Retail Sales - Sundries, Pharmaceuticals, and Convenience Sales; Commissaries and Catering Services; Retail Sales - Food, Beverages, and Groceries"},{"number":"ZP-2026-002616","date":"2026-03-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"CP-2026-000597","date":"2026-04-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL III INTERIOR ALTERATIONS TO INCLUDE CONSOLIDATION OF ALL EXISTING TENANT SPACES THROUGHOUT THE BUILDING INTO ONE (1) TENANT SPACE WITH A CHANGE IN USE AND OCCUPANCY CLASSIFICATION TO GROUP M RETAIL SALES OF FOOD, BEVERAGES, & GROCERIES WITH ACCESSORY GROUP S-1 STORAGE AND GROUP B OFFICES. EXISTING BUILDING IS NOT SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, AND PLUMBING WORK. SEE ZP-2026-002616 FOR ZONING APPROVAL. [AMENDMENT 7/9/2026 FOR MISCELLANEOUS MINOR LAYOUT CHANGES, REVISIONS TO RESTROOM AND BREAK ROOM DETAILS, DOCUMENTATION OF PRIMARY STORE ENTRANCE DOOR CONDITION AS EXISTING, AND REVISIONS TO ELECTRICAL / SERVER ROOM DOOR TO COMPLY WITH THE PROVISIONS OF 2018 IBC SECTION 1010.1.10.]"},{"number":"CP-2026-002896","date":"2026-05-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Amendment Review","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO INCLUDE PARTIAL DEMOLITION AND THE INSTALLATION OF AN EXTERIOR AUTOMATIC SLIDING DOOR. FOR USE AS PREVIOUSLY APPROVED. AS PER APPROVED PLANS. *****************************SEPARATE PERMITS FOR ANY OTHER WORK. ****************************************** 07/15/26 AMENDMENT: Amend permit to add roll down coiling door and increase size of slider door to 92\"Wx95.5\" H. As per approved plans."},{"number":"EP-2026-003166","date":"2026-07-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical Permit for combo CP-2026-000597 Install lighting, receptacles, exit/emergency lighting, and provide power to equipment as per 2017 NEC. Service is existing. Replace 800 amp service feeders with new and and feed all new equipment downstream. AMENDMENT : Correct electrical door rm swing to out & be equipped w/ listed panic hardware (110.26(C)(3) )"},{"number":"PP-2026-004845","date":"2026-07-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo CP-2026-000597 All piping must be metallic installed to the 2018 Philadelphia Plumbing Code section 919"},{"number":"EP-2026-006166","date":"2026-07-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install fire alarm wiring and devices. per approved plans"},{"number":"EP-2026-006178","date":"2026-07-10","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Amendment Application Incomplete","completedDate":null,"scope":"AMEND 07/24/2026 Additional work added: Burglar Alarm and CCTV Camera Install data cabling and devices for CCTV and Intrusion systems."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"278672","type":"Dumpster License - Private Property","status":"Active","businessName":"MORAN FOODS LLC (SAVE A LOT)","legalName":"MORAN FOODS LLC","address":"1300-18 WASHINGTON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1997-03-03","latestIssueDate":"2013-08-30","expirationDate":null,"inactiveDate":null},{"number":"200246","type":"Food Establishment, Retail Perm Location (Large)","status":"Closed","businessName":"MORAN FOODS LLC (SAVE A LOT)","legalName":"MORAN FOODS LLC","address":"1300-18 WASHINGTON AVE","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2004-04-29","latestIssueDate":"2019-04-11","expirationDate":"2020-04-30","inactiveDate":null},{"number":"860464","type":"Food Preparing and Serving","status":"Expired","businessName":"GB Refreshments LLC","legalName":"GB Refreshments LLC","address":"1300-18 WASHINGTON AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-02-01","latestIssueDate":"2023-02-01","expirationDate":"2024-01-31","inactiveDate":null},{"number":"861349","type":"Food Establishment, Retail Perm Location (Large)","status":"Closed","businessName":"goBrands Inc (goPuff)","legalName":"goBrands Inc","address":"1300-18 WASHINGTON AVE","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2021-02-11","latestIssueDate":"2025-03-14","expirationDate":"2026-02-10","inactiveDate":null},{"number":"874122","type":"Food Estab, Retail Non-Permanent Location (Annual)","status":"Closed","businessName":"goBrands Inc (goPuff)","legalName":"goBrands Inc","address":"1300-18 WASHINGTON AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2021-07-29","latestIssueDate":"2021-07-29","expirationDate":"2022-07-28","inactiveDate":null},{"number":"919508","type":"Dumpster License - Private Property","status":"Active","businessName":"goBrands Inc (goPuff)","legalName":"goBrands Inc","address":"1300-18 WASHINGTON AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2023-03-22","latestIssueDate":"2023-03-22","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"919508","type":"Dumpster License - Private Property","businessName":"goBrands Inc (goPuff)","legalName":"goBrands Inc","issuedDate":"2023-03-22","latestIssueDate":"2023-03-22","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"874122","type":"Food Estab, Retail Non-Permanent Location (Annual)","businessName":"goBrands Inc (goPuff)","legalName":"goBrands Inc","issuedDate":"2021-07-29","latestIssueDate":"2021-07-29","closureDate":"2022-07-28","expirationDate":"2022-07-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"861349","type":"Food Establishment, Retail Perm Location (Large)","businessName":"goBrands Inc (goPuff)","legalName":"goBrands Inc","issuedDate":"2021-02-11","latestIssueDate":"2025-03-14","closureDate":"2026-02-10","expirationDate":"2026-02-10","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"860464","type":"Food Preparing and Serving","businessName":"GB Refreshments LLC","legalName":"GB Refreshments LLC","issuedDate":"2021-02-01","latestIssueDate":"2023-02-01","closureDate":"2024-01-31","expirationDate":"2024-01-31","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"200246","type":"Food Establishment, Retail Perm Location (Large)","businessName":"MORAN FOODS LLC (SAVE A LOT)","legalName":"MORAN FOODS LLC","issuedDate":"2004-04-29","latestIssueDate":"2019-04-11","closureDate":"2020-04-30","expirationDate":"2020-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"278672","type":"Dumpster License - Private Property","businessName":"MORAN FOODS LLC (SAVE A LOT)","legalName":"MORAN FOODS LLC","issuedDate":"1997-03-03","latestIssueDate":"2013-08-30","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-28","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":["8 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 #205254: COMPLETED. The history also contains “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":"7 permits not marked completed: GM-2021-000689 (Cancelled), CP-2026-000597 (Issued), CP-2026-002896 (Amendment Review), EP-2026-003166 (Issued), PP-2026-004845 (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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Aug 28, 2024","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":"7 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 27, 2023.","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 Establishment, Retail Perm Location (Large) #200246: Closed; Food Preparing and Serving #860464: Expired; Food Establishment, Retail Perm Location (Large) #861349: Closed; Food Estab, Retail Non-Permanent Location (Annual) #874122: 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":"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 6 historical violations across 4 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/"}]}