{"asOf":"2026-07-26T23:16:28.253Z","block":"100-199 W LEHIGH AVE","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-w-lehigh-ave","address":"131-41 W LEHIGH AVE","parcelNumber":"882011760","source":"https://property.phila.gov/?p=882011760","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"236","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"SUPERMARKET","useLabel":"Store","owner":"GUZMAN LIZABETH","coOwner":null,"marketValue":1076300,"landAssessment":215200,"improvementAssessment":861100,"livableArea":10450,"yearBuilt":1935,"lastSale":{"price":142500,"date":"2005-04-06T04:00:00Z"},"openViolations":0,"violations":[{"number":"472397","date":"2007-01-10","code":"A-000.0/11","title":"VIOL BC 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MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"100928","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2007-02-07","completedDate":"2007-03-20","violations":[{"number":"513607","date":"2007-02-05","code":"PM-302.2/1","title":"EXT A-CLEAN/EXTERMINATE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"513606","date":"2007-02-05","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"235922","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2010-05-19","completedDate":"2010-10-25","violations":[{"number":"1817849","date":"2010-05-19","code":"A-901.13/2","title":"PENALTY- NO ELEC PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1817848","date":"2010-05-19","code":"A-301.1/50","title":"PERME- WIRING BLDG OR PROP","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1817851","date":"2010-09-15","code":"A-504.1/5","title":"SWO- CONSTR W/O ELEC PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"322014","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2012-04-03","completedDate":"2012-09-10","violations":[{"number":"2516752","date":"2012-04-02","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2516754","date":"2012-04-02","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2516755","date":"2012-04-02","code":"FC-915.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2516753","date":"2012-04-02","code":"FC-605.5/1","title":"FIRE-ELECT EXT CORDS PROHIB","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2007,"n":3,"worst":null},{"y":2010,"n":3,"worst":null},{"y":2012,"n":4,"worst":null}],"investigations":[{"caseNumber":"98908","date":"2007-01-10","type":"BC INSP","status":"PASSED"},{"caseNumber":"100928","date":"2007-02-05","type":"CI INSP","status":"FAILED"},{"caseNumber":"100928","date":"2007-03-09","type":"CI INSP","status":"FAILED"},{"caseNumber":"100928","date":"2007-03-19","type":"CI INSP","status":"PASSED"},{"caseNumber":"235922","date":"2010-05-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"235922","date":"2010-06-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"235922","date":"2010-07-22","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"235922","date":"2010-08-24","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"235922","date":"2010-09-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"235922","date":"2010-10-25","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"322014","date":"2012-04-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"322014","date":"2012-07-25","type":"CI INSP","status":"FAILED"},{"caseNumber":"322014","date":"2012-09-07","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2007,"fails":2,"passes":2},{"y":2010,"fails":3,"passes":3},{"y":2012,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99146236458184,"lng":-75.1321292361208,"geom":{"type":"Polygon","coordinates":[[[-75.132013722,39.991197174],[-75.132349954,39.991240104],[-75.132244752,39.991727555],[-75.131908517,39.991684625],[-75.132013722,39.991197174]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19133","beds":null,"baths":null,"stories":1,"lotArea":17190,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"4304 BODINE ST, PHILADELPHIA PA, 19140","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR CREATION OF THREE TENANT SPACES FROM ONE WITHIN AN EXISTING STRUCTURE, FOR USES AS PERMITTED IN C-2 COMMERCIAL.","status":"CLOSED","outcome":"Granted with conditions","date":"2007-11-20","number":"3030","relatedPermit":null},{"type":"Zoning board appeal","grounds":"PERMIT FOR A DAY CARE CENTER FOR MAXIMUM ONE HUNDRED SEVENTY FIVE (175) CHILDREN INCLUDING SEVENTY FIVE(75) CHILDREN UNDER 2 ½ YEARS OF AGE FOR PERIODS OF LESS THAN 24 CONSECUTIVE HOURS WITH ACCESSORY PREPARING AND SERVING OF FOOD ON THE FI","status":"CLOSED","outcome":"Withdrawn","date":"2009-07-01","number":"8853","relatedPermit":"206081"},{"type":"Zoning board appeal","grounds":"PERMIT FOR A RETAIL PHARMACY/GROCERY STORE TO INCLUDE PREPARATION AND SERVING OF HOT FOOD FOR TAKE-OUT, ERECTION OF A FLATWALL AWNING SIGN AND A FACE CHANGE ONLY TO AN EXISTING DOUBLE-FACED FREE-STANDING SIGN ALL AS PART OF AN EXISTING ONE ","status":"CLOSED","outcome":"Granted with conditions","date":"2010-05-18","number":"11432","relatedPermit":"269312"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":959400,"taxable":959400,"land":171900,"improvement":787500,"taxableLand":171900,"taxableImprovement":787500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":959400,"taxable":959400,"land":171900,"improvement":787500,"taxableLand":171900,"taxableImprovement":787500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1042300,"taxable":1042300,"land":208460,"improvement":833840,"taxableLand":208460,"taxableImprovement":833840,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1041000,"taxable":1041000,"land":208200,"improvement":832800,"taxableLand":208200,"taxableImprovement":832800,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1048800,"taxable":1048800,"land":209760,"improvement":839040,"taxableLand":209760,"taxableImprovement":839040,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1048800,"taxable":1048800,"land":209760,"improvement":839040,"taxableLand":209760,"taxableImprovement":839040,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1048800,"taxable":1048800,"land":209760,"improvement":839040,"taxableLand":209760,"taxableImprovement":839040,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1113000,"taxable":1113000,"land":222599,"improvement":890401,"taxableLand":222599,"taxableImprovement":890401,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1113000,"taxable":1113000,"land":222599,"improvement":890401,"taxableLand":222599,"taxableImprovement":890401,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1107700,"taxable":1107700,"land":221540,"improvement":886160,"taxableLand":221540,"taxableImprovement":886160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1107700,"taxable":1107700,"land":221540,"improvement":886160,"taxableLand":221540,"taxableImprovement":886160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1076300,"taxable":1076300,"land":215200,"improvement":861100,"taxableLand":215200,"taxableImprovement":861100,"exemptLand":0,"exemptImprovement":0}],"taxNow":15506,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"86611","date":"2008-04-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2008-04-14","scope":"FOR CREATION OF THREE (3) TENANT SPACES FROM ONE (1) SPACE- FOR USE AS A DOLLAR STORE,INSURANCE AGENCY AND A BEAUTY SALON(NO MASSAGE) WITHIN AN EXISTING STRUCTURE. NO SIGNS ON THIS APPLICATION."},{"number":"145987","date":"2008-04-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-04-18","scope":"INSTALL (4) 3/4\" COPPER WATER SERVICES"},{"number":"164842","date":"2008-07-16","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REPLACE EXTERIOR STUCCO REPLACE 6 DOORS REPLACE 10 WINDOWS"},{"number":"276901","date":"2010-05-04","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-12-08","scope":"REPAIRS TO ROOF. PARTIAL DEMO OF INTERIOR, NON LOAD BEARING PARTITIONS"},{"number":"280365","date":"2010-05-20","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-03-25","scope":"INSTALL SEVEN EXTERIOR ROLLING GATES TO SUPERMARKET"},{"number":"269312","date":"2010-05-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-05-24","scope":"REGISTER USE AS A SUPERMARKET WITH HOT FOOD AND AN ACCESSORY AWNING SIGN"},{"number":"280420","date":"2010-07-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-04-04","scope":"INTERIOR ALTERATIONS TO FIT-OUT VACANT BUILDING FOR USE AS A SUPERMARKET INCLUDE SUSPENDED CEILING THROUGHOUT; MEZZANINE OFFICE; COMMERCIAL KITCHEN; COMMERCIAL TILE FLOORING, FIXTURES, AND SHELVES"},{"number":"287729","date":"2010-07-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-03-28","scope":"3 INDIRECT WASTE, 3 GREASE TRAPS, 3 HAND SINKS, 8 WC, 3 3COMPARTMENT SINKS, 3 LAVS, 1 SHOWER, 1 MOP SINK, FLOOR DRAINS."},{"number":"291362","date":"2010-07-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-07-20","scope":"CURB TRAP AND MAIN DRAIN IN BUILDING"},{"number":"292233","date":"2010-07-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-08-14","scope":"REPLACE HOUSE TRAP"},{"number":"322184","date":"2011-02-25","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-04-04","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM FOR A 6' HOOD."},{"number":"322182","date":"2011-02-25","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-03-18","scope":"INSTALL 6' COMMERCIAL KITCHEN HOOD, DUCTWORK & FANS"},{"number":"305645","date":"2012-04-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL LIGHTING POWER FEEDS FOR COOLERS, REFRIGERATORS, CASH REGISTERS, ALL AS PER 2008 NEC AND FIRE ALARM AS PER NFPA-72 (NORTH DIST)"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Zoning/use"},{"y":2010,"k":"viol","w":"3 L&I violations"},{"y":2010,"k":"permit","w":"Major alteration"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2010,"k":"insp","w":"L&I: 3 failed, 3 passed"},{"y":2011,"k":"permit","w":"Suppression"},{"y":2011,"k":"permit","w":"Mechanical"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"viol","w":"4 L&I violations"},{"y":2012,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"285637","type":"Hazardous Materials","status":"Inactive","businessName":"MEJIA SEGISMUNDO","legalName":"MEJIA SEGISMUNDO","address":"131-41 W LEHIGH AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2000-03-07","latestIssueDate":"2000-03-07","expirationDate":"2001-03-07","inactiveDate":null},{"number":"397363","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"EMILIO COLAN","legalName":"EMILIO COLAN","address":"131-41 W LEHIGH AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2007-01-19","latestIssueDate":"2007-01-19","expirationDate":"2007-12-31","inactiveDate":"2012-07-24"},{"number":"529178","type":"Food Establishment, Retail Perm Location (Large)","status":"Inactive","businessName":"ERIE MEAT AND PRODUCE CORP","legalName":"ERIE MEAT AND PRODUCE CORP","address":"131-41 W LEHIGH AVE","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2011-03-31","latestIssueDate":"2014-07-07","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"526093","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"ERIE MEAT AND PRODUCE CORP","legalName":"ERIE MEAT AND PRODUCE CORP","address":"131-41 W LEHIGH AVE","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2011-04-12","latestIssueDate":"2014-04-08","expirationDate":"2015-03-31","inactiveDate":"2015-05-30"},{"number":"706048","type":"Food Establishment, Retail Perm Location (Large)","status":"Active","businessName":"JC 131 WEST CORP","legalName":"JC 131 WEST CORP","address":"131-41 W LEHIGH AVE","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2016-06-24","latestIssueDate":"2026-06-15","expirationDate":"2027-06-23","inactiveDate":null}],"licenseActivity":[{"number":"706048","type":"Food Establishment, Retail Perm Location (Large)","businessName":"JC 131 WEST CORP","legalName":"JC 131 WEST CORP","issuedDate":"2016-06-24","latestIssueDate":"2026-06-15","closureDate":null,"expirationDate":"2027-06-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"526093","type":"Dumpster License - Public ROW","businessName":"ERIE MEAT AND PRODUCE CORP","legalName":"ERIE MEAT AND PRODUCE CORP","issuedDate":"2011-04-12","latestIssueDate":"2014-04-08","closureDate":"2015-05-30","expirationDate":"2015-03-31","inactiveDate":"2015-05-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"529178","type":"Food Establishment, Retail Perm Location (Large)","businessName":"ERIE MEAT AND PRODUCE CORP","legalName":"ERIE MEAT AND PRODUCE CORP","issuedDate":"2011-03-31","latestIssueDate":"2014-07-07","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"397363","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"EMILIO COLAN","legalName":"EMILIO COLAN","issuedDate":"2007-01-19","latestIssueDate":"2007-01-19","closureDate":"2012-07-24","expirationDate":"2007-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"285637","type":"Hazardous Materials","businessName":"MEJIA SEGISMUNDO","legalName":"MEJIA SEGISMUNDO","issuedDate":"2000-03-07","latestIssueDate":"2000-03-07","closureDate":"2001-03-07","expirationDate":"2001-03-07","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #3030: CLOSED · Granted with conditions. Use permit #86611: 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: 164842 (EXPIRED).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 6 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 7, 2012.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"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":"Hazardous Materials #285637: Inactive; Motor Vehicle Repair / Fuel Dispensing #397363: Inactive since Jul 24, 2012; Food Establishment, Retail Perm Location (Large) #529178: Inactive since Jun 29, 2015; Dumpster License - Public ROW #526093: Inactive since May 30, 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 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 10 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/"}]}