{"asOf":"2026-07-27T21:26:49.959Z","block":"2100-2199 E LEHIGH AVE","blockUrl":"https://philadelphia.blockreport.homes/block/2100-2199-e-lehigh-ave","address":"2132-58 E LEHIGH AVE","parcelNumber":"882119000","source":"https://property.phila.gov/?p=882119000","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"UA0","buildingCodeNew":"236","buildingClass":"SUPERMKT 1 STY MASONRY","buildingClassNew":"SUPERMARKET","useLabel":"Commercial","owner":"LEEVERS SUPERMARKETS INC","coOwner":null,"marketValue":4314600,"landAssessment":862900,"improvementAssessment":3451700,"livableArea":24515,"yearBuilt":1950,"lastSale":{"price":6760357,"date":"2022-08-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2025-015780","date":"2025-03-24","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2025-03-24","resolution":"SVN ISSUED"},{"number":"3061172","date":"2014-01-14","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2025-021001","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2025-03-24","completedDate":"2025-04-18","violations":[{"number":"VI-2025-015780","date":"2025-03-24","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":"SVN ISSUED","resolutionDate":"2025-03-24","resolution":"SVN ISSUED"}]},{"number":"502462","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3061172","date":"2014-01-14","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2014,"n":1,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2025-021001","date":"2025-03-24","type":null,"status":"FAILED"}],"inspYears":[{"y":2025,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98471041786635,"lng":-75.12116428770398,"geom":{"type":"Polygon","coordinates":[[[-75.120497457,39.984746453],[-75.121528809,39.984201797],[-75.12184246,39.98455619],[-75.121507863,39.984702908],[-75.121596612,39.984803016],[-75.121157526,39.985008774],[-75.121231068,39.985094138],[-75.120935831,39.985248189],[-75.120497457,39.984746453]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-024520","type":"Sprinkler Certification","inspectionDate":"2023-11-07","result":"Certified","expirationDate":"2024-11-07","buildingId":"1062477"},{"number":"BC-2023-024526","type":"Sprinkler Certification","inspectionDate":"2023-11-07","result":"Certified","expirationDate":"2024-11-07","buildingId":"1062477"},{"number":"BC-2025-005659","type":"Sprinkler Certification","inspectionDate":"2024-12-04","result":"Certified","expirationDate":"2025-12-04","buildingId":"1062477"},{"number":"BC-2025-000111","type":"Fire Alarm Certification","inspectionDate":"2024-12-09","result":"Certified","expirationDate":"2025-12-09","buildingId":"1062477"},{"number":"BC-2025-005283","type":"Sprinkler Certification","inspectionDate":"2025-02-19","result":"Certified","expirationDate":"2026-02-19","buildingId":"1062477"},{"number":"BC-2025-033086","type":"Fire Alarm Certification","inspectionDate":"2025-12-17","result":"Certified","expirationDate":"2026-12-17","buildingId":"1062477"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":1,"lotArea":64884,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"500 WILCOX, CASTLE ROCK CO, 80104","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1408900,"taxable":1408900,"land":973300,"improvement":435600,"taxableLand":973300,"taxableImprovement":435600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1408900,"taxable":1408900,"land":973300,"improvement":435600,"taxableLand":973300,"taxableImprovement":435600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1431600,"taxable":1431600,"land":286300,"improvement":1145300,"taxableLand":286300,"taxableImprovement":1145300,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":2179900,"taxable":2179900,"land":653970,"improvement":1525930,"taxableLand":653970,"taxableImprovement":1525930,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":2179900,"taxable":2179900,"land":653970,"improvement":1525930,"taxableLand":653970,"taxableImprovement":1525930,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":2179900,"taxable":2179900,"land":653970,"improvement":1525930,"taxableLand":653970,"taxableImprovement":1525930,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":2179900,"taxable":2179900,"land":653970,"improvement":1525930,"taxableLand":653970,"taxableImprovement":1525930,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":4331500,"taxable":4331500,"land":866292,"improvement":3465208,"taxableLand":866292,"taxableImprovement":3465208,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":4331500,"taxable":4331500,"land":866292,"improvement":3465208,"taxableLand":866292,"taxableImprovement":3465208,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":4314600,"taxable":4314600,"land":862920,"improvement":3451680,"taxableLand":862920,"taxableImprovement":3451680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":4314600,"taxable":4314600,"land":862920,"improvement":3451680,"taxableLand":862920,"taxableImprovement":3451680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":4314600,"taxable":4314600,"land":862900,"improvement":3451700,"taxableLand":862900,"taxableImprovement":3451700,"exemptLand":0,"exemptImprovement":0}],"taxNow":60396,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"258292","date":"2010-02-18","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-02-18","scope":"CREATE ADDITION TO CONNECT TWO EXISTING BUILDINGS, REMOVE TRASH ENCLOSURE, REMOVE CANOPY, USE SPACE AS SUPERMARKET"},{"number":"259651","date":"2010-02-19","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-02-19","scope":"PROVIDE LOADING AREA, PROPOSED LANDSCAPE SCREENING, CONCRETE LOADING DOCK WITH 2 ACCESS STAIRS GUARDRAIL AND MECH LIFT, DUMPSTER ENCLOSURE, HEAVY DUTY CONCRETE PAD AT LOADING AREA."},{"number":"259863","date":"2010-08-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-03-17","scope":"ALTERATIONS TO EXISTING SUPERMARKET TO INCLUDE THE EXPANSION INTO THE EXISTING ADJACENT SPACE."},{"number":"301561","date":"2010-09-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-03-17","scope":"REMOVE FIXTURES AND PUT ON OTHER SIDE OF WALL, 3 SINKS AND PUT 8 FLOOR DRAINS ON THE OTHER SIDE OF WALL"},{"number":"339531","date":"2011-07-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL LIGHTS USING EXISTING CIRCUITS AND EXTEND EXISTING ELECTRICAL WIRING FOR WALK IN REFRIGERATOR IN NEW WAREHOUSE. REPLACE LIGHTING IN FRONT BATHROOMS AND BREAK ROOM 8-20AMP OUTLETS, 20 LIGHT FIXTURES, 3 SWITCHES, 2 EM LIGHTS, 2 EXITS AND 2 WALL PACKS AS PER 2008 NEC (EAST DISTRICT)"},{"number":"502462","date":"2013-11-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-04-29","scope":"LEVEL II INTERIOR ALTERATIONS TO INCLUDE MINOR RENOVATION TO MEAT COMPLEX COOLER AS PER APPROVED PLANS"},{"number":"505709","date":"2013-12-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-05-17","scope":"2-8' FLOURESCENT VAPOR LUMINARE, 1-120 VOLT 20AMP CUBER CIRCUIT, 1-208 VOLT 20AMP MEAT SAW CIRCUIT, RELOCATE MEAT SLICER AND CRAPPER CIRCUIT AS PER 2008 NEC (EAST DISTRICT)"},{"number":"512211","date":"2014-01-07","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-04-08","scope":"TO AMEND PERMIT #502462 TO ADD NEW MEAT COOLER AS PER APPROVED PLANS"},{"number":"519559","date":"2014-02-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-02-28","scope":"INSTALL NEW GREASE TRAP INTO EXISTING FLOOR SINK WATTS INTERCEPTOR, WD20, 20 GRM"},{"number":"ZP-2021-003679","date":"2021-04-29","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-06-14","scope":"Removal of one existing flat wall sign and installation of one (1) statically illuminated flat wall sign, size and location as shown on the plan."},{"number":"GP-2021-004546","date":"2021-05-14","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-06-14","scope":"For the erection of one (1) statically illuminated flat wall sign as per approved plans."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Major alteration"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2013,"k":"permit","w":"New Construction"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2021,"k":"permit","w":"Sign"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"278723","type":"Dumpster License - Private Property","status":"Inactive","businessName":"PORT RICHMOND ASSOC INC","legalName":"PORT RICHMOND ASSOC INC","address":"2132-58 E LEHIGH AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1997-08-29","latestIssueDate":"1997-08-29","expirationDate":"2010-07-31","inactiveDate":null},{"number":"285245","type":"Hazardous Materials","status":"Inactive","businessName":"PORT RICHMOND ASSOC INC","legalName":"PORT RICHMOND ASSOC INC","address":"2132-58 E LEHIGH AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2001-01-22","latestIssueDate":"2001-01-22","expirationDate":"2009-06-30","inactiveDate":null},{"number":"208349","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"PORT RICHMOND ASSOC INC","legalName":"PORT RICHMOND ASSOC INC","address":"2132-58 E LEHIGH AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2001-06-28","latestIssueDate":"2001-06-28","expirationDate":"2002-04-30","inactiveDate":null},{"number":"280848","type":"Dumpster License - Private Property","status":"Inactive","businessName":"MORAN FOODS INC","legalName":"MORAN FOODS INC","address":"2132-58 E LEHIGH AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2003-08-19","latestIssueDate":"2003-08-19","expirationDate":"2010-07-31","inactiveDate":null},{"number":"200872","type":"Food Establishment, Retail Perm Location (Large)","status":"Inactive","businessName":"MORAN FOODS INC (SAVE A LOT #2875301)","legalName":"MORAN FOODS INC","address":"2132-58 E LEHIGH AVE","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2004-04-16","latestIssueDate":"2020-04-15","expirationDate":"2021-04-30","inactiveDate":"2021-06-29"},{"number":"338357","type":"Food Establishment, Retail Perm Location (Large)","status":"Inactive","businessName":"RITE AID OF PENNSYLVANIA INC (DBA RITE AID)","legalName":"RITE AID OF PENNSYLVANIA INC","address":"2132-58 E LEHIGH AVE","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2005-10-07","latestIssueDate":"2008-05-05","expirationDate":"2009-04-30","inactiveDate":"2009-04-15"},{"number":"348464","type":"Dumpster License - Private Property","status":"Inactive","businessName":"RITE AID OF PENNSYLVANIA INC (ATTN: LICENSING)","legalName":"RITE AID OF PENNSYLVANIA INC","address":"2132-58 E LEHIGH AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-12-08","latestIssueDate":"2005-12-08","expirationDate":"2010-07-31","inactiveDate":"2010-08-16"},{"number":"511169","type":"Dumpster License - Private Property","status":"Active","businessName":"MORAN FOODS LLC (SAVE A LOT)","legalName":"MORAN FOODS LLC","address":"2132-58 E LEHIGH AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-08-11","latestIssueDate":"2013-08-30","expirationDate":null,"inactiveDate":null},{"number":"868483","type":"Food Establishment, Retail Perm Location (Large)","status":"Inactive","businessName":"Leevers Supermarkets, Inc. (Save A Lot #60134 )","legalName":"Leevers Supermarkets, Inc.","address":"2132 E LEHIGH AVE","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2021-05-14","latestIssueDate":"2025-04-29","expirationDate":"2026-05-13","inactiveDate":"2026-07-12"}],"licenseActivity":[{"number":"868483","type":"Food Establishment, Retail Perm Location (Large)","businessName":"Leevers Supermarkets, Inc. (Save A Lot #60134 )","legalName":"Leevers Supermarkets, Inc.","issuedDate":"2021-05-14","latestIssueDate":"2025-04-29","closureDate":"2026-07-12","expirationDate":"2026-05-13","inactiveDate":"2026-07-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"511169","type":"Dumpster License - Private Property","businessName":"MORAN FOODS LLC (SAVE A LOT)","legalName":"MORAN FOODS LLC","issuedDate":"2010-08-11","latestIssueDate":"2013-08-30","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"348464","type":"Dumpster License - Private Property","businessName":"RITE AID OF PENNSYLVANIA INC (ATTN: LICENSING)","legalName":"RITE AID OF PENNSYLVANIA INC","issuedDate":"2005-12-08","latestIssueDate":"2005-12-08","closureDate":"2010-08-16","expirationDate":"2010-07-31","inactiveDate":"2010-08-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"338357","type":"Food Establishment, Retail Perm Location (Large)","businessName":"RITE AID OF PENNSYLVANIA INC (DBA RITE AID)","legalName":"RITE AID OF PENNSYLVANIA INC","issuedDate":"2005-10-07","latestIssueDate":"2008-05-05","closureDate":"2009-04-15","expirationDate":"2009-04-30","inactiveDate":"2009-04-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"200872","type":"Food Establishment, Retail Perm Location (Large)","businessName":"MORAN FOODS INC (SAVE A LOT #2875301)","legalName":"MORAN FOODS INC","issuedDate":"2004-04-16","latestIssueDate":"2020-04-15","closureDate":"2021-06-29","expirationDate":"2021-04-30","inactiveDate":"2021-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280848","type":"Dumpster License - Private Property","businessName":"MORAN FOODS INC","legalName":"MORAN FOODS INC","issuedDate":"2003-08-19","latestIssueDate":"2003-08-19","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208349","type":"Food Preparing and Serving (30+ SEATS)","businessName":"PORT RICHMOND ASSOC INC","legalName":"PORT RICHMOND ASSOC INC","issuedDate":"2001-06-28","latestIssueDate":"2001-06-28","closureDate":"2002-04-30","expirationDate":"2002-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"285245","type":"Hazardous Materials","businessName":"PORT RICHMOND ASSOC INC","legalName":"PORT RICHMOND ASSOC INC","issuedDate":"2001-01-22","latestIssueDate":"2001-01-22","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"278723","type":"Dumpster License - Private Property","businessName":"PORT RICHMOND ASSOC INC","legalName":"PORT RICHMOND ASSOC INC","issuedDate":"1997-08-29","latestIssueDate":"1997-08-29","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 99% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $2,179,900 to $4,331,500","no permit shown in 2022-2024"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #258292: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Feb 19, 2026; Fire Alarm Certification: Certified through Dec 17, 2026","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":"1 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Mar 24, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #278723: Inactive; Hazardous Materials #285245: Inactive; Food Preparing and Serving (30+ SEATS) #208349: Inactive; Dumpster License - Private Property #280848: Inactive","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 2 historical violations across 2 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/"}]}