{"asOf":"2026-07-25T12:51:22.079Z","block":"100-199 S 18TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-s-18th-st","address":"108 S 18TH ST","parcelNumber":"882450600","source":"https://property.phila.gov/?p=882450600","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"BC0","buildingCodeNew":"821","buildingClass":"STR/OFF 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Commercial","owner":"108 S 18TH STREET ACQUISI","coOwner":null,"marketValue":2360000,"landAssessment":472000,"improvementAssessment":1888000,"livableArea":2975,"yearBuilt":1910,"lastSale":{"price":1,"date":"2007-12-31T05:00:00Z"},"openViolations":0,"violations":[{"number":"3668010","date":"2015-06-24","code":"FC-505.1/1","title":"EXT ADDRESS NUMBERS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3668009","date":"2015-06-24","code":"FC-1027.2/1","title":"EGRESS CLEAR OBSTRUCTION","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4655836","date":"2018-04-30","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"487485","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2015-06-25","completedDate":"2015-09-29","violations":[{"number":"3668010","date":"2015-06-24","code":"FC-505.1/1","title":"EXT ADDRESS NUMBERS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3668009","date":"2015-06-24","code":"FC-1027.2/1","title":"EGRESS CLEAR OBSTRUCTION","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"861686","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"4655836","date":"2018-04-30","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2015,"n":2,"worst":null},{"y":2018,"n":1,"worst":null}],"investigations":[{"caseNumber":"52527","date":"2005-12-14","type":"BC INSP","status":"PASSED"},{"caseNumber":"487485","date":"2015-06-24","type":"CI INSP","status":"FAILED"},{"caseNumber":"487485","date":"2015-08-06","type":"CI INSP","status":"FAILED"},{"caseNumber":"487485","date":"2015-09-22","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2005,"fails":0,"passes":1},{"y":2015,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95139239488202,"lng":-75.1706201851165,"geom":{"type":"Polygon","coordinates":[[[-75.170500169,39.951387998],[-75.170507917,39.951352741],[-75.170743564,39.951383219],[-75.170733027,39.951431824],[-75.170497212,39.951401907],[-75.170500169,39.951387998]]]},"liDistrict":null,"certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":3,"lotArea":1206,"zoning":"CMX5","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1037 CHESTNUT ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 12/29/2017, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #829586.","status":"OPEN","outcome":null,"date":"2018-01-25","number":"32566","relatedPermit":"829586"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":880900,"taxable":700900,"land":241200,"improvement":639700,"taxableLand":241200,"taxableImprovement":459700,"exemptLand":0,"exemptImprovement":180000},{"y":2017,"v":880900,"taxable":700900,"land":241200,"improvement":639700,"taxableLand":241200,"taxableImprovement":459700,"exemptLand":0,"exemptImprovement":180000},{"y":2018,"v":998000,"taxable":773345,"land":199600,"improvement":798400,"taxableLand":199600,"taxableImprovement":573745,"exemptLand":0,"exemptImprovement":224655},{"y":2019,"v":997100,"taxable":772648,"land":199420,"improvement":797680,"taxableLand":199420,"taxableImprovement":573228,"exemptLand":0,"exemptImprovement":224452},{"y":2020,"v":997100,"taxable":772648,"land":199420,"improvement":797680,"taxableLand":199420,"taxableImprovement":573228,"exemptLand":0,"exemptImprovement":224452},{"y":2021,"v":997100,"taxable":772648,"land":199420,"improvement":797680,"taxableLand":199420,"taxableImprovement":573228,"exemptLand":0,"exemptImprovement":224452},{"y":2022,"v":997100,"taxable":772648,"land":199420,"improvement":797680,"taxableLand":199420,"taxableImprovement":573228,"exemptLand":0,"exemptImprovement":224452},{"y":2023,"v":1089600,"taxable":845527,"land":217912,"improvement":871688,"taxableLand":217912,"taxableImprovement":627615,"exemptLand":0,"exemptImprovement":244073},{"y":2024,"v":2360000,"taxable":2360000,"land":472000,"improvement":1888000,"taxableLand":472000,"taxableImprovement":1888000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2360000,"taxable":2360000,"land":472000,"improvement":1888000,"taxableLand":472000,"taxableImprovement":1888000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2360000,"taxable":2360000,"land":472000,"improvement":1888000,"taxableLand":472000,"taxableImprovement":1888000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":2360000,"taxable":2360000,"land":472000,"improvement":1888000,"taxableLand":472000,"taxableImprovement":1888000,"exemptLand":0,"exemptImprovement":0}],"taxNow":33035,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"308015","date":"2010-10-22","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-12-30","scope":"REMOVE AND REPLACE EXISTING TILES WITH NEW. REMOVE AND REPLACE EXISTING CEILING TILES WITH NEW. REPAINT EXISTING WALLS"},{"number":"314751","date":"2010-12-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-05","scope":"(20) INCANDESCENT LIGHTS, (4) SWITCHES, (3) OUTLETS (GFI),REPLACE FROM EXISTING AS PER 2008 NEC (CC DIST)"},{"number":"317156","date":"2010-12-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-12-30","scope":"REPLACEMENT OF 2 WC AND 2 HAND SINKS WITH NO ADDITIONAL OR REPLACEMENT PIPING."},{"number":"479905","date":"2013-08-20","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2013-08-20","scope":"PARTIAL DEMOLITION AND ERECTION OF ADDITION RESULTING IN AN INCREASED GROSS FLOOR AREA"},{"number":"498906","date":"2013-10-04","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2014-04-22","scope":"INTERIOR DEMOLITION THROUGHOUT"},{"number":"484431","date":"2013-10-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-06-24","scope":"FOR PARTIAL DEMOLITION AND ADDITION AT REAR AND FOR INTERIOR ALTERATIONS TO RESTAURANT ON FIRST AND SECOND FLOORS AS PER PLANS. THIRD FLOOR TO REMAIN VACANT (SEPARATE USE REGISTRATION AND CERTIFICATE OF OCCUPANCY REQUIRED PRIOR TO OCCUPANCY). NO SIGNS ON THIS PERMIT. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, KITCHED HOOD AND FIRE SUPPRESSION FOR KITCHEN HOOD. SEE APP# FOR MECHANICAL PERMIT."},{"number":"502113","date":"2013-10-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-06-12","scope":"FOR MECHANICAL ALTERATIONS TO EXISTING RESTAURANT ON FIRST AND SECOD FLOORS AS PER APPROVED PLANS. SEE APP# 484431 FOR APPROVED PLANS."},{"number":"506213","date":"2013-12-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-01-05","scope":"INSTALL 600AMP SERVICE WITH CT CABINET AD OUTDOOR MDP, WIRE POWER AND LIGHTING AS PER NEC 2008 (CC DISTRICT)"},{"number":"504416","date":"2013-12-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-06-12","scope":"INSTALLATION OF ONE POWDER ROOM, 2 HAND SINKS, ONE GREESE TRAP, AND FLOOR SINKS, ONE MOP SINK AND THREE COMPARTMENT SINK"},{"number":"488435","date":"2014-01-24","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-01-24","scope":"ERECTION OF SIGNAGE ACCESSORY TO TAKE-OUT RESTAURANT"},{"number":"515641","date":"2014-02-10","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-06-24","scope":"AMEND PERMIT # 506213 - CHANGE FORM 600AMP SERVICE TO 400AMP SERVID AND ADD 2 OUTDOOR DISCONNECT SWITCHES AS PER NEC 2008 (CC DISTRICT)"},{"number":"521486","date":"2014-03-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-10-07","scope":"INSTALL TEL/DATA/SPEAKER WIRING AS PER 2008 NEC (CC DISTRICT) INSTALL FIRE ALARM SYSTEM AS PER NFPA72"},{"number":"520182","date":"2014-05-22","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-06-12","scope":"INSTALL AN ANSUL SYSTEM R-102 7.5-GALLON WET CHEMICAL COMMERCIAL KITCHEN FIRE SUPPRESSION SYSTEM."},{"number":"534122","date":"2014-05-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-06-12","scope":"FOR THE INSTALLATION OF TWO (2) COMMERCIAL KITCHEN HOODS AND ALL SUPPLEMENTAL DUCTWORK, EXHAUSTS AND FANS. WORK ALSO TO INCLUDE RECONFIGURATION TO EXISTING HVAC SYSTEM TO INSTALL NEW REGISTERS/DIFFUSERS AND ALL ROOF-MOUNTED APPLIANCES."},{"number":"861686","date":"2018-03-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-12-28","scope":"EZ PERMIT COMMERCIAL STANDARDS ALTERATIONS- 1ST FLOOR FOR ALTERATIONS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Plumbing"},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"permit","w":"Mechanical"},{"y":2015,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2018,"k":"appeal","w":"Appeal filed"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"viol","w":"L&I violation"},{"y":2023,"k":"sale","p":4600000}],"rented":false,"licenses":[{"number":"204748","type":"Food Preparing and Serving","status":"Inactive","businessName":"GHIN JA INC","legalName":"GHIN JA INC","address":"108 S 18TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-12","latestIssueDate":"2010-04-29","expirationDate":"2011-04-30","inactiveDate":"2012-12-22"},{"number":"566163","type":"Food Preparing and Serving","status":"Inactive","businessName":"NUMA INC","legalName":"NUMA INC","address":"108 S 18TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-06-05","latestIssueDate":"2012-06-05","expirationDate":"2013-04-30","inactiveDate":"2014-06-16"},{"number":"632320","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"GOOD STUFF EATERY PHILADELPHIA LLC","legalName":"GOOD STUFF EATERY PHILADELPHIA LLC","address":"108 S 18TH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2014-06-16","latestIssueDate":"2015-11-02","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"},{"number":"659110","type":"Dumpster License - Private Property","status":"Active","businessName":"GOOD STUFF EATERY PHILADELPHIA LLC","legalName":"GOOD STUFF EATERY PHILADELPHIA LLC","address":"108 S 18TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2015-03-26","latestIssueDate":"2015-03-26","expirationDate":null,"inactiveDate":null},{"number":"718221","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"DCEP LLC","legalName":"DCEP LLC","address":"108 S 18TH ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2016-11-01","latestIssueDate":"2025-10-08","expirationDate":"2026-10-31","inactiveDate":null},{"number":"847827","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"DCEP LLC","legalName":"DCEP LLC","address":"108 S 18TH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-08-04","latestIssueDate":"2021-12-18","expirationDate":"2022-12-31","inactiveDate":"2023-02-28"},{"number":"0976339","type":"Sidewalk Cafe","status":"Active","businessName":"DCEP LLC","legalName":"DCEP LLC","address":"108 S 18TH ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2025-04-15","latestIssueDate":"2026-03-05","expirationDate":"2027-04-14","inactiveDate":null}],"licenseActivity":[{"number":"0976339","type":"Sidewalk Cafe","businessName":"DCEP LLC","legalName":"DCEP LLC","issuedDate":"2025-04-15","latestIssueDate":"2026-03-05","closureDate":null,"expirationDate":"2027-04-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"847827","type":"Sidewalk Cafe (Temporary)","businessName":"DCEP LLC","legalName":"DCEP LLC","issuedDate":"2020-08-04","latestIssueDate":"2021-12-18","closureDate":"2023-02-28","expirationDate":"2022-12-31","inactiveDate":"2023-02-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"718221","type":"Food Preparing and Serving (30+ SEATS)","businessName":"DCEP LLC","legalName":"DCEP LLC","issuedDate":"2016-11-01","latestIssueDate":"2025-10-08","closureDate":null,"expirationDate":"2026-10-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"659110","type":"Dumpster License - Private Property","businessName":"GOOD STUFF EATERY PHILADELPHIA LLC","legalName":"GOOD STUFF EATERY PHILADELPHIA LLC","issuedDate":"2015-03-26","latestIssueDate":"2015-03-26","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"632320","type":"Food Preparing and Serving (30+ SEATS)","businessName":"GOOD STUFF EATERY PHILADELPHIA LLC","legalName":"GOOD STUFF EATERY PHILADELPHIA LLC","issuedDate":"2014-06-16","latestIssueDate":"2015-11-02","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"566163","type":"Food Preparing and Serving","businessName":"NUMA INC","legalName":"NUMA INC","issuedDate":"2012-06-05","latestIssueDate":"2012-06-05","closureDate":"2014-06-16","expirationDate":"2013-04-30","inactiveDate":"2014-06-16","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204748","type":"Food Preparing and Serving","businessName":"GHIN JA INC","legalName":"GHIN JA INC","issuedDate":"2004-05-12","latestIssueDate":"2010-04-29","closureDate":"2012-12-22","expirationDate":"2011-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 117% in 2024, but no matching permit appears in the property timeline.","evidence":["assessment moved from $1,089,600 to $2,360,000","no permit shown in 2023-2025"],"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 #479905: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 22, 2015.","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":"3 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 Preparing and Serving #204748: Inactive since Dec 22, 2012; Food Preparing and Serving #566163: Inactive since Jun 16, 2014; Food Preparing and Serving (30+ SEATS) #632320: Inactive since Jun 29, 2016; Sidewalk Cafe (Temporary) #847827: Inactive since Feb 28, 2023","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 3 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/"}]}