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DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"910851","date":"2018-09-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-11","scope":"NEW LIGHTING,OUTLETS,EXIT SIGNS,NEW PANEL LB RELOCATE PANEL IG, DATA CAT6 RUN AND INSTALL POWER POLES PER 2008 NEC (RETAIL)REPLACE EXISTING FIRE ALARM DEVICES WITH NEW PER NFPA 72"},{"number":"910360","date":"2018-09-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-10-11","scope":"INSTALL DUCT. INSTALL (3) ROOF TOP UNITS. INSTALL GRD'S. INSTALL CONTROLS."},{"number":"900149","date":"2018-09-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-09-28","scope":"FOR THE ERECTION OF TWO (2) STATICALLY-ILLUMINATED, ACCESSORY, WALL SIGNS ON BUILDING A AND FOR THE DOCUMENTATION OF THE REFACE OF PANELS ON TWO EXISTING FREE STANDING SIGNS. SIZE AND LOCATION AS SHOWN ON PLANS AND APPLICATION. SIGNS ACCESSORY TO RETAIL SALES OF WEARING APPAREL."},{"number":"900150","date":"2018-09-28","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2018-10-11","scope":"FOR THE ERECTION OF TWO (2) STATICALLY-ILLUMINATED, ACCESSORY, WALL SIGNS ON BUILDING A AND FOR THE DOCUMENTATION OF THE REFACE OF PANELS ON TWO EXISTING FREE STANDING SIGNS. SIZE AND LOCATION AS SHOWN ON PLANS AND APPLICATION. SIGNS ACCESSORY TO RETAIL SALES OF WEARING APPAREL. SEPARATE PERMIT REQUIRED OF ELECTRICAL WORK."},{"number":"912411","date":"2019-03-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-05-11","scope":"PROVIDE AND INSTALL 9 CAT PLENUM CABLES @200' AVERAGE.ALL CABLING WILL BE INSTALLED IN J-HOOKS AND ALL PENETRATION WILL BE FIRE STOPPED.PROVIDE INSTALL A 18/2 PLENUM CABLE TO 43 SPEAKER LOCATIONS PER 2008 NEC (RETAIL)"},{"number":"ZP-2022-001335","date":"2022-05-02","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Take-Out Restaurant"},{"number":"ZP-2022-001812","date":"2022-05-05","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REMOVAL OF ALL EXISTING SIGNS FOR THE ERECTION OF ONE (1) ACCESSORY STATICALLY ILLUMINATED FLATWALL SIGN AND ONE (1) ACCESSORY NON-ILLUMINATED FLATWALL SIGN. SIZE AND LOCATION AS SHOWN IN THE PLAN. SIGN ACCESSORY TO A PREVIOUSLY APPROVED TAKE OUT RESTAURANT"},{"number":"MP-2022-003712","date":"2022-08-02","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2024-02-27","scope":"REMOVAL OF ONE (1) EXISTING RTU AND REPLACEMENT WITH ONE (1) NEW RTU AS PER APPROVED PLANS. *2018 IMC REVIEW*"},{"number":"ZP-2025-010490","date":"2025-10-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Take-Out Restaurant; Eating and Drinking Establishments - Sit-Down Restaurant"},{"number":"CP-2025-004495","date":"2026-02-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR A LEVEL II INTERIOR ALTERATIONS TO INCLUDE A CHANGE IN CHANGE IN OCCUPANCY TO AN EXISTING TENANT SPACE . FOR THE SELECTIVE DEMOLITION OF EXISTING PARTITIONS AND THE CREATION OF AN ASSEMBLY SPACE ( SIT-DOWN RESTAURANT) . ALTERATIONS TO INCLUDE THE ERECTION OF NEW PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS, AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. . ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. **PLUMBIING WORK TO INCLUDE INTERIOR ALTERATIONS TO CREATE RESTAURANT. INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES CONNECTING TO EXISTING METALLIC PIPING. ALL PIPING UTILIZED IN THIS INSTALLATION SHALL BE METALLIC. VENTING TO BE DESIGNED AND INSTALLED INN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS.**BUILDING IS FULLY SPRINKLERED**MECHANICAL AND STRUCTURAL UPGRADES TO BE INCLUDED IN THE REVIEW**SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK.**"},{"number":"EP-2025-011809","date":"2026-03-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-07-17","scope":"Amend Permit 7/16/2026 - Change electrical inspection agency to United Inspection Agency Inc Electrical Permit for combo CP-2025-004495"},{"number":"PP-2025-016049","date":"2026-03-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit (Interior) for combo CP-2025-004495"},{"number":"MP-2025-006361","date":"2026-03-10","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo CP-2025-004495"},{"number":"PP-2025-016048","date":"2026-03-11","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-04-21","scope":"Plumbing Permit (Exterior Building Drainage) for combo CP-2025-004495"},{"number":"ZP-2026-002158","date":"2026-03-23","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-05-07","scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED WALL SIGN AND TWO (2) WINDOW SIGNS. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."},{"number":"EP-2026-001565","date":"2026-03-24","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-07-09","scope":"Strip Mall Restaurant - MC Cable throughout space. Install lighting, receptacles, tele/data, outlets and all electrical devices per plans and 2017 NEC."},{"number":"FP-2026-000448","date":"2026-04-07","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the relocation of sprinkler heads as per attached standards. Deviations from these standards require submission of construction and site plans. Relocate 20 existing sprinkler heads, per NFPA 13"},{"number":"GP-2026-003403","date":"2026-04-30","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2026-05-07","scope":"FOR THE INSTALLATION OF ONE (1) STATICALLY ILLUMINATED WALL SIGN AS PER APPROVED PLANS."},{"number":"FP-2026-000931","date":"2026-05-19","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. Installation of pre-engineered, wet chemical fire suppression system. System type: AMEREIX KP"},{"number":"CP-2026-003348","date":"2026-06-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"For exterior work to an existing structure. To provide an accessible landing to an existing entrance. Work to be completed per plan. **Exterior work only**"},{"number":"EP-2026-002900","date":"2026-07-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical work consists of the installation of a new panelboard, transformers, and disconnects fed from an existing 400A disconnect; installation of new lighting and power devices within the existing elevator machine room and new electrical rooms as per 2017 NEC."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Sign"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"201308","type":"Food Establishment, Retail Perm Location (Large)","status":"Inactive","businessName":"LOT STORES OF NORTH PHILA INC","legalName":"LOT STORES OF NORTH PHILA INC","address":"2900 N BROAD ST","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2004-07-21","latestIssueDate":"2008-04-19","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"331648","type":"Food Establishment, Retail Perm Location (Large)","status":"Closed","businessName":"PATHMARK STORES INC (ATTN: SUSAN KIJOWSKI)","legalName":"PATHMARK STORES INC","address":"2900 N BROAD ST","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2005-08-08","latestIssueDate":"2015-05-09","expirationDate":"2016-04-30","inactiveDate":null},{"number":"344300","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"BLOCKBUSTER VIDEOS INC (ATTEN: LICENSES- M. CHOATE)","legalName":"BLOCKBUSTER VIDEOS INC","address":"2900 N BROAD ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2005-11-17","latestIssueDate":"2005-11-17","expirationDate":"2006-04-30","inactiveDate":"2006-04-25"},{"number":"404425","type":"Food Preparing and Serving","status":"Inactive","businessName":"PHILLY ICE ENTERPRISES INC (RITA'S WATER ICE)","legalName":"PHILLY ICE ENTERPRISES INC","address":"2900 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2007-03-26","latestIssueDate":"2010-04-26","expirationDate":"2011-04-30","inactiveDate":"2012-12-22"},{"number":"463544","type":"Dumpster License - Private Property","status":"Inactive","businessName":"SUPER CLEAN COIN LAUNDRY AT","legalName":"SUPER CLEAN COIN LAUNDRY AT","address":"2900 N BROAD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2008-12-30","latestIssueDate":"2008-12-30","expirationDate":"2010-07-31","inactiveDate":null},{"number":"580998","type":"Food Preparing and Serving","status":"Inactive","businessName":"RONAK FOODS LLC (PIZZA HUT)","legalName":"RONAK FOODS LLC","address":"2900 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-01-02","latestIssueDate":"2018-04-30","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"621106","type":"Dumpster License - Private Property","status":"Active","businessName":"POSEL STATION ASSOCIATES","legalName":"POSEL STATION ASSOCIATES","address":"2900 N BROAD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-03-12","latestIssueDate":"2014-03-12","expirationDate":null,"inactiveDate":null},{"number":"896547","type":"Food Preparing and Serving","status":"Inactive","businessName":"SEAFOOD PLEASUREZ","legalName":"SEAFOOD PLEASUREZ","address":"2900 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2022-05-26","latestIssueDate":"2024-05-07","expirationDate":"2025-05-25","inactiveDate":"2025-07-24"},{"number":"0978848","type":"Food Preparing and Serving","status":"Inactive","businessName":"Priya Cavanaugh","legalName":"Priya Cavanaugh","address":"2900 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-05-13","latestIssueDate":"2025-05-13","expirationDate":"2026-05-12","inactiveDate":"2026-07-11"}],"licenseActivity":[{"number":"0978848","type":"Food Preparing and Serving","businessName":"Priya Cavanaugh","legalName":"Priya Cavanaugh","issuedDate":"2025-05-13","latestIssueDate":"2025-05-13","closureDate":"2026-07-11","expirationDate":"2026-05-12","inactiveDate":"2026-07-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"896547","type":"Food Preparing and Serving","businessName":"SEAFOOD PLEASUREZ","legalName":"SEAFOOD PLEASUREZ","issuedDate":"2022-05-26","latestIssueDate":"2024-05-07","closureDate":"2025-07-24","expirationDate":"2025-05-25","inactiveDate":"2025-07-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"621106","type":"Dumpster License - Private Property","businessName":"POSEL STATION ASSOCIATES","legalName":"POSEL STATION ASSOCIATES","issuedDate":"2014-03-12","latestIssueDate":"2014-03-12","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"580998","type":"Food Preparing and Serving","businessName":"RONAK FOODS LLC (PIZZA HUT)","legalName":"RONAK FOODS LLC","issuedDate":"2013-01-02","latestIssueDate":"2018-04-30","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"463544","type":"Dumpster License - Private Property","businessName":"SUPER CLEAN COIN LAUNDRY AT","legalName":"SUPER CLEAN COIN LAUNDRY AT","issuedDate":"2008-12-30","latestIssueDate":"2008-12-30","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"404425","type":"Food Preparing and Serving","businessName":"PHILLY ICE ENTERPRISES INC (RITA'S WATER ICE)","legalName":"PHILLY ICE ENTERPRISES INC","issuedDate":"2007-03-26","latestIssueDate":"2010-04-26","closureDate":"2012-12-22","expirationDate":"2011-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"344300","type":"Food Establishment, Retail Permanent Location","businessName":"BLOCKBUSTER VIDEOS INC (ATTEN: LICENSES- M. CHOATE)","legalName":"BLOCKBUSTER VIDEOS INC","issuedDate":"2005-11-17","latestIssueDate":"2005-11-17","closureDate":"2006-04-25","expirationDate":"2006-04-30","inactiveDate":"2006-04-25","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"331648","type":"Food Establishment, Retail Perm Location (Large)","businessName":"PATHMARK STORES INC (ATTN: SUSAN KIJOWSKI)","legalName":"PATHMARK STORES INC","issuedDate":"2005-08-08","latestIssueDate":"2015-05-09","closureDate":"2016-04-30","expirationDate":"2016-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"201308","type":"Food Establishment, Retail Perm Location (Large)","businessName":"LOT STORES OF NORTH PHILA INC","legalName":"LOT STORES OF NORTH PHILA INC","issuedDate":"2004-07-21","latestIssueDate":"2008-04-19","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["7 open L&I violations","failed L&I inspection activity in 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["11 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 #33819: COMPLETED. The history also contains “PERM Z- 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":"12 permits not marked completed: 165580 (EXPIRED), 228229 (EXPIRED), 436788 (EXPIRED), 912411 (Expired), MP-2022-003712 (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":"7 open L&I violations","finding":"44 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jan 9, 2027; Sprinkler Certification: Certified through Jun 25, 2026; Special Hazards Certification: Certified through Mar 31, 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":"16 failed, 6 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was unlabeled on Mar 6, 2026.","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) #201308: Inactive since Dec 22, 2012; Food Establishment, Retail Perm Location (Large) #331648: Closed; Food Establishment, Retail Permanent Location #344300: Inactive since Apr 25, 2006; Food Preparing and Serving #404425: Inactive since Dec 22, 2012","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 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/"}],"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/"}]}