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AND FIRE SUPPRESSION WORK."},{"number":"776584","date":"2017-06-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-12","scope":"ALTERATION:INTERIOR PLUMBING;COMMERCIAL; UNITS 100, 100A, 100B, 106, 108, 109, 110, 111 AND 112 -THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004"},{"number":"792292","date":"2017-07-21","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-09","scope":"INSTALL 9 GANG WALL PACK METER BOARD 400 A IN/200A OUT 9-200A SUB FEEDER AND PANEL 137 OUTLETS 150 LIGHT FIXTURES 13 BATH FANS 10 HVAC"},{"number":"803035","date":"2017-09-13","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-12","scope":"INSTALLATION OF NEW HVAC SYSTEMS FOR SHELL COMMERCIAL UNITS 100, 101A, 101B, 106, 108, 109, 110, 111 & 112 OF AN EXISTING BUILDING TO INCLUDE NEW HEAT PUMPS, DUCTWORK & GRD'S AS PER APPROVED PLANS."},{"number":"885437","date":"2018-06-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-12","scope":"INSTALL NEW CURB TRAP,HOUSE DRAIN AND WATER SERVICE (OFFICE BLDG)PA201807151\"Self-certification's are no longer permitted\" - \"All excavations and plumbing trenches in excess of 5 feet in depth must have approved shoring in place at the time of inspection\""},{"number":"911255","date":"2018-09-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-12","scope":"INSTALLATION 3 TON HEAT PUMP 1200 CFM 3 TON DRIVE"},{"number":"911246","date":"2018-09-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-12","scope":"INSTALLATION OF 3 TON HEAT PUMP 1200 CFM 3 TON DRIVE"},{"number":"911231","date":"2018-09-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-12","scope":"INSTALL 3 TON HEAT PUMP 1200 CFM 3 TON DRIVE"},{"number":"911221","date":"2018-09-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-01-03","scope":"3 TON HEAT PUMP 1200 CFM 3 TON DRIVE"},{"number":"911277","date":"2018-09-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-12","scope":"INSTALL 3 TON HEAT PUMP 1200 CFM 3 TON DRIVE."},{"number":"920024","date":"2018-11-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-12","scope":"INSTALLATION OF 5 TON 2,000 CFM SYSTEM. INSTALLATION OF DUCTWORK"},{"number":"920020","date":"2018-11-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-12","scope":"INSTALLATION OF 5 TON 2,000 CFM SYSTEM. INSTALLATION OF DUCTWORK."},{"number":"920194","date":"2018-11-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-12","scope":"INSTALLATION OF 3.5 TON 1400 CFM. INSTALLATION OF DUCTWORK."},{"number":"920203","date":"2018-11-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-12","scope":"INSTALLATION OF 2.5 TON 1,000 CFM SYSTEM. INSTALLATION OF DUCTWORK."},{"number":"920214","date":"2018-11-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-12","scope":"INSTALLATION OF 2.5 TON 1,000 CFM SYSTEM. INSTALLATION OF DUCTWORK."},{"number":"920224","date":"2018-11-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-12","scope":"INSTALLATION OF 2.5 TON 1,000 CFM SYSTEM. INSTALLATION OF DUCTWORK."},{"number":"920205","date":"2018-11-02","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-12","scope":"INSTALLATION OF 2.5 TON 1000 CFM SYSTEM. INSTALLATION OF DUCTWORK."},{"number":"934238","date":"2019-02-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-09-22","scope":"FOR LEVEL II INTERIOR ALTERATIONS WITHIN UNIT 101B FOR TENANT FIT OUT PER SUBMITTED PLANS. SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. SEPARATE PERMITS REQUIRED FROM PA DEPT OF LABOR & INDUSTRY FOR PLATFORM LIFT INSTALLATION.**"},{"number":"923861","date":"2019-02-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-09-27","scope":"WIRING FOR ALL TENANT SPACES,COMMOM AREAS,BATHROOMS UTILITY CLOSETS AND ROOF TOP UNITS. POWER DISTRIBUTION TO TENANT SPACES. INSTALL COMPLETE FIR E ALARM SYSTEM, EMERGENCY GENERATOR AND ASSOCIATED EQUIPMENT * NO SERVICE WORK * AS PER PLANS SUBMITTED INSTALL COMPLETE FIRE ALARM SYSTEM AS PER PLAN"},{"number":"949607","date":"2019-06-25","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-06-16","scope":"ALTERATIONS: INTERIOR PLUMBING;AMENITY SPACES AS SHOWN ON APPROVED PLANS. ARTISAN STUDIO FIT-OUTS & AMENITY SPACE FIT-OUTS-THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004 STACK, BRANCH LINES WATER HEATERS WATER CLOSETS LAVS, DOMESTIC WATER SANITARY ROUGH IN TO EXISTING MAIN DRAIN WATER HEATER AND GAS LINES."},{"number":"997889","date":"2019-07-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-12","scope":"Install 1 heat pump & AC with ductwork"},{"number":"997893","date":"2019-07-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-16","scope":"Install 1 heat pump & AC with ductwork"},{"number":"953757","date":"2019-08-08","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-28","scope":"INSTALL 13.2 HIGH VOLTAGE EQUIPMENT AND THE CONNECTION TO THE SUB-STATION TRANSFORMER AND ASSOCIATED EQUIPMENT INCLUDING THE FIRE PUMP AND JOCKEY PUMP AS PER PER 2008 NEC 2007 NFPA 20 (EAST DISTRICT)."},{"number":"1001209","date":"2019-08-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-12","scope":"Install 1 heat pump & AC with ductwork"},{"number":"1001213","date":"2019-08-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-12","scope":"Install 1 heat pump & AC with ductwork"},{"number":"1001220","date":"2019-08-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-12","scope":"Install 1 heat pump & AC with ductwork"},{"number":"953657","date":"2019-08-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-09-22","scope":"PRESCRIPTIVE ALTERATIONS FOR RENOVATIONS LIMITED TO ELEVATOR SHAFT ENCLOSURE MODIFICATION (SEPARATE PA L&I PERMIT REQ'D FOR ELEVATOR INSTALL), EXTERIOR WINDOW LINTEL REPLACEMENT, ERECTION OF STRUCTURAL STEEL LOBBY WALKKWAY & NON-EGRESS STAIR, BATHROOM RENOVVATIONS THROUGHOUT, ALTERATIONS TO ROOF FOR REPLACEMENT OF ROOF COVERING W/ SKYLIGHT ASSEMBLY & ASSOCIATED STRUCTURAL SUPPORT, ROOF ALTERATIONS FOR FUTURE HVAC EQUIPMENT, & ASSOCIATED FINISH WORK PER APPROVED PLANS; BUILDING IS FULLY SPRINKLERED. SEPARATE PERMIT REQ'D FOR ANY MECH., ELEC., PLUMB., & FIRESUPP. WORK. NO CERTIFICATE OF OCCUPANCY (CO) OR LAWFUL OCCUPANCY (LO) PART OF THIS PERMIT."},{"number":"997868","date":"2019-09-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2022-09-27","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13, TIEING INTO EXISTING SYSTEM; FOR THE INSTALLATION OF STANDPIPES, AT EXIT STAIRS, IN ACCORDANCE WITH NFPA 14, AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"930573","date":"2019-10-22","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-12","scope":"FOR THE INSTALLATION OF MECHANICAL WORK TO INCLUDE REGISTERS/DIFFUSER, DUCTWORK, ROOF TOP PACKAGE UNITS AND FANS AIR HANDLING UNITS, AND ALL OTHER WORK AS PER MARKED UP PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL AND PLUMBING WORK."},{"number":"1018657","date":"2019-11-01","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-08-16","scope":"CERTIFICATE OF OCCUPANCY FOR BUSINESS (RESTAURANT) IN AN EXISTING STRUCTURE. NO ALTERATIONS ON THIS PERMIT."},{"number":"1021131","date":"2020-06-02","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-09-27","scope":"PRESCRIPTIVE INTERIOR ALTERATIONS TO SUITE 216 OF EXISTING BUILDING TO INCLUDE THE INSTALLATION OF A NEW STAIRCASE, CONNECTING THE SECOND FLOOR TO THE CORRESPONDING 3RD FLOOR OF THE SUITE. ALL WORK TO BE DONE IN ACCORDANCE WITH APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR M.E.P. AND FIRE SUPPRESSION WORK. ** 2018 IEBC **"},{"number":"ZP-2020-005855","date":"2020-10-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-10","scope":"Assembly and Entertainment"},{"number":"ZP-2021-009083","date":"2021-08-11","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-10","scope":"Office - Business and Professional"},{"number":"ZP-2021-014879","date":"2021-11-22","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-10","scope":"Office - Business and Professional"},{"number":"ZP-2022-004062","date":"2022-04-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-10","scope":"Medical, Dental, and Health Practitioner - Sole Medical, Dental, and Health Practitioner"},{"number":"AP-2022-004800","date":"2022-07-12","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-09-28","scope":"FOR A CERTIFICATE OF OCCUPANCY FOR BUSINESS USE (GROUP B) WITH MULTIPLE TENANTS IN AN EXISTING TYPE IIIB BUILDING. NO ALTERATIONS WORK UNDER THIS PERMIT."},{"number":"AP-2022-008806","date":"2022-11-11","work":"Lawful Occupancy (LO) ONLY","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-11-23","scope":"Lawful occupancy signs for three common area / event spaces in the building."},{"number":"AP-2022-010083","date":"2022-12-09","work":"Lawful Occupancy (LO) ONLY","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2022-12-13","scope":"Lawful occupancy signs for 3rd Floor Lounge + Banquite Area."},{"number":"PP-2023-012518","date":"2023-09-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-15","scope":"REPLACE 1\" BACKFLOW DEVICE"},{"number":"CP-2025-004475","date":"2025-10-03","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-02-19","scope":"FOR DOOR SWINGS MODIFICATION ON THE 1ST AND 3RD FLOOR AS PER APPROVED PLANS ."},{"number":"ZP-2026-007235","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":"Personal Services - Body Art Service; Personal Services"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2022,"k":"permit","w":"Lawful Occupancy (LO) ONLY"},{"y":2022,"k":"permit","w":"Lawful Occupancy (LO) ONLY"},{"y":2023,"k":"viol","w":"9 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2025,"k":"viol","w":"17 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 10 failed, 3 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 2 failed, 2 passed"}],"rented":false,"licenses":[{"number":"836534","type":"Food Preparing and Serving","status":"Inactive","businessName":"PERLA CAFE LLC","legalName":"PERLA CAFE LLC","address":"1516-54 N 5TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2020-02-10","latestIssueDate":"2021-07-26","expirationDate":"2022-02-09","inactiveDate":"2022-04-10"},{"number":"922956","type":"Special Assembly Occupancy","status":"Active","businessName":"Billy Penn Studios Events LLC","legalName":"Billy Penn Studios Events LLC","address":"1516-54 N 5TH ST","revenueCode":"3006","rentalCategory":null,"units":null,"issuedDate":"2023-05-05","latestIssueDate":"2025-06-13","expirationDate":"2027-05-04","inactiveDate":null},{"number":"925268","type":"Food Manufacturer / Wholesaler","status":"Active","businessName":"Bean2Bean Cafe","legalName":"Bean2Bean Cafe","address":"1516-54 N 5TH ST","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2023-06-02","latestIssueDate":"2026-05-26","expirationDate":"2027-06-01","inactiveDate":null},{"number":"0962183","type":"Food Preparing and Serving","status":"Active","businessName":"Bean2Bean, LLC","legalName":"Bean2Bean, LLC","address":"1516-54 N 5TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-09-27","latestIssueDate":"2025-10-09","expirationDate":"2026-09-26","inactiveDate":null}],"licenseActivity":[{"number":"0962183","type":"Food Preparing and Serving","businessName":"Bean2Bean, LLC","legalName":"Bean2Bean, LLC","issuedDate":"2024-09-27","latestIssueDate":"2025-10-09","closureDate":null,"expirationDate":"2026-09-26","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"925268","type":"Food Manufacturer / Wholesaler","businessName":"Bean2Bean Cafe","legalName":"Bean2Bean Cafe","issuedDate":"2023-06-02","latestIssueDate":"2026-05-26","closureDate":null,"expirationDate":"2027-06-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"922956","type":"Special Assembly Occupancy","businessName":"Billy Penn Studios Events LLC","legalName":"Billy Penn Studios Events LLC","issuedDate":"2023-05-05","latestIssueDate":"2025-06-13","closureDate":null,"expirationDate":"2027-05-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"836534","type":"Food Preparing and Serving","businessName":"PERLA CAFE LLC","legalName":"PERLA CAFE LLC","issuedDate":"2020-02-10","latestIssueDate":"2021-07-26","closureDate":"2022-04-10","expirationDate":"2022-02-09","inactiveDate":"2022-04-10","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":"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":"3 permits not marked completed: 612293 (Cancelled), 911221 (Expired), ZP-2026-007235 (Denied). 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Mar 10, 2026; Fire Alarm Certification: Certified through Jun 26, 2027; Sprinkler Certification: Certified through Jun 10, 2027","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":"15 failed, 5 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 26, 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 Preparing and Serving #836534: Inactive since Apr 10, 2022","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 27 historical violations across 5 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/"}]}