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FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13 STANDARD."},{"number":"906232","date":"2018-10-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-01-18","scope":"USING EXISTING HOUSE PANEL, LIGHTING, SWITCHES, RECEPTACLES, EMERGENCY LIGHTS, CATV & PHONE AND RELOCATE EXISTING FIRE ALARM DEVICES AS REQUIRED WITH NO ADDITIONAL WIRING AS PER NEC 2008 EAST DISTRICT"},{"number":"917976","date":"2018-11-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-11-27","scope":"NEW DRAINS & WATER LINES FOR BATHROOM, NEW SHOWER, NEW SINK & NEW ADA TOILET THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"932236","date":"2018-12-11","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-10-20","scope":"EXTENSION OF AN EXISTING NFPA 13 SPRINKLER SYSTEM TO PROTECT NEW FIRST FLOOR CORRIDORS AS PER APPROVED PLANS. NO WORK TO EXISTING SPRINKLER RISER. WORK TO BE PERFORMED BY A PHILADELPHIA LICENSED FIRE SUPPRESSION CONTRACTOR."},{"number":"943113","date":"2019-01-22","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL APPROX 10 NEW LIGHTS WITH 2 NEW ENERGY LIGHTS IN NEW HALLWAY FROM EXISTING LIGHTING CIRCUIT, PER 2008 NEC"},{"number":"941626","date":"2019-02-28","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-11-01","scope":"AMENDMENT TO EXISTING BUILDING PERMIT NO. #859765"},{"number":"947018","date":"2019-05-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-06-13","scope":"FOR THE INSTALLATION OF TWO NEW INDOOR WALK IN COOLER 9X18. AND 8X10 IN THE EXPANDED KITCHEN OF EXISITNG RESTAURANT IN SPACE #106. SEE AP#859765 FOR THE ALTERATION WORK."},{"number":"991411","date":"2019-07-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-10-21","scope":"INSTALL (1) MINI SPLIT SYSTEM. (COMMERCIAL)"},{"number":"1000494","date":"2019-08-15","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-10-20","scope":"ALTERATIONS TO EXISTING NFPA 13 SPRINKLER SYSTEM TO ACCOMODATE NEW TENANT LAYOUT TO INCLUDE DEMOLITION, INSTALLATION AND RELOCATION OF SPRINKLER LINES AND HEADS AS PER APPROVED PLANS."},{"number":"972647","date":"2019-08-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-08-27","scope":"PER ZBA PROVISO - TEMPORARY TO EXPIRE ON 08/01/2024 FOR A TATTOO STUDIO AS PART OF AN EXISTING MULTI-TENANT STRUCTURE WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS PERMIT."},{"number":"1027554","date":"2019-11-18","work":"Roof Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-03-25","scope":"EZ PERMIT RE-ROOFING REMOVE DONNAGE/METAL FLU AND ROOFING AND REPLACE ROOF COVERING, RE-INSTALL DONNAGE AS NEEDED. For the Installation of New Roof Coverings on Exiting Roofs as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"1039330","date":"2020-01-06","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2020-01-06","scope":"FOR A PERSONAL SERVICE AT SPACE# 325 AT THIRD FLOOR IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED. NO SIGN ON THIS APPLICATION."},{"number":"1044581","date":"2020-02-28","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2020-03-04","scope":"FOR A CERTIFICATE OF OCCUPANCY OF A PERSONAL SERVICE USE WITHIN AN EXISTING 3-STORY ATTACHED STRUCTURE. NO ALTERATION PROPOSED IN THIS PERMIT. SEPARATE PERMIT REQUIRED FOR ANY INTERIOR FITOUT."},{"number":"ZP-2020-000311","date":"2020-03-29","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":null},{"number":"GM-2020-000606","date":"2020-04-21","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-11-01","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2020-002378","date":"2020-05-29","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-09-27","scope":"Timer and branch circuit for new exterior wall sign per 2017 NEC."},{"number":"ZP-2021-006333","date":"2021-06-08","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"CP-2021-001818","date":"2021-06-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-11-26","scope":"INTERIOR ALTERATION TO THE ROOM#100 AS PER APPROVED PLAN"},{"number":"MP-2021-004930","date":"2021-08-09","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2024-09-27","scope":"FOR MECHANICAL ALTERATIONS TO INCLUDE THE INSTALLATION OF CU'S, MINI SPLIT-SYSTEMS, AND EXHASUT FANS, AS PER APPROVED PLANS."},{"number":"FP-2021-002089","date":"2021-08-11","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-10-08","scope":"FOR THE INSTALLATION OF 27 NEW PENDENT SPRINKLERS TO AN EXISTING FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE A SIX (6) INCH AMES 2000SS BACK FLOW PREVENTER ASSEMBLY. AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2021-004649","date":"2021-08-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-11-26","scope":"WIRING CUBICLES AND LIGHTING FOR OFFICE SPACES to an existing panel, HVAC to a new sub panel on existing service. AS PER ATTACHED PLANS AS PER 2017 NEC"},{"number":"ZP-2022-004618","date":"2022-05-06","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"PP-2023-013022","date":"2023-09-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-09-26","scope":"Replace exterior house drain, curb trap and fresh air inlet per 2018 Philadelphia Plumbing Code."},{"number":"GM-2024-003795","date":"2024-05-09","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2024-12-12","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2024-010762","date":"2024-10-21","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE STATICALLY ILLUMINATED ACCESSORY PROJECTING SIGN. SIZE AND LOCATION AS SHOWN IN PLANS."},{"number":"GP-2024-009245","date":"2024-11-12","work":"Sign","type":"General","description":"General Permit","status":"Expired","completedDate":"2025-05-14","scope":"FOR THE ERECTION OF ONE (1) STATICALLY ILLUMINATED PROJECTION SIGN. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS. SEPARATE ELECTRICAL PERMITS ARE REQUIRED."}],"storyTag":"New construction","storyDelta":4.42,"timeline":[{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Wall Covering Replacement"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"permit","w":"Sign"}],"rented":false,"licenses":[{"number":"493120","type":"Special Assembly Occupancy","status":"Inactive","businessName":"SKYBOX PRODUCTIONS LLC","legalName":"SKYBOX PRODUCTIONS LLC","address":"2410-50 E YORK ST","revenueCode":"3006","rentalCategory":null,"units":null,"issuedDate":"2013-01-24","latestIssueDate":"2013-01-24","expirationDate":"2015-08-31","inactiveDate":"2014-12-03"},{"number":"641224","type":"Dumpster License - Private Property","status":"Active","businessName":"2424 EAST YORK PARTNERS LP","legalName":"2424 EAST YORK PARTNERS LP","address":"2410-50 E YORK ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-09-11","latestIssueDate":"2014-09-11","expirationDate":null,"inactiveDate":null},{"number":"648359","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"MUGSHOTS DINER PHILADELPHIA LLC","legalName":"MUGSHOTS DINER PHILADELPHIA LLC","address":"2410-50 E YORK ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2014-12-03","latestIssueDate":"2014-12-03","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"653273","type":"Dumpster License - Private Property","status":"Active","businessName":"JB  VENTURE 4 LLC","legalName":"JB  VENTURE 4 LLC","address":"2410-50 E YORK ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2015-01-26","latestIssueDate":"2015-01-26","expirationDate":null,"inactiveDate":null},{"number":"700253","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"MUGSHOT 2424 LLC","legalName":"MUGSHOT 2424 LLC","address":"2410-50 E YORK ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2016-04-26","latestIssueDate":"2018-04-11","expirationDate":"2019-04-25","inactiveDate":"2019-06-24"},{"number":"793942","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"KARAN SAMAR LLC","legalName":"KARAN SAMAR LLC ","address":"2410-50 E YORK ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2018-11-07","latestIssueDate":"2026-07-09","expirationDate":"2026-11-06","inactiveDate":null},{"number":"845271","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"KARAN SAMAR LLC","legalName":"KARAN SAMAR LLC ","address":"2410-50 E YORK ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-07-04","latestIssueDate":"2021-12-22","expirationDate":"2023-01-01","inactiveDate":"2023-03-01"},{"number":"852093","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"STARLIGHT STARBRIGHT PLAY & LEARN IN","legalName":"STARLIGHT STARBRIGHT PLAY & LEARN IN ","address":"2410-50 E YORK ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2020-09-24","latestIssueDate":"2025-08-13","expirationDate":"2026-09-23","inactiveDate":null},{"number":"0978736","type":"Annual Small Games Of Chance","status":"Inactive","businessName":"Storm the Heavens Fund","legalName":"Storm the Heavens Fund","address":"2410-50 E YORK ST","revenueCode":"3843","rentalCategory":null,"units":null,"issuedDate":"2025-05-13","latestIssueDate":"2025-05-13","expirationDate":"2026-05-12","inactiveDate":"2026-07-10"},{"number":"0982154","type":"Special Permit","status":"Expired","businessName":"Storm the Heavens Fund","legalName":"Storm the Heavens Fund","address":"2410-50 E YORK ST","revenueCode":"3845","rentalCategory":null,"units":null,"issuedDate":"2025-06-23","latestIssueDate":"2025-06-23","expirationDate":"2026-06-22","inactiveDate":null}],"licenseActivity":[{"number":"0982154","type":"Special Permit","businessName":"Storm the Heavens Fund","legalName":"Storm the Heavens Fund","issuedDate":"2025-06-23","latestIssueDate":"2025-06-23","closureDate":"2026-06-22","expirationDate":"2026-06-22","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false},{"number":"0978736","type":"Annual Small Games Of Chance","businessName":"Storm the Heavens Fund","legalName":"Storm the Heavens Fund","issuedDate":"2025-05-13","latestIssueDate":"2025-05-13","closureDate":"2026-07-10","expirationDate":"2026-05-12","inactiveDate":"2026-07-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"852093","type":"Food Preparing and Serving (30+ SEATS)","businessName":"STARLIGHT STARBRIGHT PLAY & LEARN IN","legalName":"STARLIGHT STARBRIGHT PLAY & LEARN IN ","issuedDate":"2020-09-24","latestIssueDate":"2025-08-13","closureDate":null,"expirationDate":"2026-09-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"845271","type":"Sidewalk Cafe (Temporary)","businessName":"KARAN SAMAR LLC","legalName":"KARAN SAMAR LLC ","issuedDate":"2020-07-04","latestIssueDate":"2021-12-22","closureDate":"2023-03-01","expirationDate":"2023-01-01","inactiveDate":"2023-03-01","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"793942","type":"Food Preparing and Serving (30+ SEATS)","businessName":"KARAN SAMAR LLC","legalName":"KARAN SAMAR LLC ","issuedDate":"2018-11-07","latestIssueDate":"2026-07-09","closureDate":null,"expirationDate":"2026-11-06","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"700253","type":"Food Preparing and Serving (30+ SEATS)","businessName":"MUGSHOT 2424 LLC","legalName":"MUGSHOT 2424 LLC","issuedDate":"2016-04-26","latestIssueDate":"2018-04-11","closureDate":"2019-06-24","expirationDate":"2019-04-25","inactiveDate":"2019-06-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"653273","type":"Dumpster License - Private Property","businessName":"JB  VENTURE 4 LLC","legalName":"JB  VENTURE 4 LLC","issuedDate":"2015-01-26","latestIssueDate":"2015-01-26","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"648359","type":"Food Preparing and Serving (30+ SEATS)","businessName":"MUGSHOTS DINER PHILADELPHIA LLC","legalName":"MUGSHOTS DINER PHILADELPHIA LLC","issuedDate":"2014-12-03","latestIssueDate":"2014-12-03","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"641224","type":"Dumpster License - Private Property","businessName":"2424 EAST YORK PARTNERS LP","legalName":"2424 EAST YORK PARTNERS LP","issuedDate":"2014-09-11","latestIssueDate":"2014-09-11","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"493120","type":"Special Assembly Occupancy","businessName":"SKYBOX PRODUCTIONS LLC","legalName":"SKYBOX PRODUCTIONS LLC","issuedDate":"2013-01-24","latestIssueDate":"2013-01-24","closureDate":"2014-12-03","expirationDate":"2015-08-31","inactiveDate":"2014-12-03","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"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":["4 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":"Appeal #10929: CLOSED · Granted with conditions; related permit 256773. Use permit #133165: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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":"9 permits not marked completed: 932236 (Expired), 943113 (Issued), 991411 (Expired), 1000494 (Expired), 1027554 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"31 failed, 48 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Oct 27, 2021.","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":"Special Assembly Occupancy #493120: Inactive since Dec 3, 2014; Food Preparing and Serving (30+ SEATS) #648359: Inactive since Jun 29, 2015; Food Preparing and Serving (30+ SEATS) #700253: Inactive since Jun 24, 2019; Sidewalk Cafe (Temporary) #845271: Inactive since Mar 1, 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 75 historical violations across 41 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Apr 27, 2027; Sprinkler Certification: Certified through Sep 4, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}