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[SEE A/P #189000 AND 186743]"},{"number":"243312","date":"2009-10-27","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-02-08","scope":"RELOCATE EXISTING VAV'S & DIFFUSERS ADD.1 NEW VAV AND NEW DIFFUSERS"},{"number":"245043","date":"2009-10-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-02-04","scope":"REPLACE 94 DEVICES, 82 SMOKE DETECTORS, 12 HEAT DETECTORS 2 KEY PADS WITH NO ADDITIONAL WIRING AS PER NFPA72 (NORTH DISTRICT)"},{"number":"243133","date":"2009-11-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL RECEPTACLES, LIGHTING & POWER AS PER PLANS."},{"number":"258846","date":"2010-01-26","work":"Fast form building","type":"L_FFORM","description":"FAST FORM BUILDING PERMIT","status":"COMPLETED","completedDate":"2010-01-29","scope":null},{"number":"265193","date":"2010-03-23","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLATION OF RECEPTACLES LIGHTING & POWER AS PER PLANS 2008 NEC (NORTH DISTRICT)"},{"number":"270706","date":"2010-04-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-07-07","scope":"REMOVE FIXTURES, RELOCATE ROUGH-INS AND INSTALL NEW FIXTURES: (9)WATER CLOSETS, (9)LAV SINKS"},{"number":"271990","date":"2010-04-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-07-19","scope":"MECHANICAL DEMO AND INSTALLATION OF NEW HVAC SYSTEM, ACCESSORY MECHANICALS AS PER PLANS. IN CONJUNCTION WITH PRIOR APPROVED ALTERATIONS PERMIT AP193603 SEE FOR ALL APPROVALS."},{"number":"282669","date":"2010-06-02","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-07-19","scope":"RELOCATE 100 SPRINKLER HEADS (1ST FLOOR)"},{"number":"357215","date":"2011-08-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-08-09","scope":"USE SPACE FOR NEW EDUCATION TENANT."},{"number":"356190","date":"2011-08-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-09-07","scope":"3RD FLOOR - INSTALL (6)WATER CLOSETS, (6)LAVATORIES, (4)URINALS, (2)FLOOR DRAINS AND (1)MOP SINK - CONNECT TO EXISTING SERVICES"},{"number":"357230","date":"2011-08-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-09-13","scope":"INTERIOR RENOVATIONS TO A PORTION OF THE THIRD FLOOR TO CREATE A NEW EDUCATIONAL CENTER AS PER PLANS."},{"number":"359658","date":"2011-08-23","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-09-07","scope":"RELOCATE 100 SPRINKLER HEADS (3RD FLOOR THROUGHOUT)"},{"number":"359227","date":"2011-08-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-09-07","scope":"INSTALL (14) NEW DIFFUSERS & DUCTWORK FOR 3RD FLOOR FITOUT PER PLANS"},{"number":"359334","date":"2011-08-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-02-21","scope":"ELECTRICAL RENOVATION OF THE PROPERTY AS PER PLANS - ELECTRICAL SERVICE AND BROACH CIRCIT FEEDS ARE RE-USED - AS PER 2008 NEC"},{"number":"393549","date":"2012-03-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-03-15","scope":"BASEMENT USE TO BUISNESS USE NEW WIC OFFICE"},{"number":"393568","date":"2012-03-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-06-05","scope":"INTERIOR ALTERATIONS TO EXISTING TENANT SPACE TO CREATE IMPROVED OFFICE SPACE."},{"number":"397782","date":"2012-04-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-07-26","scope":"WIRE AND INSTALL 8 RECEPTS,2 SW,3 EMERGENCY LIGHTS,2 CIRCUITS FOR FURNITURE AS PER 2008 NEC (OFFICE SPACE)"},{"number":"398801","date":"2012-04-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-06-05","scope":"ROUGH-IN FOR KITCHEN SINK"},{"number":"432620","date":"2012-10-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-12-18","scope":"INSTALLATION OF BURGLAR ALARM AS PER NEC 2008 (COMM)"},{"number":"CP-2022-005712","date":"2022-10-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-05-05","scope":"MAKE SAFE PERMIT- For replacing windows and resetting brick to repair wall per plans to resolve case CF-2022-099225. No structural work proposed. Abutting sidewalk must be closed with fencing a minimum of 6’ in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case CF-2022-099225. In accordance with Code Bulletin PM-1801, a PA professional engineer is required to monitor repairs made under this permit. The engineer must submit a sealed statement to the Department confirming that the structure is in sound condition at completion.”"},{"number":"ZP-2024-009615","date":"2024-09-17","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Office - Business and Professional"},{"number":"PP-2024-013692","date":"2024-10-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2025-04-05","scope":"NEW 2 IN. WD & 1 - 2IN. BACKFLOW"},{"number":"CP-2025-002479","date":"2025-05-29","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-12-15","scope":"FOR LEVEL II INTERIOR ALTERATIONS AT THE FIRST FLOOR OF AN EXISTING I4 OCCUPANCY (CHILD DAY CARE). ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVMENTS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2025-006736","date":"2025-07-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-11-19","scope":"INSTALL WIRING, LIGHTING, LIGHTING CONTROLS, EXIT SIGNS, EMERGENCY LIGHTING, RECEPTACLE OUTLETS. INSTALL DEDICATED BRANCH CIRCUITS FOR THE KITCHEN AND HVAC EQUIPMENT, WATER HEATER, EJECTOR SUMP PUMPS AND WASHER AND DRYER. REPLACING FIRE ALARM DEVICES. ALL WORK TO BE DONE ACCORDING TO THE 2017 NEC, 2016 NFPA 72 AND PER PLANS."},{"number":"MP-2025-004024","date":"2025-08-13","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-12-15","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"FP-2025-001969","date":"2025-09-19","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-12-15","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 75 sprinkler heads in basement for tenant fit out"},{"number":"PP-2025-011417","date":"2025-10-02","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-12-15","scope":"RENOVATIONS TO DAY CARE. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. ALL VENTING TO BE DESIGNED AND INSTALLED ION ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL MATERIALS AND PIPING TO BE METALLIC. ALL WORK TO BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"viol","w":"4 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[{"number":"210117","type":"Food Caterer","status":"Inactive","businessName":"BRIGHTSIDE ACADEMY INC","legalName":"BRIGHTSIDE ACADEMY INC","address":"301-31 E CHELTEN AVE","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2004-06-09","latestIssueDate":"2014-04-22","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"210150","type":"Food Preparing and Serving (30+ SEATS)","status":"Closed","businessName":"BRIGHTSIDE ACADEMY INC","legalName":"BRIGHTSIDE ACADEMY INC","address":"301-31 E CHELTEN AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-07-14","latestIssueDate":"2016-04-21","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"518071","type":"Dumpster License - Private Property","status":"Closed","businessName":"BRIGHTSIDE ACADEMY INC","legalName":"BRIGHTSIDE ACADEMY INC","address":"301-31 E CHELTEN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-10-27","latestIssueDate":"2013-07-30","expirationDate":null,"inactiveDate":null},{"number":"542523","type":"Dumpster License - Private Property","status":"Active","businessName":"PHILA SUBURBAN DEVELOPMENT CORPORATION","legalName":"PHILA SUBURBAN DEVELOPMENT CORPORATION","address":"301-31 E CHELTEN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-08-25","latestIssueDate":"2013-09-25","expirationDate":null,"inactiveDate":null},{"number":"545039","type":"Dumpster License - Private Property","status":"Inactive","businessName":"PHASE 4 LEARNING CENTER INC","legalName":"PHASE 4 LEARNING CENTER INC","address":"301-31 E CHELTEN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-09-28","latestIssueDate":"2011-09-28","expirationDate":null,"inactiveDate":null},{"number":"548575","type":"Dumpster License - Private Property","status":"Inactive","businessName":"PHASE 4 LEARNING CENTER INC","legalName":"PHASE 4 LEARNING CENTER INC","address":"301-31 E CHELTEN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-11-10","latestIssueDate":"2011-11-10","expirationDate":"2012-07-31","inactiveDate":null},{"number":"580870","type":"Dumpster License - Private Property","status":"Inactive","businessName":"VISION QUEST NATIONAL LTD","legalName":"VISION QUEST NATIONAL LTD","address":"301-31 E CHELTEN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-12-31","latestIssueDate":"2012-12-31","expirationDate":"2013-07-31","inactiveDate":"2014-01-13"},{"number":"606884","type":"Dumpster License - Private Property","status":"Active","businessName":"NORTH INC","legalName":"NORTH INC","address":"301-31 E CHELTEN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-10-04","latestIssueDate":"2013-10-04","expirationDate":null,"inactiveDate":null},{"number":"719044","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"KINGDOM KIDS CHRISTIAN LEARNING CENTER","legalName":"KINGDOM KIDS CHRISTIAN LEARNING CENTER","address":"301-31 E CHELTEN AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2016-11-08","latestIssueDate":"2019-01-08","expirationDate":"2019-11-07","inactiveDate":"2020-01-06"},{"number":"0996202","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Brightside Academy Philadelphia LLC","legalName":"Brightside Academy Philadelphia LLC","address":"301-31 E CHELTEN AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-12-23","latestIssueDate":"2025-12-23","expirationDate":"2026-12-22","inactiveDate":null}],"licenseActivity":[{"number":"0996202","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Brightside Academy Philadelphia LLC","legalName":"Brightside Academy Philadelphia LLC","issuedDate":"2025-12-23","latestIssueDate":"2025-12-23","closureDate":null,"expirationDate":"2026-12-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"719044","type":"Food Preparing and Serving (30+ SEATS)","businessName":"KINGDOM KIDS CHRISTIAN LEARNING CENTER","legalName":"KINGDOM KIDS CHRISTIAN LEARNING CENTER","issuedDate":"2016-11-08","latestIssueDate":"2019-01-08","closureDate":"2020-01-06","expirationDate":"2019-11-07","inactiveDate":"2020-01-06","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"606884","type":"Dumpster License - Private Property","businessName":"NORTH INC","legalName":"NORTH INC","issuedDate":"2013-10-04","latestIssueDate":"2013-10-04","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"580870","type":"Dumpster License - Private Property","businessName":"VISION QUEST NATIONAL LTD","legalName":"VISION QUEST NATIONAL LTD","issuedDate":"2012-12-31","latestIssueDate":"2012-12-31","closureDate":"2014-01-13","expirationDate":"2013-07-31","inactiveDate":"2014-01-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"548575","type":"Dumpster License - Private Property","businessName":"PHASE 4 LEARNING CENTER INC","legalName":"PHASE 4 LEARNING CENTER INC","issuedDate":"2011-09-28","latestIssueDate":"2011-11-10","closureDate":"2012-07-31","expirationDate":"2012-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"542523","type":"Dumpster License - Private Property","businessName":"PHILA SUBURBAN DEVELOPMENT CORPORATION","legalName":"PHILA SUBURBAN DEVELOPMENT CORPORATION","issuedDate":"2011-08-25","latestIssueDate":"2013-09-25","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"518071","type":"Dumpster License - Private Property","businessName":"BRIGHTSIDE ACADEMY INC","legalName":"BRIGHTSIDE ACADEMY INC","issuedDate":"2010-10-27","latestIssueDate":"2013-07-30","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"210150","type":"Food Preparing and Serving (30+ SEATS)","businessName":"BRIGHTSIDE ACADEMY INC","legalName":"BRIGHTSIDE ACADEMY INC","issuedDate":"2004-07-14","latestIssueDate":"2016-04-21","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"210117","type":"Food Caterer","businessName":"BRIGHTSIDE ACADEMY INC","legalName":"BRIGHTSIDE ACADEMY INC","issuedDate":"2004-06-09","latestIssueDate":"2014-04-22","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","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":["7 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 #50058: 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":"2 permits not marked completed: CP-2022-005712 (Expired), PP-2024-013692 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 25 historical violations across 6 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"Sprinkler Certification: Certified through Feb 17, 2026; Emergency and Standby Power Systems Certification: Certified through Feb 25, 2027; Fire Alarm Certification: Certified through Feb 16, 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":"20 failed, 8 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 10, 2024.","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 Caterer #210117: Inactive since Jun 29, 2015; Food Preparing and Serving (30+ SEATS) #210150: Closed since Jun 29, 2017; Dumpster License - Private Property #518071: Closed; Dumpster License - Private Property #545039: Inactive","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"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/"}],"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/"}]}