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Private Property","status":"Inactive","businessName":"NATEMI LLC","legalName":"NATEMI LLC","address":"1319A-25 MARKET ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2004-07-28","latestIssueDate":"2004-07-28","expirationDate":"2010-07-31","inactiveDate":null},{"number":"297498","type":"Handbill Distribution","status":"Inactive","businessName":"NATEMI LLC","legalName":"NATEMI LLC","address":"1319A-25 MARKET ST","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2004-07-28","latestIssueDate":"2008-08-21","expirationDate":"2009-08-31","inactiveDate":"2011-08-13"},{"number":"208137","type":"Food Preparing and Serving","status":"Inactive","businessName":"NATEMI LLC","legalName":"NATEMI LLC","address":"1319A-25 MARKET ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-08-16","latestIssueDate":"2008-04-30","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"371478","type":"Sidewalk Cafe","status":"Inactive","businessName":"JSL INCORPORATED (PASSEROS GOURMET COFFEE)","legalName":"JSL INCORPORATED","address":"1319A-25 MARKET ST","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2006-06-05","latestIssueDate":"2006-06-05","expirationDate":"2007-06-30","inactiveDate":"2011-12-14"},{"number":"440440","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"DOO SEU PARK (T/A C&C GIFT & VARIETY)","legalName":"DOO SEU PARK","address":"1319A-25 MARKET ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2008-04-03","latestIssueDate":"2008-04-03","expirationDate":"2009-04-30","inactiveDate":"2010-09-15"},{"number":"447777","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"C & C GIFT SHOP INC","legalName":"C & C GIFT SHOP INC","address":"1319A-25 MARKET ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2008-06-04","latestIssueDate":"2013-04-11","expirationDate":"2014-04-30","inactiveDate":"2013-07-23"},{"number":"480418","type":"Food Preparing and Serving","status":"Inactive","businessName":"PASTO ITALIAN SPECIALITIES","legalName":"PASTO ITALIAN SPECIALITIES","address":"1319A-25 MARKET ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-08-05","latestIssueDate":"2009-08-05","expirationDate":"2010-04-30","inactiveDate":"2012-12-22"},{"number":"514611","type":"Dumpster License - Private Property","status":"Inactive","businessName":"C & C GIFT SHOP INC","legalName":"C & C GIFT SHOP INC","address":"1319A-25 MARKET ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-09-15","latestIssueDate":"2012-06-28","expirationDate":"2013-07-31","inactiveDate":"2013-07-30"},{"number":"514703","type":"Dumpster License - Private Property","status":"Active","businessName":"GRANITE PENN SQUARE LLC (RESIDENCE INN BY MARRIOTT)","legalName":"GRANITE PENN SQUARE LLC","address":"1319A-25 MARKET ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-09-16","latestIssueDate":"2013-08-15","expirationDate":null,"inactiveDate":null},{"number":"567112","type":"Dumpster License - Private Property","status":"Active","businessName":"7-ELEVEN INC","legalName":"7-ELEVEN INC","address":"1319A-25 MARKET ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-06-18","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null},{"number":"581373","type":"Dumpster License - Private Property","status":"Active","businessName":"SHIVDHARA INC (SUBWAY)","legalName":"SHIVDHARA INC","address":"1319A-25 MARKET ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-01-07","latestIssueDate":"2013-07-20","expirationDate":null,"inactiveDate":null},{"number":"581644","type":"Food Preparing and Serving","status":"Inactive","businessName":"SHIVDHARA INC (SUBWAY)","legalName":"SHIVDHARA INC","address":"1319A-25 MARKET ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2013-01-09","latestIssueDate":"2021-03-17","expirationDate":"2022-04-30","inactiveDate":"2022-06-29"},{"number":"600390","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"BYOUNGD LIM (C&C GENERAL GIFT SHOP)","legalName":"BYOUNGD LIM","address":"1319A-25 MARKET ST","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2013-07-23","latestIssueDate":"2018-07-23","expirationDate":"2019-04-30","inactiveDate":"2019-06-29"},{"number":"601052","type":"Dumpster License - Private Property","status":"Active","businessName":"BYOUNGD LIM (C&C GENERAL GIFT SHOP)","legalName":"BYOUNGD LIM","address":"1319A-25 MARKET ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-07-30","latestIssueDate":"2013-07-30","expirationDate":null,"inactiveDate":null},{"number":"634382","type":"Dumpster License - Private Property","status":"Active","businessName":"MIJUL PATEL (7-ELEVEN STORE 2408-35669A)","legalName":"MIJUL PATEL","address":"1319A-25 MARKET ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-07-08","latestIssueDate":"2014-07-08","expirationDate":null,"inactiveDate":null},{"number":"640986","type":"Food Preparing and Serving","status":"Closed","businessName":"MIJUL PATEL (7-ELEVEN STORE 2408-35669A)","legalName":"MIJUL PATEL","address":"1319A-25 MARKET ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-09-09","latestIssueDate":"2016-04-19","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"673966","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"GRANITE PENN SQUARE LLC (RESIDENCE INN BY MARRIOTT)","legalName":"GRANITE PENN SQUARE LLC","address":"1319A-25 MARKET ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2015-08-12","latestIssueDate":"2026-03-16","expirationDate":"2027-04-30","inactiveDate":null},{"number":"719371","type":"Dumpster License - Private Property","status":"Active","businessName":"N.S.T. Incorporated (7-ELEVEN STORE 2408-35669B)","legalName":"N.S.T. Incorporated","address":"1319A-25 MARKET ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2016-11-10","latestIssueDate":"2016-11-10","expirationDate":null,"inactiveDate":null},{"number":"735930","type":"Food Preparing and Serving","status":"Inactive","businessName":"7-ELEVEN","legalName":"7-ELEVEN","address":"1319A-25 MARKET ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-04-20","latestIssueDate":"2021-08-27","expirationDate":"2022-04-19","inactiveDate":"2022-06-18"},{"number":"952036","type":"Rental","status":"Active","businessName":"Granite Penn Square (Residence Inn Philadelphia Center City)","legalName":"Granite Penn Square","address":"1319 MARKET ST","revenueCode":"3202","rentalCategory":"Hotel","units":324,"issuedDate":"2024-05-20","latestIssueDate":"2026-05-07","expirationDate":"2027-05-19","inactiveDate":null}],"licenseActivity":[{"number":"952036","type":"Rental","businessName":"Granite Penn Square (Residence Inn Philadelphia Center City)","legalName":"Granite Penn Square","issuedDate":"2024-05-20","latestIssueDate":"2026-05-07","closureDate":null,"expirationDate":"2027-05-19","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"735930","type":"Food Preparing and Serving","businessName":"7-ELEVEN","legalName":"7-ELEVEN","issuedDate":"2017-04-20","latestIssueDate":"2021-08-27","closureDate":"2022-06-18","expirationDate":"2022-04-19","inactiveDate":"2022-06-18","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"719371","type":"Dumpster License - Private Property","businessName":"N.S.T. Incorporated (7-ELEVEN STORE 2408-35669B)","legalName":"N.S.T. Incorporated","issuedDate":"2016-11-10","latestIssueDate":"2016-11-10","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"640986","type":"Food Preparing and Serving","businessName":"MIJUL PATEL (7-ELEVEN STORE 2408-35669A)","legalName":"MIJUL PATEL","issuedDate":"2014-09-09","latestIssueDate":"2016-04-19","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"634382","type":"Dumpster License - Private Property","businessName":"MIJUL PATEL (7-ELEVEN STORE 2408-35669A)","legalName":"MIJUL PATEL","issuedDate":"2014-07-08","latestIssueDate":"2014-07-08","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"601052","type":"Dumpster License - Private Property","businessName":"BYOUNGD LIM (C&C GENERAL GIFT SHOP)","legalName":"BYOUNGD LIM","issuedDate":"2013-07-30","latestIssueDate":"2013-07-30","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"600390","type":"Food Establishment, Retail Permanent Location","businessName":"BYOUNGD LIM (C&C GENERAL GIFT SHOP)","legalName":"BYOUNGD LIM","issuedDate":"2013-07-23","latestIssueDate":"2018-07-23","closureDate":"2019-06-29","expirationDate":"2019-04-30","inactiveDate":"2019-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"581644","type":"Food Preparing and Serving","businessName":"SHIVDHARA INC (SUBWAY)","legalName":"SHIVDHARA INC","issuedDate":"2013-01-09","latestIssueDate":"2021-03-17","closureDate":"2022-06-29","expirationDate":"2022-04-30","inactiveDate":"2022-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"581373","type":"Dumpster License - Private Property","businessName":"SHIVDHARA INC (SUBWAY)","legalName":"SHIVDHARA INC","issuedDate":"2013-01-07","latestIssueDate":"2013-07-20","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"567112","type":"Dumpster License - Private Property","businessName":"7-ELEVEN INC","legalName":"7-ELEVEN INC","issuedDate":"2012-06-18","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"514703","type":"Dumpster License - Private Property","businessName":"GRANITE PENN SQUARE LLC (RESIDENCE INN BY MARRIOTT)","legalName":"GRANITE PENN SQUARE LLC","issuedDate":"2010-09-16","latestIssueDate":"2013-08-15","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"514611","type":"Dumpster License - Private Property","businessName":"C & C GIFT SHOP INC","legalName":"C & C GIFT SHOP INC","issuedDate":"2010-09-15","latestIssueDate":"2012-06-28","closureDate":"2013-07-30","expirationDate":"2013-07-31","inactiveDate":"2013-07-30","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"480418","type":"Food Preparing and Serving","businessName":"PASTO ITALIAN SPECIALITIES","legalName":"PASTO ITALIAN SPECIALITIES","issuedDate":"2009-08-05","latestIssueDate":"2009-08-05","closureDate":"2012-12-22","expirationDate":"2010-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"447777","type":"Food Establishment, Retail Permanent Location","businessName":"C & C GIFT SHOP INC","legalName":"C & C GIFT SHOP INC","issuedDate":"2008-06-04","latestIssueDate":"2013-04-11","closureDate":"2013-07-23","expirationDate":"2014-04-30","inactiveDate":"2013-07-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"440440","type":"Food Establishment, Retail Permanent Location","businessName":"DOO SEU PARK (T/A C&C GIFT & VARIETY)","legalName":"DOO SEU PARK","issuedDate":"2008-04-03","latestIssueDate":"2008-04-03","closureDate":"2010-09-15","expirationDate":"2009-04-30","inactiveDate":"2010-09-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"371478","type":"Sidewalk Cafe","businessName":"JSL INCORPORATED (PASSEROS GOURMET COFFEE)","legalName":"JSL INCORPORATED","issuedDate":"2006-06-05","latestIssueDate":"2006-06-05","closureDate":"2011-12-14","expirationDate":"2007-06-30","inactiveDate":"2011-12-14","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208137","type":"Food Preparing and Serving","businessName":"NATEMI LLC","legalName":"NATEMI LLC","issuedDate":"2004-08-16","latestIssueDate":"2008-04-30","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"282701","type":"Dumpster License - Private Property","businessName":"NATEMI LLC","legalName":"NATEMI LLC","issuedDate":"2004-07-28","latestIssueDate":"2004-07-28","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"297498","type":"Handbill Distribution","businessName":"NATEMI LLC","legalName":"NATEMI LLC","issuedDate":"2004-07-28","latestIssueDate":"2008-08-21","closureDate":"2011-08-13","expirationDate":"2009-08-31","inactiveDate":"2011-08-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"299184","type":"High Rise","businessName":"GRANITE PENN SQUARE LLC","legalName":"GRANITE PENN SQUARE LLC","issuedDate":"2004-07-21","latestIssueDate":"2026-03-19","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"298857","type":"Handbill Distribution","businessName":"MARKET ST OPTICAL (T/A EYEGLASS ENCOUNTERS)","legalName":"MARKET ST OPTICAL","issuedDate":"2004-06-17","latestIssueDate":"2006-09-08","closureDate":"2011-08-13","expirationDate":"2007-08-31","inactiveDate":"2011-08-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"256780","type":"Rental","businessName":"GRANITE PENN SQUARE LLC (RESIDENCE INN BY MARRIOTT)","legalName":"GRANITE PENN SQUARE LLC","issuedDate":"2004-03-04","latestIssueDate":"2015-02-14","closureDate":"2012-02-29","expirationDate":"2012-02-29","inactiveDate":null,"status":"Revoked","statusLabel":"Revoked","active":false},{"number":"215402","type":"Rental","businessName":"GRANITE PENN SQUARE","legalName":"GRANITE PENN SQUARE","issuedDate":"2003-04-10","latestIssueDate":"2003-04-10","closureDate":"2004-02-29","expirationDate":"2004-02-29","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"673966","type":"Food Preparing and Serving (30+ SEATS)","businessName":"GRANITE PENN SQUARE LLC (RESIDENCE INN BY MARRIOTT)","legalName":"GRANITE PENN SQUARE LLC","issuedDate":"2002-07-23","latestIssueDate":"2026-03-16","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","units":324,"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":["13 open L&I violations","failed L&I inspection activity in 2022, 2023, 2025, 2026"],"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":["10 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 #1499: CLOSED · Granted with conditions. Use permit #56335: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 401462 (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":"13 open L&I violations","finding":"72 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":"Facade Report: Safe with Repair through Sep 29, 2025; Emergency and Standby Power Systems Certification: Certified through Dec 30, 2026; Fire Alarm Certification: Certified through Feb 17, 2027; Sprinkler Certification: Certified through Jun 11, 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (214 W 39TH ST, NEW YORK NY, 10018).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1930 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"38 failed, 25 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 21, 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 (30+ SEATS) #209204: Inactive since Jun 29, 2015; Handbill Distribution #298857: Inactive since Aug 13, 2011; Dumpster License - Private Property #282701: Inactive; Handbill Distribution #297498: Inactive since Aug 13, 2011","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/"}]}