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SIZE AND LOCATION AS SHOWN ON THE APPLICATION PLAN."},{"number":"CP-2021-006393","date":"2021-12-22","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-09-20","scope":"FOR THE ERECTION OF ONE(1) ATTACHED WALK-IN FREEZER AND FOR THE REPAIR OF TWO(2) EXISTING MASONRY WALLS AS PER PLANS."},{"number":"CP-2022-003041","date":"2022-06-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-01-24","scope":"FOR LEVEL II ALTERATIONS TO INCLUDE NEW PARTITIONS, FURNISHING, FINISHES TO CREATE ACCESSORY OFFICES AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MEP WORK."},{"number":"FP-2022-002029","date":"2022-07-27","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-01-25","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 24 SPRINKLER HEADS TO ACCOMODATE NEW FLOOR PLAN FOR OFFICE RENOVATION"},{"number":"EP-2022-008844","date":"2022-09-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-01-10","scope":"Installing 2x4 flat panel lighting, all receptacle, switches, emergency and exit signs per the plans, Connection to condensing units per the plans, Raising 2 transformers above grade; Utilizing old panel for office, Supplying new panel for air compressors; Excluding fire alarm and data and fire pump. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC."},{"number":"EP-2022-011722","date":"2022-12-05","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-12-20","scope":"Provide coverage of existing fire alarm system for temporary offices being constructed. All work is to be done according to approved drawings -2017 NEC, 2016 NFPA-72 2018 PHILA FIRE CODE."},{"number":"MP-2022-005243","date":"2022-12-07","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2024-11-23","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION"},{"number":"CP-2021-008487","date":"2023-03-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-11-01","scope":"For Level II Interior Alterations to the existing detached structure to include new fire resistance rated assemblies, exit stairway and the creation of a fire pump room with complete change in occupancy classification from a metal products factory (Group F-2) to a warehouse (Group S-1) as per approved plans. Building to be fully sprinklered. Separate permits required for MEP & FP works."},{"number":"CP-2023-003531","date":"2023-07-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-07-01","scope":"FOR LEVEL II INTERIOR ALTERATIONS (ADDIITIONAL ALTERATIONS AND AN EXPANSION OF WORK AREA IN ASSOCIATION WITH WORK PREVIOUSLY APPROVED PER PERMIT CP-2021-008487). EXISTING BUILDING IS FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IEBC. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING, AND FIRE SUPPRESSION WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN PROFESSIONAL PRIOR TO START OF WORK."},{"number":"ZP-2023-006292","date":"2023-07-19","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE PARTIAL DEMOLITION OF AN EXISTING DETACHED STRUCTURE, AND THE COMPLETE DEMOLITION OF AN EXISTING DETACHED ACCESSORY STRUCTURE. SIZE AND LOCATIONS AS SHOWN IN THE APPLICATIONS/PLANS."},{"number":"CP-2023-001358","date":"2023-07-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-11-06","scope":"FOR PARTIAL REPLACEMENT OF THE EXISTING ROOF, FOR REPAIRS TO CONCRETE AND MASONRY, FOR SITE WORK, AND FOR INSTALLATION OF NEW PIER AS PER APPLICATION/PLANS AND IN ACCORDANCE WITH THE 2018 IEBC. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL MEP AND FIRE-SUPPRESSION WORK. *ASBESTOS ABATEMENT REQUIRED PRIOR TO START OF WORK.*"},{"number":"PP-2023-010385","date":"2023-07-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-11-04","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-2023-007052","date":"2023-08-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-04-24","scope":"INSTALL NEW LIGHTS NORMAL & EMERGENCY. INSTALL SWITCHES & RECEPTACLES. INSTALL (1) 200 AMP PANEL & FEEDER, RELOCATE (2) EXISTING PANELS. ALL WORK IN ACORDANCE WITH THE 2017 NEC. ** THE FIRE PUMP WORK NOT INCLUDED ON THIS REVIEW WILL BE ADDED AT A LATER DATE."},{"number":"FP-2023-001616","date":"2023-10-23","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-07-01","scope":"FOR THE INSTALLATION OF AN AUTOMATIC WET SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 USING A SIX (6) INCH FIRE SERVICE LINE AS PER PWD UTILITY PLAN, AND A NEW SIX (6) INCH BACKFLOW PREVENTION DEVICE AND FIRE PUMP IN AN EXISTING STRUCTURE TAS PER PLANS AND HYDRAULIC CALCULATIONS;"},{"number":"DP-2023-001097","date":"2023-11-14","work":"Major Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2024-02-28","scope":"FOR THE COMPLETE DEMOLITION OF THE DETACHED ONE-STORY STRUCTURE BY HAND AND HAND HOLD DEVICES AND MECHANICAL METHODS. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. *SEPERATE STREETS DEPARTMENT PERMIT REQUIRE FOR CLOSURE OF RIGHT OF WAY. *21 DAY POSING AND NOTICE REQUIRED PER A-303.2 *A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN MIN. 10 FEET OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC"},{"number":"PP-2023-015861","date":"2023-11-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-06-03","scope":"Plumbing Permit for combo SP-2023-001020"},{"number":"SP-2023-001020","date":"2023-11-21","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Completed","completedDate":"2024-08-28","scope":"FOR SITEWORK ASSOCIATED WITH INSTALLATION OF SANITARY/STORM SEWER SYSTEMS PER APPROVED PLAN."},{"number":"EP-2024-005786","date":"2024-06-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-27","scope":"PROVIDE POWER TO (2) CONDENSER UNITS (4) EVEPORATOR UNITS FED FROM THE EXISTING PANEL. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"EP-2024-006487","date":"2024-07-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-23","scope":"Provide temporary power to (2) trailers 120/208V 100Amp trailer panels"},{"number":"ZP-2024-004598","date":"2024-07-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For partial demolition of a portion of an existing detached structure (down to slab, no earth disturbance), size and location as shown on plan/application."},{"number":"ZP-2024-009507","date":"2024-09-23","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR PARTIAL DEMOLITION OF AN EXISTING SEMI-DETACHED STRUCTURE (BUILDING ID NO. 1005466), AND FOR THE ERECTION OF AN ADDITION. SIZE AND LOCATION AS SHOWN ON THE APPLICATION/PLANS."},{"number":"CP-2024-002666","date":"2024-10-01","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-11-06","scope":"PARTIAL DEMOLITION AND EXTERIOR ALTERATION TO AN EXISTING STRUCTURE. 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-2024-008780","date":"2024-10-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-05-01","scope":"PER PROVISO: Applicant will provide an on-site emergency generator for the fire pump , in addition to fire pump feed. Must comply with PECO requirements for emergency pick-up(10 seconds). ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS."},{"number":"CP-2024-005125","date":"2024-12-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Amendment Applicant Revisions","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS AND ADDITION WITH NO CHANGE IN OCCUPANCY. BUILDING TO BE FULLY SPRINKLERED WITH NFPA 13. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."},{"number":"GP-2025-000524","date":"2025-02-27","work":"Solar Panels and Structure","type":"General","description":"General Permit","status":"Completed","completedDate":"2026-01-22","scope":"FOR THE INSTALLATION OF A SOLAR PANEL SYSTEM ON AN EXISTING BUILDING. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK."},{"number":"EP-2025-000502","date":"2025-03-28","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-01-09","scope":"INSTALLATION OF ROOFTOP MOUNTED 426.8 KW SOLAR PHOTOVOLTAIC PV SYSTEM ACCORDING TO THE 2017 NEC AND PER PLANS."},{"number":"EP-2025-004864","date":"2025-06-25","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-17","scope":"Install conduit, FPL cabling, and devices associated with the installation of the new Fire Sprinkler Releasing Panel as per 2016 NFPA 72."},{"number":"FP-2025-000688","date":"2025-07-07","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A 409 SPRINKLER HEADS AND ASSOCIATED PIPING TIED INTO EXISTING AUTOMATIC FIRE SUPPRESSION SPRINKLER SYSTEM WITH A EXISTING BACKFLOW PREVENTION AND FIRE PUMP ASSEMBLY IN ACCORDANCE WITH NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"EP-2025-003972","date":"2025-07-23","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-03-12","scope":"Installation of new PECO-Approved Metered 15KV Exterior Air Switch feeding existing service; 500KW Emergency Generator with ATS; and select subpanels feeding refrigeration and electric forklift/pallet jacks as well as power and lighting upgrade of two loading docks, per submitted plans and 2017 NEC. NOTE: FINAL CONTRACT SCOPE HAS BEEN REMOVED FROM PROJECT ALL SHOWN WORK ON SUBMITTED PLANS RELATED TO HVAC, NON-LOADING DOCK LIGHTING, AND ASSOCIATED PANELS. ***NOT APPROVED FOR THE INSTALLATION OF FIRE ALARM*** AMENDMENT: This Amendment request is intended to make the Permit Drawings currently approved on Eclipse match the permit description verbiage by submitting now revised drawings in which the Engineer has removed the out of contract scope HVAC, Non-Loading Dock Lighting and associated panels from the drawings."},{"number":"MP-2025-004463","date":"2025-09-05","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE 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":"PP-2025-010642","date":"2025-09-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Furnish and install (26) plumbing fixtures, (22) roof drains, (3) trench drains and (1) sump pump, with piping, as per plans."}],"storyTag":"Torn down & rebuilt","storyDelta":-0.42,"timeline":[{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Solar Panels and Structure"},{"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 Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"622757","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"PHILLY FOOD WORKS LLC","legalName":"PHILLY FOOD WORKS LLC","address":"2901 W HUNTING PARK AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2014-03-25","latestIssueDate":"2017-04-24","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"787540","type":"Food Manufacturer / Wholesaler","status":"Closed","businessName":"MAVUNO LLC","legalName":"MAVUNO LLC","address":"2901 W HUNTING PARK AVE","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2018-08-29","latestIssueDate":"2020-12-21","expirationDate":"2021-08-28","inactiveDate":null},{"number":"911527","type":"Food Manufacturer / Wholesaler","status":"Active","businessName":"Share Food Program Inc.","legalName":"Share Food Program Inc.","address":"2901 W HUNTING PARK AVE","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2022-11-29","latestIssueDate":"2026-03-04","expirationDate":"2026-11-28","inactiveDate":null}],"licenseActivity":[{"number":"911527","type":"Food Manufacturer / Wholesaler","businessName":"Share Food Program Inc.","legalName":"Share Food Program Inc.","issuedDate":"2022-11-29","latestIssueDate":"2026-03-04","closureDate":null,"expirationDate":"2026-11-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"787540","type":"Food Manufacturer / Wholesaler","businessName":"MAVUNO LLC","legalName":"MAVUNO LLC","issuedDate":"2018-08-29","latestIssueDate":"2020-12-21","closureDate":"2021-08-28","expirationDate":"2021-08-28","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"622757","type":"Food Establishment, Retail Permanent Location","businessName":"PHILLY FOOD WORKS LLC","legalName":"PHILLY FOOD WORKS LLC","issuedDate":"2014-03-25","latestIssueDate":"2017-04-24","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-29","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":["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 #CP-2020-004038: Completed · Approved. Use permit #79527: 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":"10 permits not marked completed: 96103 (EXPIRED), 800572 (CLOSED), 839720 (Expired), EP-2020-009039 (Issued), OP-2021-000305 (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":"8 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Mar 18, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Establishment, Retail Permanent Location #622757: Inactive since Jun 29, 2018; Food Manufacturer / Wholesaler #787540: Closed","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":"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 20 historical violations across 4 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 Mar 27, 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":"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/"}]}