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IN ACCORDANCE WITH 2008 NEC"},{"number":"556751","date":"2014-09-17","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-12-12","scope":"FOR THE INSTALLATION OF AN HVAC SYSTEM WITH VAV'S, DUCTWORK, REGISTERS/DIFFUSERS, SPLIT SYSTEM AIR CONDITIONING UNITS, AND ALL OTHER WORK AS PER APPROVED PLANS."},{"number":"544301","date":"2014-09-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-12-12","scope":"FACADE RESTORATION AS APPROVED BY CITY PLANNING AND THE ART COMMISSION. THE WORK SHAL COMPLY WITH THE APPROVED PLANS. THIS WORK ACTIVITY SHALL BE PERFORMED BY CONTRACTORS & SUB-CONTRACTORS LICENSE BY THE CITY OF PHILADELPHIA. POST THIS PERMIT; POST THE PROJECT INFORMATION SIGN."},{"number":"556107","date":"2014-09-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-01-06","scope":"INSTALL LGTS FIXTURES, WW, RECEPTS & FURNITURE POWER, INSTALL DEVICE RINGS FOR COMMUNICATION OUTLETS BY OTHERS, INSTALL 2- PANELS, INSTALL/RELOCATE FIRE ALARM DEVICES AS PER NEC 2008 & NFPA 72 (MIXED USE)"},{"number":"548195","date":"2014-12-10","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-12-12","scope":"TO AMEND PERMIT APP# 512847 TO REFELECT CHANGES AS PER SUBMITTED PLANS."},{"number":"598078","date":"2015-05-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-05-27","scope":"CONSTRUCT AND CREATE NEW MEZZANINE LEVEL BETWEEN FLOORS 1 & 2, NEW MEZZANINE IS PART OF SPACE 2 PROPOSED RESTAURANT-SIT DOWN, AS PER SUBMITTED PLANS, BW ARCHITECTS. NO SIGNS APPLIED FOR BY THIS APPLICATION WITHOUT PREJUDICE TO OR ABANDONMENT OF ALL PRIOR PERMITS AND APPROVALS."},{"number":"673368","date":"2016-03-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-10-07","scope":"RELOCATE (101) EXISTING SPRINKLER HEADS IN ORDER TO ACCOMMODATE TENANT LAYOUTS AS PER NFPA NO. 13 AND ALL LOCAL CODES."},{"number":"662814","date":"2016-03-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-10-07","scope":"INTERIOR/EXTERIOR ALTERATIONS AND STRUCTURAL WORK/MODIFICATIONS TO AT 1ST FLOOR SPACE AND VARIOUS FLOOR AND ROOF AREAS, NEW FOOTINGS, COLUMNS, FRAMING AND FLOORING. FIT OUT RESTAURANT SPACE LOWER LEVEL,1ST FLOOR AREAS.NEW PARTITIONS, RATED SHAFT ENCLOSURES, FURNISHINGS, EQUIPMENT. SANSOM ST FACADE WORK WINDOWS/STOREFRONT LIGHTING, MILLWORK AND FINISHES AS PER DESIGNERS PLANS. EXISTING 3 STORY BUILDING FULLY SPRINKLERED. CHANGE IN USE-OCCUPANCY. FUTURE BOWLING ALLEY CONSTRUCTION AND MEZZANINE CONSTRUCTION WILL REQUIRE SEPARATE PERMITS, NOT PART OF THIS PERMIT. SEE MOST RECENT REVISED SET OF PLANS IN DESIGN PACKAGE. ADDITIONAL PERMITS REQ: ELECTRICAL, PLUMBING, HVAC, SPRINKLERS, SP INSPECTOR, HOODS/ANSUL & SIGNS"},{"number":"675137","date":"2016-04-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-10-20","scope":"INSTALLATION OF HVAC SYSTEM, DUCT WORK, VAV BOXES, RTU, EXHAUST AIR AND FANS. ANY DUCT PENETRATIONS THRU FIRE RATED SEPARATIONS MUST COMPLY WITH 716.5 FOR PENETRATIONS."},{"number":"679953","date":"2016-04-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-08-17","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING BUILDING ON THE THIRD FLOOR LEVEL FOR USE AS A BUSINESS OCCUPANCY, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. BUILDING IS FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPRESSION WORK."},{"number":"677556","date":"2016-04-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-07","scope":"INSTALLATION OF THREE (3) COMMERCIAL KITCHEN HOODS AND ASSOCIATED DUCTWORK AND EXHAUST FANS AS PER APPROVED PLANS. SEPARATE FIRE SUPPRESSION PERMIT REQUIRED."},{"number":"687639","date":"2016-04-27","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-08-08","scope":"INSTALL 2-WATER CLOSET & 2-LAVS, 1-MOP SINK & 1-KITCHEN SINK FOR BREAK ROOM THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"682330","date":"2016-05-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-17","scope":"RELOCATE 1 PANEL. INSTALL 75KVA TRANSFORMER AND 2 SECTION ELECTRICAL PANEL. INSTATLL LIGHT FIXTURES AND CONTROLS INSTALL ROUGH-IN FOR DATA INSTALL NEW RECEPTACLES AND WIRING AS PER 2008 NEC (CC DISTRICT) INSTALL FIRE ALARM EQUIPMENT AND WIRING AS PER NFPA72"},{"number":"680635","date":"2016-05-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-08","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND MECHANICAL APPLIANCES WITH ASSOCIATED DUCTWORK TO THE THIRD FLOOR LEVEL OF AN EXISTING BUILDING FOR USE AS A BUSINESS OCCUPANY. MECHANICAL APPLIANCES TO BE INSTALLAED 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 ELECTRICAL AND PLUMBING WORK."},{"number":"675486","date":"2016-05-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-10-04","scope":"ALTERATION: INTERIOR PLUMBING FOR A RESTUARANT AND PUBLIC TOILET ROOMS ON THE BASEMENT AND 1ST FLOORS THE INSTALLATION WILL COMPY WITH THE PHILADELPHIA PLUMBING CODE 2004."},{"number":"675435","date":"2016-05-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-04","scope":"WIRE AND INSTALL 2 NEW TRANSFORMERS AND 3 NEW ELECTRICAL PANELS.WIRE AND INSTALL CONVIENCE RECEPTACLES, LIGHTING, KITCHEN EQUIPMENT, AND HEATERS/AC UNITS.WIRE AND INSTALL 10 CAT6 LINES DOE COMMUNICATION SYSTEM POS PER 2008 NEC (RESTURANT)INSTALL NEW FIRE ALARM SYSTEM WITHIN SPACE PER NFPA 72"},{"number":"700761","date":"2016-06-16","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-10-07","scope":"EZ STANDARD KITCHEN FIRE SUPPRESSION- FOR THE INSTALLATION OF NEW WET CHEMICAL KITCHEN HOOD FIRE SUPPRESSION SYSTEM AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"701799","date":"2016-06-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-08-17","scope":"RELOCATE 23 EXISTING SPRINKLER HEADS (COMMERCIAL)"},{"number":"721500","date":"2016-09-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-10-08","scope":"CURB TRAP, FAI & MAIN DRAIN INTO BULIDING PA20162452213 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."},{"number":"778755","date":"2017-07-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-07-11","scope":"FOR PROPOSED EXAPANSION OF SIT DOWN RESTAURANT TO SPACE #4 ON 2ND FLOOR WITH EXISITING SIT DOWN RESTAURANT IN CELLAR, SPACE #2 ON 1ST FLOOR AND MEZZANINE WITH ALL OTHER USES AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE (SIZE AND LOCATION AS SHOWN IN THE APPLICATION) MAKE SURE OF: NO DELIVERIES BEFORE 7 AM MON-FRI 8 AM SAT-SUN; INDOOR TRASH STORAGE; NO MUSIC AUDIBLE FROM OUTSIDE; VENTING THRU ROOF"},{"number":"861195","date":"2018-03-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-03-23","scope":"USE AS BUSINESS & PROFESSIONAL ON 2ND & 3RD FLOORS (SPACE 4)"},{"number":"861198","date":"2018-04-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-08-17","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING BUILDING ON THE 2ND FLOOR LEVEL FOR USE AS A BUSINESS OCCUPANCY, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. BUILDING IS FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPRESSION WORK."},{"number":"861988","date":"2018-05-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-07-31","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING BUILDING ON THE THIRD FLOOR LEVEL FOR USE AS A BUSINESS OCCUPANCY, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. BUILDING IS FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPRESSION WORK."},{"number":"875191","date":"2018-05-09","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-07-31","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- FOR THE RELOCATION OF SPRINKLER HEADS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"880729","date":"2018-06-07","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-07-27","scope":"RE-WIRE OFFICE 3ND FL, 60 RECESSED LIGHTS, 15 SWITCHES, 50 RECEPTACLES, EMERGENCY LIGHTS, CURCUITS FOR DISHWASHER, MICROWAVE, REFRIGERATOR, STOVE, TV, CABLE LINES ONTO EXISTING 200AMP PANEL AS PER 2008 NEC (CC DISTRICT)"},{"number":"880728","date":"2018-06-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-07","scope":"RE-WIRE OFFICE 2ND FL, 60 RECESSED LIGHTS, 15 SWITEHCES, 50 RECEPTACLES, EMERGENCY LIGHTS, CURCUITS FOR DISHWASHER, MICROWAVE, REFRIGERATOR, STOVE, TV, CABLE LINES ONTO EXISTING 200AMP PANEL AS PER 2008 NEC (CC DISTRICT)"},{"number":"881699","date":"2018-06-11","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-31","scope":"FOR MECHANICAL ALTERATIONS TO EXISTING SPACE TO INCLUDE NEW REGISTERS/DIFFUSERS WITH ASSOCIATED DUCTWORK, AS PER APPROVED PLANS."},{"number":"885698","date":"2018-06-14","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-07-31","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)-TO RELOCATE 50 SPRINKLER HEADS ON THE 2ND AND THIRD FLOORS. FOR THE RELOCATION OF SPRINKLER HEADS AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"873711","date":"2018-06-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-07-31","scope":"9 PLUMBING FIXTURES WITH PIPING FOR 3RD FLOOR TENANT FITOUT - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"886122","date":"2018-06-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL NEW 8 STROBES,1 HORN STROBE AND REPLACE 2 EXISTING HORN STROBE FEED OFF EXISTING SYSTEM PER NFPA 72 (OFFICE SPACE)"},{"number":"886114","date":"2018-06-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"NEW INSTALL 7 STROBES 1 HORN STROBES REPLACE 2 EXISTING HORN STROBES AND FEED FORM EXISTING SYSTEM PER NFPA 72 (OFFICE SPACE)"},{"number":"899168","date":"2018-08-03","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-08-17","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY"},{"number":"873701","date":"2018-08-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-17","scope":"ALTERATIONS: INTERIOR PLUMBING; 2ND FLOOR BUSINESS & PROFESSIONAL OFFICE; - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"GM-2026-003555","date":"2026-04-30","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Issued","completedDate":null,"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-2026-003027","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2021,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2021,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2026,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[],"signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2021, 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":["1 permit event since 2023","1 zoning/board appeal 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 #23604: CLOSED · Withdrawn; related permit 550794. Use permit #147188: 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":"5 permits not marked completed: 538142 (EXPIRED), 675137 (Expired), 880729 (Expired), GM-2026-003555 (Issued), ZP-2026-003027 (Denied). At least one row also carries a completion date, so the City fields conflict.","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"violations","level":"attention","title":"1 open L&I violation","finding":"20 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"12 failed, 5 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was FAILED on Mar 19, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"19 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as commercial. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"}],"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/"}]}