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INSP","status":"CLOSED"},{"caseNumber":"495575","date":"2015-12-17","type":"PRECOURT","status":"PASSED"},{"caseNumber":"609966","date":"2017-10-29","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"609966","date":"2017-10-30","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"656309","date":"2018-09-24","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"656400","date":"2018-09-24","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"656400","date":"2018-10-23","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"656309","date":"2018-10-29","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"656400","date":"2022-03-29","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-091430","date":"2023-09-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-091430","date":"2023-11-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-091430","date":"2024-03-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-091430","date":"2024-04-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-091430","date":"2024-08-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-087427","date":"2024-08-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-087427","date":"2024-09-26","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-054033","date":"2025-06-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-054033","date":"2025-07-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-069839","date":"2025-07-15","type":null,"status":null},{"caseNumber":"CF-2025-054033","date":"2025-07-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-054033","date":"2025-07-23","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-123020","date":"2025-11-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-123020","date":"2025-12-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-123020","date":"2026-03-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-123020","date":"2026-06-01","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":2,"passes":3},{"y":2010,"fails":4,"passes":4},{"y":2011,"fails":1,"passes":2},{"y":2014,"fails":2,"passes":0},{"y":2015,"fails":2,"passes":1},{"y":2017,"fails":1,"passes":1},{"y":2018,"fails":3,"passes":1},{"y":2022,"fails":0,"passes":1},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":3,"passes":2},{"y":2025,"fails":5,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.036836788285235,"lng":-75.04145376293533,"geom":{"type":"Polygon","coordinates":[[[-75.041235385,40.03679643],[-75.041217672,40.036786227],[-75.041321506,40.036676913],[-75.041690743,40.03688661],[-75.041582881,40.036996458],[-75.041235385,40.03679643]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2023-011847","type":"Special Hazards Certification","inspectionDate":"2023-05-01","result":"Certified","expirationDate":"2023-11-01","buildingId":"1276879"},{"number":"BC-2024-025768","type":"Fire Alarm Certification","inspectionDate":"2024-09-15","result":"Certified","expirationDate":"2025-09-15","buildingId":"1276879"},{"number":"BC-2025-017889","type":"Fire Alarm Certification","inspectionDate":"2025-07-03","result":"Certified","expirationDate":"2026-07-03","buildingId":"1276879"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19135","beds":null,"baths":null,"stories":2,"lotArea":6180,"zoning":"CMX2.5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2846 ST VINCENT ST, PHILADELPHIA PA, 19149","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1565300,"taxable":1565300},{"y":2017,"v":1565300,"taxable":1565300},{"y":2018,"v":735900,"taxable":735900},{"y":2019,"v":682900,"taxable":682900},{"y":2020,"v":688000,"taxable":688000},{"y":2021,"v":688000,"taxable":688000},{"y":2022,"v":688000,"taxable":688000},{"y":2023,"v":751800,"taxable":751800},{"y":2024,"v":751800,"taxable":751800},{"y":2025,"v":751800,"taxable":751800},{"y":2026,"v":751800,"taxable":751800},{"y":2027,"v":1065700,"taxable":1065700}],"taxNow":10524,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"427321","date":"2012-09-28","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-09-28","scope":"FOR THE EXTENSION OF A RESTAURANT FROM SPACE KNOWN AS UNIT 3542 TO UNIT 3540, FOR USE AS AN EATING AND DRINKING ESTABLISHMENT FOR A SIT DOWN RESTAURANT ON THE FIRST FLOOR WITH AN ACCESSORY TAKE-OUT RESTAURANT ON THE SAME FLOOR IN AN EXISTING BUILDING. NO SIGNS ON THIS PERMIT."},{"number":"418684","date":"2012-11-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-01-07","scope":"FOR EXTERIOR ALTERATIONS TO STORE FRONT AND INTERIOR ALTERATIONS WITH BREACH OF EXISTING WALL TO EXTEND THE USE OF A SIT DOWN RESTAURANT WITH AN ACCESSORY TAKEOUT RESTAURANT FROM UNIT 3542 TO UNIT 3540 IN AN EXISTING ONE STORY STRUCTURE . ALL ALTERATIONS SHALL BE DONE PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING REQUIRMENTS."},{"number":"492180","date":"2013-08-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-08-29","scope":"FOR USE AS AN EAT-IN RESTAURANT ON THE SECOND FLOOR, FIRST FLOOR NAIL SALON"},{"number":"734098","date":"2016-11-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2016-11-03","scope":"USE AS DAY CARE CENTER NOT MORE THAN TWENTY,(24), CONSECUTIVE HOURS WITH ACCESSORY PREPARATION AND SERVING OF FOOD INCIDENTAL AS PART OF EXISTING COMMERCIAL SPACE ON FIRST,(1ST), LEVEL FRONT OF BUILDING."},{"number":"865895","date":"2018-04-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-04-17","scope":"TO CREATE 5 TENANT SPACES FOR USE AS SPACE A PERSONAL SERVICE NAIL SALON EXISTING, SPACE B SIT DOWN RESTAURANT COFFEE SHOP SPACE VACANT SPACE D VACANT SPACE E SIT DOWN RESTAURANT EXISTING"},{"number":"870515","date":"2018-05-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-08-10","scope":"LEVEL II INTERIOR ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE A SIT-DOWN RESTAURANT (COFFEE SHOP W/ICE CREAM) IN SPACE 'B' OF AN EXISTING BUILDING AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP WORK**"},{"number":"877108","date":"2018-06-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-07-26","scope":"REPLACE 200AMP 240V SINGLE PHASE DISCONNECTOR SWITCHES WIRE LIGHT SWITCHES RECEPTACLES EXIT AND EMERGENCY LIGHT 2 OUTLETS ON EXISTING 200AMP PANEL AS PER 2008 NEC."},{"number":"886240","date":"2018-06-18","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-06-18","scope":"FOR A PERSONAL SERVICE AT SPACE# C AS PART OF EXISTING STRUCTURE (FOR A MASSAGE PERFORMED BY MEDICAL PRACTITIONER, PROFESSIONAL PHYSICAL THERAPIST OR MASSAGE THERAPIST, LICENSED BY STATE AND NOT AS DEFINED IN SECTION 14-601(7)(A)(.5)). NO SIGN ON THIS APPLICATION."},{"number":"884612","date":"2018-06-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-02","scope":"INSTALL 1 WATER CLOSET, 1 LAVY SINK, 1 HAND SINK, 1-3 COMP SINK, WITH GREASE TRAP, 1 FLOOR DRAIN, 1 FOOD PREP SINK, 1 MOP SIK, 1 INDIRECT SS HUB DRAIN - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"889153","date":"2018-07-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-01-04","scope":"LEVEL II INTERIOR ALTERATIONS WITH PARTIAL CHANGE OF OCCUPANCY TO CREATE PERSONAL SERVICES (MASSAGE PERFORMED BY MEDICAL PRACTITIONER, PHYSICAL THERAPIST OR MASSAGE THERAPIST LICENSED BY STATE) IN SPACE 'C' OF AN EXISTING BUILDING AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP WORK**"},{"number":"902706","date":"2018-08-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"REVOKED","completedDate":null,"scope":"RELOCATE 6 OUTLETS 6 SWITCHES 6 LIGHT FIXTURES PERSONAL SERVICE(WIRE OR RE-WIRE) (ONE) FAMILY DWELLING AS PER 2008 NEC."},{"number":"911910","date":"2018-09-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-11-14","scope":"CHANGWE 1 LAVY SINK, 1 WATER CLOSET & 1 MOP SINK - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004 - WITHIN SPACE \"C\""},{"number":"915958","date":"2018-10-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-01-03","scope":"NEW REWIRE NEW WALL 10 LIGHT FIXTURES 15 OUTLETS 3 SWITCHES"},{"number":"919564","date":"2018-11-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-06-24","scope":"SERVICE UPGRADE TO 800AMP SINGLE PHASE 240V WITH SAFETY DISCONNECT 7 GANG ELECTRIC METER MODULAR AND RECONNECT TO EXISTING PANEL"},{"number":"931016","date":"2018-12-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-12-10","scope":"FOR THE ERECTION OF ONE(1) FLATWALL SIGN ACCESSORY TO EXISTING SIT-DOWN REARAURANT AT SPACE # B AT FIRST FLOOR IN AN EXISTING STRUCTURE IN THE SAME BUILDING WITH ALL OTHER USES AS PREVIOUSLY APPROVED.SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"1044900","date":"2020-01-28","work":"Wall Covering Replacement","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2020-04-21","scope":"EZ EXTERIOR WALL COVERINGS- For the Applications of Exterior Wall Coverings as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"ZP-2021-008038","date":"2021-10-14","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services"},{"number":"CP-2025-003225","date":"2025-06-20","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-07-22","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING ATTACHED STRUCTURE. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS AND ACCESSIBILITY IMPROVEMENTS THROUGHOUT. FOR USE AS PERSONAL SERVICES. ALL WORK TO BE DONE PER APPROVED PLANS. ***************** SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. ******************************************"},{"number":"CP-2026-002943","date":"2026-05-20","work":"Commercial Make Safe Permit","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-06-02","scope":"MAKE SAFE PERMIT- For the repairs to the roof assembly by infilling the opening with sheathing and recovering the roof with no interior alterations as per Engineer’s report to resolve case # CF-2025-123020 . 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-2025-123020"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"Wall Covering Replacement"},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 3 failed, 2 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"12 L&I violations incl UNSAFE STRUCTURE"},{"y":2025,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2026,"k":"permit","w":"Commercial Make Safe Permit"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"347243","type":"Food Preparing and Serving","status":"Inactive","businessName":"DROUGIES PIZZA INC (T/A DROUGIES PIZZA)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-11-30","latestIssueDate":"2008-04-08","expirationDate":"2009-04-30","inactiveDate":"2008-12-01"},{"number":"394299","type":"Handbill Distribution","status":"Inactive","businessName":"DROUGIES PIZZA INC (T/A DROUGIES PIZZA)","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2006-12-13","latestIssueDate":"2008-08-04","expirationDate":"2009-08-31","inactiveDate":"2008-12-01"},{"number":"462457","type":"Dumpster License - Private Property","status":"Inactive","businessName":"ZVICTORY PIZZA INC","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2008-12-08","latestIssueDate":"2008-12-08","expirationDate":"2011-07-31","inactiveDate":null},{"number":"475003","type":"Food Preparing and Serving","status":"Inactive","businessName":"ZVICTORY PIZZA INC (DROUGIES PIZZA)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2009-05-28","latestIssueDate":"2011-04-06","expirationDate":"2012-04-30","inactiveDate":"2012-04-25"},{"number":"545078","type":"Dumpster License - Private Property","status":"Active","businessName":"SANARA ENTERPRISE LLC","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-09-28","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null},{"number":"559304","type":"Food Preparing and Serving","status":"Inactive","businessName":"SANARA ENTERPRISE LLC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2012-03-29","latestIssueDate":"2016-04-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"787043","type":"Food Preparing and Serving","status":"Active","businessName":"ICE MOON LLC","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2018-08-23","latestIssueDate":"2025-08-20","expirationDate":"2026-08-22","inactiveDate":null},{"number":"849840","type":"Sidewalk Cafe (Temporary)","status":"Inactive","businessName":"ICE MOON LLC","revenueCode":"3123","rentalCategory":null,"units":null,"issuedDate":"2020-08-26","latestIssueDate":"2021-12-18","expirationDate":"2022-12-31","inactiveDate":"2023-03-01"},{"number":"864326","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"Drougies Mayfair LLC (Drougies Pizza)","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2021-03-23","latestIssueDate":"2021-03-23","expirationDate":"2022-03-22","inactiveDate":"2022-05-21"},{"number":"942384","type":"Food Preparing and Serving","status":"Inactive","businessName":"Drougies Pizza","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-01-23","latestIssueDate":"2024-01-23","expirationDate":"2025-01-22","inactiveDate":"2025-03-23"},{"number":"0978225","type":"Food Preparing and Serving","status":"Inactive","businessName":"ZUHRA IKRAM (DROUGIES PIZZA & STEAKS INC)","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-05-07","latestIssueDate":"2025-05-07","expirationDate":"2026-05-06","inactiveDate":"2026-07-05"}],"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #427321: COMPLETED. The history also contains “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":"1 permit not marked completed: 902706 (REVOKED).","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 44 historical violations across 18 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":"Special Hazards Certification: Certified through Nov 1, 2023; Fire Alarm Certification: Certified through Jul 3, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"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":"27 failed, 17 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 1, 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 #347243: Inactive since Dec 1, 2008; Handbill Distribution #394299: Inactive since Dec 1, 2008; Dumpster License - Private Property #462457: Inactive; Food Preparing and Serving #475003: Inactive since Apr 25, 2012","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":"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/"}]}