{"asOf":"2026-07-26T15:19:20.019Z","block":"6700-6799 GUYER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6700-6799-guyer-ave","address":"6761 GUYER AVE","parcelNumber":"406314300","source":"https://property.phila.gov/?p=406314300","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"T30","buildingCodeNew":"24","buildingClass":"ROW B/OFF-STR 2 STY MASON","buildingClassNew":"ROW PORCH FRONT","useLabel":"Multi-family","owner":"J&K VINCENT ENTERPRISES LLC","coOwner":null,"marketValue":170700,"landAssessment":34140,"improvementAssessment":136560,"livableArea":1398,"yearBuilt":1920,"lastSale":{"price":114500,"date":"2021-02-12T05:00:00Z"},"openViolations":0,"violations":[{"number":"2122698","date":"2011-05-13","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2022-010691","date":"2022-02-16","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2022-04-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-010692","date":"2022-02-16","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2023-01-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-010693","date":"2022-02-16","code":"PM15-602.2","title":"MECHANICAL & ELECTRICAL- HEATING RESIDENTIAL","status":"COMPLIED","resolutionDate":"2022-04-11","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"277550","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2011-05-16","completedDate":"2011-08-18","violations":[{"number":"2122698","date":"2011-05-13","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-011497","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2022-02-11","completedDate":"2023-01-05","violations":[{"number":"VI-2022-010691","date":"2022-02-16","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2022-04-12","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-010692","date":"2022-02-16","code":"A-301.1/65","title":"NEW USE","status":"COMPLIED","resolutionDate":"2023-01-05","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2022-010693","date":"2022-02-16","code":"PM15-602.2","title":"MECHANICAL & ELECTRICAL- HEATING RESIDENTIAL","status":"COMPLIED","resolutionDate":"2022-04-11","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2011,"n":1,"worst":null},{"y":2022,"n":3,"worst":null}],"investigations":[{"caseNumber":"108299","date":"2007-04-10","type":"BC INSP","status":"PASSED"},{"caseNumber":"277550","date":"2011-05-13","type":"BC INSP","status":"CLOSED"},{"caseNumber":"277550","date":"2011-05-13","type":"BC INSP","status":"FAILED"},{"caseNumber":"277550","date":"2011-06-23","type":"CEASE INSP","status":"FAILED"},{"caseNumber":"277550","date":"2011-08-16","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"CF-2022-011497","date":"2022-02-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-011497","date":"2022-03-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-011497","date":"2022-04-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-011497","date":"2022-08-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-011497","date":"2023-01-05","type":null,"status":"PASSED"}],"inspYears":[{"y":2007,"fails":0,"passes":1},{"y":2011,"fails":2,"passes":1},{"y":2022,"fails":4,"passes":0},{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91677195234816,"lng":-75.23116485306514,"geom":{"type":"Polygon","coordinates":[[[-75.231209992,39.916844018],[-75.231061822,39.916714644],[-75.231099965,39.916687466],[-75.231267927,39.916826801],[-75.231222909,39.916855295],[-75.231209992,39.916844018]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2022-003231","type":"Fire Alarm Certification","inspectionDate":"2022-03-04","result":"Deficient","expirationDate":null,"buildingId":"1393890"},{"number":"BC-2022-011828","type":"Fire Alarm Certification","inspectionDate":"2022-08-25","result":"Certified","expirationDate":"2023-08-25","buildingId":"1393890"},{"number":"BC-2023-007967","type":"Fire Alarm Certification","inspectionDate":"2023-04-07","result":"Certified","expirationDate":"2024-04-07","buildingId":"1393890"},{"number":"BC-2023-015415","type":"Fire Alarm Certification","inspectionDate":"2023-07-27","result":"Deficient","expirationDate":null,"buildingId":"1393890"},{"number":"BC-2023-015495","type":"Fire Alarm Certification","inspectionDate":"2023-07-27","result":"Certified","expirationDate":"2024-04-07","buildingId":"1393890"},{"number":"BC-2024-015844","type":"Fire Alarm Certification","inspectionDate":"2024-05-24","result":"Certified","expirationDate":"2025-05-24","buildingId":"1393890"},{"number":"BC-2025-015882","type":"Fire Alarm Certification","inspectionDate":"2025-06-03","result":"Certified","expirationDate":"2026-06-03","buildingId":"1393890"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19142","beds":4,"baths":null,"stories":2,"lotArea":1144,"zoning":"CMX2","grade":null,"basement":"D","heater":"A","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6761 GUYER AVE, PHILADELPHIA PA, 19142","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT for the use as Multi-Family Household Living (3 dwelling units) throughout an existing attached structure.","status":"Completed","outcome":"Granted","date":"2022-09-09","number":"ZP-2022-003361","relatedPermit":"ZP-2022-003361"},{"type":"BBS Permit Denial","grounds":null,"status":"Completed","outcome":"Denied","date":"2024-03-06","number":"CP-2023-004901","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":90700,"taxable":90700,"land":5739,"improvement":84961,"taxableLand":5739,"taxableImprovement":84961,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":90700,"taxable":90700,"land":5739,"improvement":84961,"taxableLand":5739,"taxableImprovement":84961,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":90700,"taxable":90700,"land":5739,"improvement":84961,"taxableLand":5739,"taxableImprovement":84961,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":90700,"taxable":90700,"land":5739,"improvement":84961,"taxableLand":5739,"taxableImprovement":84961,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":98300,"taxable":98300,"land":6220,"improvement":92080,"taxableLand":6220,"taxableImprovement":92080,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":98300,"taxable":98300,"land":6220,"improvement":92080,"taxableLand":6220,"taxableImprovement":92080,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":98300,"taxable":98300,"land":6220,"improvement":92080,"taxableLand":6220,"taxableImprovement":92080,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":98300,"taxable":98300,"land":6220,"improvement":92080,"taxableLand":6220,"taxableImprovement":92080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":98300,"taxable":98300,"land":6220,"improvement":92080,"taxableLand":6220,"taxableImprovement":92080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":98300,"taxable":98300,"land":6220,"improvement":92080,"taxableLand":6220,"taxableImprovement":92080,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":98300,"taxable":98300,"land":6220,"improvement":92080,"taxableLand":6220,"taxableImprovement":92080,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":170700,"taxable":170700,"land":34140,"improvement":136560,"taxableLand":34140,"taxableImprovement":136560,"exemptLand":0,"exemptImprovement":0}],"taxNow":1376,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2021-006174","date":"2021-06-04","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"ZP-2022-003361","date":"2022-08-24","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"ZP-2024-002911","date":"2024-04-16","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center; Residential - Household Living - Two-Family"},{"number":"CP-2024-002930","date":"2025-11-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":"2025-08-06","scope":"LEGALIZATION OF EXISTING CONDITION FOR CHILD CARE CENTER ON THE FIRST FLOOR OF AN EXISTING STRUCTURE. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"CP-2023-004901","date":null,"work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Refused","completedDate":"2024-03-21","scope":null}],"storyTag":"Improved","storyDelta":0.53,"timeline":[{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2021,"k":"sale","p":114500},{"y":2021,"k":"permit","w":"Change of Use"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×4"},{"y":2022,"k":"permit","w":"Change of Use"},{"y":2022,"k":"appeal","w":"Appeal granted"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"appeal","w":"Appeal denied"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"205247","type":"Food Preparing and Serving","status":"Inactive","businessName":"JAMES GODFREY","legalName":"JAMES GODFREY","address":"6761 GUYER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2001-02-12","latestIssueDate":"2001-02-12","expirationDate":"2002-04-30","inactiveDate":null},{"number":"206736","type":"Food Preparing and Serving","status":"Inactive","businessName":"SANDO ABU (T/A YEYEAH AFRICAN RESTAURANT)","legalName":"SANDO ABU","address":"6761 GUYER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-05-13","latestIssueDate":"2003-05-13","expirationDate":"2004-04-30","inactiveDate":null},{"number":"207435","type":"Food Preparing and Serving","status":"Inactive","businessName":"DORA JOHNSON (AUNTIE D'S AFRICAN RESTAURANT)","legalName":"DORA JOHNSON","address":"6761 GUYER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-21","latestIssueDate":"2006-06-14","expirationDate":"2007-04-30","inactiveDate":"2006-10-13"},{"number":"396093","type":"Food Preparing and Serving","status":"Inactive","businessName":"ANTOINETTE BUTLER (MEMDEES RESTAURANT)","legalName":"ANTOINETTE BUTLER","address":"6761 GUYER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2007-01-05","latestIssueDate":"2009-05-11","expirationDate":"2010-04-30","inactiveDate":"2010-02-24"},{"number":"494197","type":"Food Preparing and Serving","status":"Inactive","businessName":"CHRISTIANA TEAH (TEAH'S ANGELS TREE OF LIFE)","legalName":"CHRISTIANA TEAH","address":"6761 GUYER AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-02-24","latestIssueDate":"2011-06-08","expirationDate":"2012-04-30","inactiveDate":"2012-12-22"},{"number":"677441","type":"Rental","status":"Inactive","businessName":"SANDO ABU (T/A YEYEAH AFRICAN RESTAURANT)","legalName":"SANDO ABU","address":"6761 GUYER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2015-09-14","latestIssueDate":"2015-09-14","expirationDate":"2016-09-30","inactiveDate":"2016-11-29"},{"number":"884374","type":"Rental","status":"Active","businessName":"J&K Vincent Enterprises LLC (J&K Vincent Enterprises)","legalName":"J&K Vincent Enterprises LLC","address":"6761 GUYER AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2021-12-29","latestIssueDate":"2025-12-09","expirationDate":"2026-12-28","inactiveDate":null}],"licenseActivity":[{"number":"884374","type":"Rental","businessName":"J&K Vincent Enterprises LLC (J&K Vincent Enterprises)","legalName":"J&K Vincent Enterprises LLC","issuedDate":"2021-12-29","latestIssueDate":"2025-12-09","closureDate":null,"expirationDate":"2026-12-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"677441","type":"Rental","businessName":"SANDO ABU (T/A YEYEAH AFRICAN RESTAURANT)","legalName":"SANDO ABU","issuedDate":"2015-09-14","latestIssueDate":"2015-09-14","closureDate":"2016-11-29","expirationDate":"2016-09-30","inactiveDate":"2016-11-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"494197","type":"Food Preparing and Serving","businessName":"CHRISTIANA TEAH (TEAH'S ANGELS TREE OF LIFE)","legalName":"CHRISTIANA TEAH","issuedDate":"2010-02-24","latestIssueDate":"2011-06-08","closureDate":"2012-12-22","expirationDate":"2012-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"396093","type":"Food Preparing and Serving","businessName":"ANTOINETTE BUTLER (MEMDEES RESTAURANT)","legalName":"ANTOINETTE BUTLER","issuedDate":"2007-01-05","latestIssueDate":"2009-05-11","closureDate":"2010-02-24","expirationDate":"2010-04-30","inactiveDate":"2010-02-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"207435","type":"Food Preparing and Serving","businessName":"DORA JOHNSON (AUNTIE D'S AFRICAN RESTAURANT)","legalName":"DORA JOHNSON","issuedDate":"2004-05-21","latestIssueDate":"2006-06-14","closureDate":"2006-10-13","expirationDate":"2007-04-30","inactiveDate":"2006-10-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"206736","type":"Food Preparing and Serving","businessName":"SANDO ABU (T/A YEYEAH AFRICAN RESTAURANT)","legalName":"SANDO ABU","issuedDate":"2003-05-13","latestIssueDate":"2003-05-13","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"205247","type":"Food Preparing and Serving","businessName":"JAMES GODFREY","legalName":"JAMES GODFREY","issuedDate":"2001-02-12","latestIssueDate":"2001-02-12","closureDate":"2002-04-30","expirationDate":"2002-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":2,"signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2021","permit activity in 2021, 2022, 2024, 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 74% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $98,300 to $170,700","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2022-003361: Completed · Granted; related permit ZP-2022-003361. 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":"2 permits not marked completed: CP-2024-002930 (Issued), CP-2023-004901 (Refused).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Jun 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":"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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1920 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":"6 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jan 5, 2023.","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 #205247: Inactive; Food Preparing and Serving #206736: Inactive; Food Preparing and Serving #207435: Inactive since Oct 13, 2006; Food Preparing and Serving #396093: Inactive since Feb 24, 2010","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 multi-family. 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/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 4 historical violations across 2 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/"}],"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/"}]}