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INSP","status":"CLOSED"},{"caseNumber":"CF-2020-055068","date":"2020-08-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-079717","date":"2021-08-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-087756","date":"2022-08-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-055068","date":"2023-06-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-079717","date":"2023-06-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-087756","date":"2023-06-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-058565","date":"2023-06-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-084094","date":"2024-08-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-058565","date":"2024-08-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-084094","date":"2024-09-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-084094","date":"2025-07-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-070563","date":"2025-07-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-070563","date":"2025-11-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-070563","date":"2026-06-25","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-076424","date":"2026-06-25","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":2,"passes":1},{"y":2008,"fails":2,"passes":2},{"y":2009,"fails":1,"passes":2},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":1,"passes":3},{"y":2024,"fails":2,"passes":1},{"y":2025,"fails":2,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94891173285373,"lng":-75.2360690824178,"geom":{"type":"Polygon","coordinates":[[[-75.236327263,39.949256504],[-75.235445636,39.949143687],[-75.235559982,39.948536573],[-75.236694743,39.948678371],[-75.236575839,39.949288386],[-75.236327263,39.949256504]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-005247","type":"Sprinkler Certification","inspectionDate":"2022-04-01","result":"Certified","expirationDate":"2023-04-01","buildingId":"1453443"},{"number":"BC-2024-030339","type":"Fire Alarm Certification","inspectionDate":"2024-11-05","result":"Certified","expirationDate":"2025-11-05","buildingId":"1453443"},{"number":"BC-2025-012513","type":"Sprinkler Certification","inspectionDate":"2024-11-13","result":"Certified","expirationDate":"2025-11-13","buildingId":"1453443"},{"number":"BC-2025-016617","type":"Fire Alarm Certification","inspectionDate":"2025-06-17","result":"Certified","expirationDate":"2026-06-17","buildingId":"1453443"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":null,"lotArea":71278,"zoning":"ICMX","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"440 N BROAD ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":4273400,"taxable":0,"land":1069200,"improvement":3204200,"taxableLand":0,"taxableImprovement":0,"exemptLand":1069200,"exemptImprovement":3204200},{"y":2017,"v":4273400,"taxable":0,"land":1069200,"improvement":3204200,"taxableLand":0,"taxableImprovement":0,"exemptLand":1069200,"exemptImprovement":3204200},{"y":2018,"v":4555600,"taxable":0,"land":592228,"improvement":3963372,"taxableLand":0,"taxableImprovement":0,"exemptLand":592228,"exemptImprovement":3963372},{"y":2019,"v":4555600,"taxable":0,"land":592228,"improvement":3963372,"taxableLand":0,"taxableImprovement":0,"exemptLand":592228,"exemptImprovement":3963372},{"y":2020,"v":4555600,"taxable":0,"land":592228,"improvement":3963372,"taxableLand":0,"taxableImprovement":0,"exemptLand":592228,"exemptImprovement":3963372},{"y":2021,"v":4555600,"taxable":0,"land":592228,"improvement":3963372,"taxableLand":0,"taxableImprovement":0,"exemptLand":592228,"exemptImprovement":3963372},{"y":2022,"v":4555600,"taxable":0,"land":592228,"improvement":3963372,"taxableLand":0,"taxableImprovement":0,"exemptLand":592228,"exemptImprovement":3963372},{"y":2023,"v":4555600,"taxable":0,"land":592228,"improvement":3963372,"taxableLand":0,"taxableImprovement":0,"exemptLand":592228,"exemptImprovement":3963372},{"y":2024,"v":4555600,"taxable":0,"land":592228,"improvement":3963372,"taxableLand":0,"taxableImprovement":0,"exemptLand":592228,"exemptImprovement":3963372},{"y":2025,"v":4555600,"taxable":0,"land":592228,"improvement":3963372,"taxableLand":0,"taxableImprovement":0,"exemptLand":592228,"exemptImprovement":3963372},{"y":2026,"v":4555600,"taxable":0,"land":592228,"improvement":3963372,"taxableLand":0,"taxableImprovement":0,"exemptLand":592228,"exemptImprovement":3963372},{"y":2027,"v":4555600,"taxable":0,"land":592228,"improvement":3963372,"taxableLand":0,"taxableImprovement":0,"exemptLand":592228,"exemptImprovement":3963372}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"45587","date":"2007-02-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2007-08-08","scope":"REPAVONG OF PLAYGROUND AND PARKING LOT; REPL. OF EXIST. LOUVERS AND SOFFITS, REPAIR OR EXISTING LOOSE STONE SURFACES"},{"number":"67532","date":"2007-06-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-01-28","scope":"INSTALL SEVEN EXTERIOR CANOPY LTS COMPLETE WITH INTERIOR CONTROLS. (WEST DIST)"},{"number":"159921","date":"2008-07-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-12-18","scope":"INSTALL A FLAG POLE OF AMERICAN, STATE, OR CITY FLAG ONLY."},{"number":"352239","date":"2011-07-20","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-12-14","scope":"REPLACEMENT OF AN UNDERGROUND STORAGE TANK (10,000 GALLONS D/W) FOR SCHOOL."},{"number":"349137","date":"2011-07-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-12-11","scope":"REMOVE PANEL POWER EQUIPMENT LIGHTING ASOCIATED TO EXISTING BOILER AND BOILER ROOM, INSTALL NEW PANELS LIGHTING EQUIPMENT, RECEPTACLES ASSOCIATED TO NEW BOILER ROOM AS PER 2008 NEC"},{"number":"417484","date":"2012-07-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-11-19","scope":"REMOVE EXISTING PANEL AND INSTALL NEW NFW-100 PANEL INSTALL NEW NOTIFICATION DEVICES, ONE SMOKE DETECTOR, ONE DUCT DETECTOR PER NFPA 72"},{"number":"515284","date":"2014-01-31","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-01-31","scope":"PRELIMINARY PLAN REVIEW FOR PARTIAL DEMOLITION & THE ERECTION OF A ONE (1) STORY ADDITION OF STEEL & CONCRETE W. SHALLOW FOUNDATION CONSTRUCTION FOR ASSEMBLY MULTIPURPOSE SPACE ACCESSORY TO EXIST. EDUCATIONAL FACILITY & FOR LEVEL II ALTERATIONS W. NO CHANGE OF OCCUPANCY CLASSIFICATION AT INTERFACE OF EXISTING BUILDING & PROPOSED ADDITION; EXTENSIONS OF EXISTING FIRE AREAS TO BE FULLY SPRINKLERED."},{"number":"514258","date":"2014-05-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-05-15","scope":"FOR THE ERECTION OF AN ADDITION TO AN EXISTING DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN IN PLANS. FOR THE EXPANSION (N.T.E. 10%) OF A NONCONFORMING, EDUCATIONAL FACILITY USE AS PREVIOUS APPROVED."},{"number":"536909","date":"2015-04-13","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2015-12-08","scope":"FOR INTERIOR DEMOLITION & THE ERECTION OF A ONE (1) STORY ADDITION OF STEEL & CONCRETE CONSTRUCTION W. SHALLOW FOUNDATION SYSTEM FOR ASSEMBLY MULTI-PURPOSE SPACE ACCESSORY TO EXIST. EDUCATIONAL FACILITY & FOR LEVEL II ALTERATIONS W. NO CHANGE OF OCCUPANCY CLASSIFICATION AT INTERFACE OF EXISTING BUILDING & PROPOSED ADDITION; PROPOSED ADDITION TO BE FULLY SPRINKLERED. PROPOSED ADDITION TO BE CONSIDERED SEPARATE BUILDING W. INTERIOR FIRE WALL SEPARATING PROPOSED ADDITION FROM EXISTING BUILDING. SEPARATE PERMIT REQUIRED FOR DESIGNATION OF SPECIAL INSPECTION AGENCIES (AMENDED PERMIT), MECHANICAL, ELECTRICAL, PLUMBING, & FIRE SUPPRESSION WORK."},{"number":"596015","date":"2015-05-07","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-12-08","scope":"INSTALLATION OF DUCTWORK, REGISTERS/DIFFUSERS, MECHANICALS IN ACCORDANCE WITH APPROVED PLANS."},{"number":"610420","date":"2015-05-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-11-05","scope":"INSTALL NEW CATCH BASIN IN SCHOOL YARD (SCHOOL)"},{"number":"591895","date":"2015-06-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-09-21","scope":"FOR AMENDMENT OF PERMIT# 536909, ISSUED FOR THE ERECTION OF A ONE (1) STORY ELEVATED MULTI-PURPOSED GYMNASIUM ADDITION TO AN EXIST. EDUCATIONAL FACILITY, TO INCLUDE CHANGE TO EXTERIOR EXIT STAIRWAY, IMPLEMENT HELICAL PILE FOUNDATION SYSTEM, & ENVELOPE FENESTRATION & EXTERIOR WALL COVERING CHANGES."},{"number":"609205","date":"2015-06-12","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-12-08","scope":"FOR THE INSTALLTION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13 TIEING INTO EXISTING SYSTEM, WITH NEW BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"610725","date":"2015-06-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-12-03","scope":"PLUMBING INSTALLATION THROUGHOUT FOR A NEW ASSEMBLY USE BUILDING PER THE APPROVED PLANS AND THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"616118","date":"2015-07-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-12","scope":"FURNISH AND INSTALL NEW LIGHTING,WIRING DEVICES,TELE/DATA RACEWAYS, (1) NEW PANEL TIED INTO EXISTING SWITCHGEAR PER PLANS AND SPECS. FURNISH AND INSTALL NEW FIRE ALARM DEVICES TIED INTO THE EXISTING BUILDING SYSTEM PER PLANS AND SPECS AS PER 2008 NEC AND NFPA 72 (WEST DISTRICT)"},{"number":"617641","date":"2015-07-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-11-12","scope":"FOR AMENDMENT OF PERMIT# 536909, ISSUED FOR THE ERECTION OF A ONE (1) STORY ELEVATED MULTI-PURPOSED GYMNASIUM ADDITION TO AN EXIST. EDUCATIONAL FACILITY, FOR LISTING & APPROVAL OF SPECIAL INSPECTOR(S)."},{"number":"653160","date":"2015-12-15","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-01-19","scope":"TCO"},{"number":"804688","date":"2017-08-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-08-01","scope":"INSTALLATION OF RECREATIONAL RUBBER GROUND EQUIPMENT TO BE USED AS PHYSICAL EDUCATION PURPOSES"},{"number":"861238","date":"2018-03-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-03-22","scope":"INSTALLATION OF RECREATIONAL RUBBER GROUND EQUIPMENT TO BE USED AS PHYSICAL EDUCATION PURPOSES"},{"number":"879992","date":"2018-07-18","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-01-14","scope":"FOR LEVEL 2 ALTERATIONS FOR NEW ROOFING SYSTEM AS PER PLANS."},{"number":"CP-2024-003019","date":"2024-06-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-01-15","scope":"For the Alterations/ Renovations to the existing main entry exterior wall to infill existing stone arch with new curtainwall. Expand existing internal vestibule to provide secure vestibule. For use as previously approved. As per approved plans."},{"number":"EP-2024-008121","date":"2024-08-21","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-12-11","scope":"Electrical relocations of power and low voltage outlets"},{"number":"ZP-2024-010331","date":"2024-12-13","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the addition of one canopy sign and one wall sign, both accessory to the existing educational facility. Sizes and locations per plans"},{"number":"CP-2025-002783","date":"2025-06-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A CANOPY AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY OTHER WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"viol","w":"16 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"13 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"viol","w":"10 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2026,"k":"viol","w":"8 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"0994280","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Mastery Charter Harrity Elementary","legalName":"Mastery Charter Harrity Elementary","address":"5601 CHRISTIAN ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2025-11-24","latestIssueDate":"2025-11-24","expirationDate":"2026-11-23","inactiveDate":null}],"licenseActivity":[{"number":"0994280","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Mastery Charter Harrity Elementary","legalName":"Mastery Charter Harrity Elementary","issuedDate":"2025-11-24","latestIssueDate":"2025-11-24","closureDate":null,"expirationDate":"2026-11-23","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","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":["8 open L&I violations","failed L&I inspection activity in 2021, 2022, 2024, 2025"],"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":["4 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":"Use permit #514258: 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: CP-2025-002783 (Issued).","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":"8 open L&I violations","finding":"104 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":"Sprinkler Certification: Certified through Nov 13, 2025; Fire Alarm Certification: Certified through Jun 17, 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":"15 failed, 11 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 25, 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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"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/"}]}