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REISSUED/REWRITTEN"},{"number":"VI-2023-048509","date":"2023-07-10","code":"F-404.2.3.1","title":"LOCKDOWN PLAN CONTENTS\n","status":"CLOSED","resolutionDate":"2024-07-16","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-048510","date":"2023-07-10","code":"F-405.5","title":"RECORD KEEPING\n","status":"CLOSED","resolutionDate":"2024-07-16","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-048511","date":"2023-07-10","code":"F-607.2","title":"COMMERCIAL KITCHEN HOOD REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-07-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-048512","date":"2023-07-10","code":"F-509.1.1","title":"UTILITY IDENTIFICATION\n","status":"COMPLIED","resolutionDate":"2024-07-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-048513","date":"2023-07-10","code":"F-807.3","title":"ACCEPTANCE CRITERIA & REPORTS\n","status":"COMPLIED","resolutionDate":"2024-07-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-048514","date":"2023-07-10","code":"F-906.4","title":"FIRE EXTINGUISHER COOKING EQUIPMENT\n","status":"COMPLIED","resolutionDate":"2024-07-16","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-048516","date":"2023-07-10","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2024-07-16","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2024-075417","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2024-07-16","completedDate":"2025-06-18","violations":[{"number":"VI-2024-058828","date":"2024-07-04","code":"F-404.2.3.1","title":"LOCKDOWN PLAN CONTENTS\n","status":"CLOSED","resolutionDate":"2025-06-16","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-058831","date":"2024-07-15","code":"F-405.5","title":"RECORD KEEPING\n","status":"CLOSED","resolutionDate":"2025-06-16","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-058827","date":"2024-07-15","code":"F-403.5","title":"GROUP E OCCUPANCIES\n","status":"CLOSED","resolutionDate":"2025-06-16","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2024-058832","date":"2024-07-15","code":"F-807.3","title":"ACCEPTANCE CRITERIA & REPORTS\n","status":"CLOSED","resolutionDate":"2025-06-16","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2025-059471","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2025-06-16","completedDate":"2026-05-28","violations":[{"number":"VI-2025-044746","date":"2025-06-16","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"CLOSED","resolutionDate":"2026-05-28","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-044751","date":"2025-06-16","code":"F-807.3","title":"ACCEPTANCE CRITERIA & REPORTS\n","status":"CLOSED","resolutionDate":"2026-05-28","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-044752","date":"2025-06-16","code":"F-1004.9","title":"POSTING OF OCCUPANT LOAD\n","status":"CLOSED","resolutionDate":"2026-05-28","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-045245","date":"2025-06-16","code":"F-1104.28","title":"EXIT DOORS\n","status":"CLOSED","resolutionDate":"2026-05-28","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-045246","date":"2025-06-16","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"CLOSED","resolutionDate":"2026-05-28","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-045249","date":"2025-06-16","code":"F-604.3.1","title":"LABELING\n","status":"CLOSED","resolutionDate":"2026-05-28","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-045250","date":"2025-06-16","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"CLOSED","resolutionDate":"2026-05-28","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-045248","date":"2025-06-16","code":"F-906.7","title":"FIRE EXTINGUISHER HANGERS & BRACKETS\n","status":"CLOSED","resolutionDate":"2026-05-28","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2025-044743","date":"2025-06-16","code":"F-403.5","title":"GROUP E OCCUPANCIES\n","status":"COMPLIED","resolutionDate":"2026-05-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-044744","date":"2025-06-16","code":"F-404.2.3.1","title":"LOCKDOWN PLAN CONTENTS\n","status":"COMPLIED","resolutionDate":"2026-05-28","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-044745","date":"2025-06-16","code":"F-405.5","title":"RECORD KEEPING\n","status":"COMPLIED","resolutionDate":"2026-05-28","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2026-059961","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL PUBLIC PROPERTY","status":"IN VIOLATION","createdDate":"2026-05-28","completedDate":null,"violations":[{"number":"VI-2026-036469","date":"2026-05-28","code":"F-1104.28","title":"EXIT DOORS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036474","date":"2026-05-28","code":"F-1004.9","title":"POSTING OF OCCUPANT LOAD\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036476","date":"2026-05-28","code":"F-315.3.3","title":"EQUIPMENT ROOMS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036477","date":"2026-05-28","code":"F-509.1.1","title":"UTILITY IDENTIFICATION\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036482","date":"2026-05-28","code":"F-807.3","title":"ACCEPTANCE CRITERIA & REPORTS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036488","date":"2026-05-28","code":"F-906.2","title":"FIRE EXTINGUISHERS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036490","date":"2026-05-28","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036511","date":"2026-05-28","code":"F-1010.1.9","title":"DOOR OPERATIONS\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-036518","date":"2026-05-28","code":"F-1028.5","title":"ACCESS TO A PUBLIC WAY\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2020,"n":11,"worst":null},{"y":2021,"n":10,"worst":null},{"y":2022,"n":12,"worst":null},{"y":2023,"n":10,"worst":null},{"y":2024,"n":4,"worst":null},{"y":2025,"n":11,"worst":null},{"y":2026,"n":9,"worst":null}],"investigations":[{"caseNumber":"62005","date":"2006-05-03","type":"CI INSP","status":"FAILED"},{"caseNumber":"62005","date":"2006-08-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"62005","date":"2007-06-13","type":"CI INSP","status":"FAILED"},{"caseNumber":"62005","date":"2008-06-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"62005","date":"2009-07-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"62005","date":"2010-07-14","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2020-037244","date":"2020-07-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-060952","date":"2021-07-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-064475","date":"2022-06-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-064596","date":"2023-07-11","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-037244","date":"2023-07-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-060952","date":"2023-07-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-064475","date":"2023-07-11","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-075417","date":"2024-07-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-064596","date":"2024-07-16","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-075417","date":"2025-06-18","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-059471","date":"2025-06-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-059471","date":"2026-05-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-059961","date":"2026-05-28","type":null,"status":"FAILED"}],"inspYears":[{"y":2006,"fails":2,"passes":0},{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":0,"passes":1},{"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":1,"passes":1},{"y":2025,"fails":1,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.056277579601904,"lng":-75.16568173251817,"geom":{"type":"Polygon","coordinates":[[[-75.164815759,40.056566133],[-75.165986323,40.055426121],[-75.166684623,40.055853265],[-75.165378321,40.05712862],[-75.1646772,40.056698874],[-75.164815759,40.056566133]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-015017","type":"Fire Alarm Certification","inspectionDate":"2024-05-09","result":"Certified","expirationDate":"2025-05-09","buildingId":"1144607"},{"number":"BC-2025-018844","type":"Fire Alarm Certification","inspectionDate":"2025-05-22","result":"Certified","expirationDate":"2026-05-22","buildingId":"1144607"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19138","beds":null,"baths":null,"stories":null,"lotArea":144216,"zoning":"RSA2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"440 N BROAD ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"See attached","status":"Closed","outcome":"Complete","date":"2025-08-04","number":"HA-2025-001096","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":5162000,"taxable":0,"land":2163200,"improvement":2998800,"taxableLand":0,"taxableImprovement":0,"exemptLand":2163200,"exemptImprovement":2998800},{"y":2017,"v":5162000,"taxable":0,"land":2163200,"improvement":2998800,"taxableLand":0,"taxableImprovement":0,"exemptLand":2163200,"exemptImprovement":2998800},{"y":2018,"v":5502900,"taxable":0,"land":715377,"improvement":4787523,"taxableLand":0,"taxableImprovement":0,"exemptLand":715377,"exemptImprovement":4787523},{"y":2019,"v":5502900,"taxable":0,"land":715377,"improvement":4787523,"taxableLand":0,"taxableImprovement":0,"exemptLand":715377,"exemptImprovement":4787523},{"y":2020,"v":5502900,"taxable":0,"land":715377,"improvement":4787523,"taxableLand":0,"taxableImprovement":0,"exemptLand":715377,"exemptImprovement":4787523},{"y":2021,"v":5502900,"taxable":0,"land":715377,"improvement":4787523,"taxableLand":0,"taxableImprovement":0,"exemptLand":715377,"exemptImprovement":4787523},{"y":2022,"v":5502900,"taxable":0,"land":715377,"improvement":4787523,"taxableLand":0,"taxableImprovement":0,"exemptLand":715377,"exemptImprovement":4787523},{"y":2023,"v":5502900,"taxable":0,"land":715377,"improvement":4787523,"taxableLand":0,"taxableImprovement":0,"exemptLand":715377,"exemptImprovement":4787523},{"y":2024,"v":5502900,"taxable":0,"land":715377,"improvement":4787523,"taxableLand":0,"taxableImprovement":0,"exemptLand":715377,"exemptImprovement":4787523},{"y":2025,"v":5502900,"taxable":0,"land":715377,"improvement":4787523,"taxableLand":0,"taxableImprovement":0,"exemptLand":715377,"exemptImprovement":4787523},{"y":2026,"v":5502900,"taxable":0,"land":715377,"improvement":4787523,"taxableLand":0,"taxableImprovement":0,"exemptLand":715377,"exemptImprovement":4787523},{"y":2027,"v":5502900,"taxable":0,"land":715377,"improvement":4787523,"taxableLand":0,"taxableImprovement":0,"exemptLand":715377,"exemptImprovement":4787523}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"667190","date":"2016-03-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALLATION OF A DUCTLESS SPLIT AIR CONDITIONING UNIT AS PER APPROVED PLANS."},{"number":"670000","date":"2016-05-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-03-14","scope":"POWER LIGHTS, GFCI RECEPTACLES, SPLIT SYSTEMS FOR ELEVATOR REPLACEMENT PER 2008 NEC (SCHOOL)NORTH DISTRICT FIRE ALARM ALTERATIONS PER NFPA 72"},{"number":"717626","date":"2016-08-29","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL ONE ELEVATOR SUMP PIT PUMP WITH OIL CUT OFF, INDIRECT WASTE AND TRAP PRIMER"},{"number":"755263","date":"2017-03-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"COMPLETE NEW FIRE ALARM SYSTEM AS PER NFCA72 (NORTH DISTRICT)"},{"number":"CP-2022-005380","date":"2023-07-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2025-12-19","scope":"FOR LEVEL II ALTERATIONS TO FIRST AND SECOND FLOOR CLASSROOMS AS PER APPROVED PLANS AND IN ACCORDANCE WITH THE 2018 IEBC. ASBESTOS ABATEMENT REQUIRED PRIOR TO START OF WORK. SEPARATE PERMITS REQUIRED FOR MEP WORK."},{"number":"MP-2023-003084","date":"2023-08-02","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2025-12-19","scope":"FOR ALTERATIONS TO AN EXISTING HVAC SYSTEM AT THE 1ST AND 2ND FLOORS OF AN EXISTING SCHOOL TO INCLUDE INSTALLATION OF NEW APPLIANCES, GRILLES / REGISTERS / DIFFUSERS, EXHAUSTS, AND ASSOCIATED DUCTWORK. ALL WORK TO BE DONE PER APPROVED PLANS AND IN ACCORDANCE WITH 2018 IMC. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER SPECIFICATIONS. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. IF SITE CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF WORK. SEE CP-2022-005380 FOR ASSOCIATED BUILDING ALTERATIONS PERMIT."},{"number":"PP-2023-009552","date":"2023-08-09","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-04-04","scope":"REPLACE 7 PLUMBING FIXTURES"},{"number":"EP-2023-008032","date":"2023-09-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-01","scope":"Classroom modernization including electrical demolition, new lighting and controls, HVAC equipment connections, and new receptacle outlets per the 2017 NEC."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 3 passed"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"4 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"viol","w":"11 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"viol","w":"9 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","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":["9 open L&I violations","failed L&I inspection activity in 2021, 2022"],"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","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: 667190 (EXPIRED), 717626 (EXPIRED), CP-2022-005380 (Expired), MP-2023-003084 (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":"violations","level":"attention","title":"9 open L&I violations","finding":"67 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":"Fire Alarm Certification: Certified through May 22, 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":"12 failed, 7 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 28, 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/"}]}