{"asOf":"2026-07-24T03:42:16.806Z","block":"5800-5899 RISING SUN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5800-5899-rising-sun-ave","address":"5813 RISING SUN AVE","parcelNumber":"871163100","source":"https://property.phila.gov/?p=871163100","ownerType":"absentee","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"821","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Mixed-use","owner":"THACH ONKARIVI","coOwner":"THACH THYLAYCHHORN","marketValue":156300,"landAssessment":31260,"improvementAssessment":125040,"livableArea":1646,"yearBuilt":1928,"lastSale":{"price":85000,"date":"2020-08-04T04:00:00Z"},"openViolations":0,"violations":[{"number":"1340582","date":"2009-04-21","code":"09-1403.1/1","title":"SCALE 1 TO 50 LBS LO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2027964","date":"2011-03-11","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2027965","date":"2011-03-11","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3444324","date":"2014-03-19","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"197067","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2009-04-23","completedDate":"2009-06-18","violations":[{"number":"1340582","date":"2009-04-21","code":"09-1403.1/1","title":"SCALE 1 TO 50 LBS LO","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"269134","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2011-03-14","completedDate":"2011-04-08","violations":[{"number":"2027964","date":"2011-03-11","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2027965","date":"2011-03-11","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"423004","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2014-03-21","completedDate":"2016-07-20","violations":[{"number":"3444324","date":"2014-03-19","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2009,"n":1,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2014,"n":1,"worst":null}],"investigations":[{"caseNumber":"197067","date":"2009-04-21","type":"BC INSP","status":"FAILED"},{"caseNumber":"197067","date":"2009-05-22","type":"BC INSP","status":"CLOSED"},{"caseNumber":"197067","date":"2009-05-22","type":"BC INSP","status":"FAILED"},{"caseNumber":"197067","date":"2009-06-18","type":"ADMIN INSP","status":"PASSED"},{"caseNumber":"269134","date":"2011-03-11","type":"CI INSP","status":"FAILED"},{"caseNumber":"269134","date":"2011-03-25","type":"CI INSP","status":"FAILED"},{"caseNumber":"269134","date":"2011-04-07","type":"CI INSP","status":"PASSED"},{"caseNumber":"423004","date":"2014-03-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"423004","date":"2014-04-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"423004","date":"2014-06-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"423004","date":"2015-01-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"423004","date":"2015-01-22","type":"PRECOURT","status":"CLOSED"}],"inspYears":[{"y":2009,"fails":2,"passes":1},{"y":2011,"fails":2,"passes":1},{"y":2014,"fails":2,"passes":0},{"y":2015,"fails":1,"passes":0}],"taxOwed":2619.67,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":2619.67,"principalDue":2020.26,"penaltyDue":121.22,"interestDue":106.06,"otherChargesDue":372.13,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2020-01-09","assessmentYear":2022,"totalAssessment":125500,"taxableAssessment":125500,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":1756.75,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04303164643569,"lng":-75.10371721298367,"geom":{"type":"Polygon","coordinates":[[[-75.103625151,40.042946283],[-75.103857371,40.043084527],[-75.103808601,40.04311695],[-75.103576859,40.042978298],[-75.103625151,40.042946283]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19120","beds":null,"baths":null,"stories":null,"lotArea":1448,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"30 EDGEMOOR RD, CHELTENHAM PA, 19012","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"Special Exception for use as Prepared Food Shop on the ground floor.","status":"Completed","outcome":"Granted","date":"2024-06-25","number":"ZP-2023-014014","relatedPermit":"ZP-2023-014014"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":160000,"taxable":160000,"land":27100,"improvement":132900,"taxableLand":27100,"taxableImprovement":132900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":160000,"taxable":160000,"land":27100,"improvement":132900,"taxableLand":27100,"taxableImprovement":132900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":142400,"taxable":142400,"land":28480,"improvement":113920,"taxableLand":28480,"taxableImprovement":113920,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":124300,"taxable":124300,"land":24860,"improvement":99440,"taxableLand":24860,"taxableImprovement":99440,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":125500,"taxable":125500,"land":25100,"improvement":100400,"taxableLand":25100,"taxableImprovement":100400,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":125500,"taxable":125500,"land":25100,"improvement":100400,"taxableLand":25100,"taxableImprovement":100400,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":125500,"taxable":125500,"land":25100,"improvement":100400,"taxableLand":25100,"taxableImprovement":100400,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":132400,"taxable":132400,"land":26480,"improvement":105920,"taxableLand":26480,"taxableImprovement":105920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":132400,"taxable":132400,"land":26480,"improvement":105920,"taxableLand":26480,"taxableImprovement":105920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":131200,"taxable":131200,"land":26240,"improvement":104960,"taxableLand":26240,"taxableImprovement":104960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":131200,"taxable":131200,"land":26240,"improvement":104960,"taxableLand":26240,"taxableImprovement":104960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":156300,"taxable":156300,"land":31260,"improvement":125040,"taxableLand":31260,"taxableImprovement":125040,"exemptLand":0,"exemptImprovement":0}],"taxNow":1837,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"542262","date":"2014-07-11","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-07-11","scope":"FOR THE CHANGE OF USE OF THE FIRST FLOOR TO RETAIL SALE OF FOOD, BEVERAGES AND GROCERIES (LESS THAN 2,000 SQ FT OF GROSS FLOOR AREA). NO CHANGE IN USE OF OTHER FLOORS. NO SIGNS ON THIS APPLICATION. NO CHANGE IN HEIGHT OR AREA."},{"number":"PP-2020-011289","date":"2020-10-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-02-11","scope":"REPLACE 3/4\" WATER DISTRIBUTION PPC 2018"},{"number":"ZP-2023-014014","date":"2024-05-29","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Prepared Food Shop"},{"number":"AP-2024-005582","date":"2024-08-22","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"FOR CERTIFICATE OF OCCUPANCY AT FIRST FLOOR IN EXISTING BUILDING. NO ALTERATIONS PERMITTED UNDER THIS PERMIT. BUILDING TO COMPLY WITH 2018 FIRE AND PROPERTY MAINTENANCE CODES."}],"storyTag":"Improved","storyDelta":0.25,"timeline":[{"y":2009,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2011,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"permit","w":"Use"},{"y":2014,"k":"insp","w":"Inspection failed ×2"},{"y":2015,"k":"insp","w":"Inspection failed"},{"y":2020,"k":"sale","p":85000},{"y":2020,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"}],"rented":false,"licenses":[{"number":"282847","type":"Dumpster License - Private Property","status":"Inactive","businessName":"DEVINES PUB","legalName":"DEVINES PUB","address":"5813 RISING SUN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2000-07-19","latestIssueDate":"2000-07-19","expirationDate":"2010-07-31","inactiveDate":null},{"number":"202304","type":"Food Preparing and Serving","status":"Inactive","businessName":"DEVINE INC","legalName":"DEVINE INC","address":"5813 RISING SUN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-06-19","latestIssueDate":"2003-06-19","expirationDate":"2004-04-30","inactiveDate":null},{"number":"207408","type":"Food Preparing and Serving","status":"Inactive","businessName":"JEAN MELEY (MARIE MELEY)","legalName":"JEAN MELEY","address":"5813 RISING SUN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-07-01","latestIssueDate":"2006-05-11","expirationDate":"2007-04-30","inactiveDate":"2008-05-23"},{"number":"446524","type":"Food Preparing and Serving","status":"Inactive","businessName":"DEAN GROCERY STORE LLC","legalName":"DEAN GROCERY STORE LLC","address":"5813 RISING SUN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-05-23","latestIssueDate":"2008-05-23","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"},{"number":"477653","type":"Rental","status":"Closed","businessName":"KAM CHENG (NEW CHNIA RESTAURANT)","legalName":"KAM CHENG","address":"5813 RISING SUN AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2009-06-24","latestIssueDate":"2020-02-27","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"},{"number":"628899","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"JOAQUIN MARMALEJOS (M & G DELI GROCERY)","legalName":"JOAQUIN MARMALEJOS","address":"5813 RISING SUN AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2014-05-14","latestIssueDate":"2014-05-14","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"0963957","type":"Food Preparing and Serving","status":"Active","businessName":"AUTHENTIC ASIA CUISINE","legalName":"AUTHENTIC ASIA CUISINE","address":"5813 RISING SUN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-10-23","latestIssueDate":"2025-11-17","expirationDate":"2026-10-22","inactiveDate":null},{"number":"0966720","type":"Food Caterer","status":"Active","businessName":"Authentic Asian Cuisine LLC","legalName":"Authentic Asian Cuisine LLC","address":"5813 RISING SUN AVE","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2024-12-02","latestIssueDate":"2025-11-17","expirationDate":"2026-12-01","inactiveDate":null}],"licenseActivity":[{"number":"0966720","type":"Food Caterer","businessName":"Authentic Asian Cuisine LLC","legalName":"Authentic Asian Cuisine LLC","issuedDate":"2024-12-02","latestIssueDate":"2025-11-17","closureDate":null,"expirationDate":"2026-12-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0963957","type":"Food Preparing and Serving","businessName":"AUTHENTIC ASIA CUISINE","legalName":"AUTHENTIC ASIA CUISINE","issuedDate":"2024-10-23","latestIssueDate":"2025-11-17","closureDate":null,"expirationDate":"2026-10-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"628899","type":"Food Establishment, Retail Permanent Location","businessName":"JOAQUIN MARMALEJOS (M & G DELI GROCERY)","legalName":"JOAQUIN MARMALEJOS","issuedDate":"2014-05-14","latestIssueDate":"2014-05-14","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"477653","type":"Rental","businessName":"KAM CHENG (NEW CHNIA RESTAURANT)","legalName":"KAM CHENG","issuedDate":"2009-06-24","latestIssueDate":"2020-02-27","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"446524","type":"Food Preparing and Serving","businessName":"DEAN GROCERY STORE LLC","legalName":"DEAN GROCERY STORE LLC","issuedDate":"2008-05-23","latestIssueDate":"2008-05-23","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"207408","type":"Food Preparing and Serving","businessName":"JEAN MELEY (MARIE MELEY)","legalName":"JEAN MELEY","issuedDate":"2004-07-01","latestIssueDate":"2006-05-11","closureDate":"2008-05-23","expirationDate":"2007-04-30","inactiveDate":"2008-05-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"202304","type":"Food Preparing and Serving","businessName":"DEVINE INC","legalName":"DEVINE INC","issuedDate":"2003-06-19","latestIssueDate":"2003-06-19","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"282847","type":"Dumpster License - Private Property","businessName":"DEVINES PUB","legalName":"DEVINES PUB","issuedDate":"2000-07-19","latestIssueDate":"2000-07-19","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"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":["2 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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #ZP-2023-014014: Completed · Granted; related permit ZP-2023-014014. Use permit #542262: 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: AP-2024-005582 (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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$2,619.67 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 2 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Jan 22, 2015.","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":"1 fire/suppression-related permit 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #282847: Inactive; Food Preparing and Serving #202304: Inactive; Food Preparing and Serving #207408: Inactive since May 23, 2008; Food Preparing and Serving #446524: Inactive since Dec 22, 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 mixed-use. 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 3 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/"}]}