{"asOf":"2026-07-25T14:22:06.987Z","block":"7900-7999 CASTOR AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7900-7999-castor-ave","address":"7961 CASTOR AVE","parcelNumber":"871245050","source":"https://property.phila.gov/?p=871245050","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":"ZOU LI XIU","coOwner":null,"marketValue":394900,"landAssessment":78900,"improvementAssessment":316000,"livableArea":2724,"yearBuilt":1925,"lastSale":{"price":308000,"date":"2005-05-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"1969725","date":"2011-02-04","code":"LR-1","title":"RENEW LIC 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Certification","inspectionDate":"2025-10-15","result":"Certified","expirationDate":"2026-10-15","buildingId":"1316984"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19152","beds":null,"baths":null,"stories":null,"lotArea":2252,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"15523 KELLEY FARM CT, WOODBRIDGE VA, 22193","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":248400,"taxable":248400,"land":45000,"improvement":203400,"taxableLand":45000,"taxableImprovement":203400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":248400,"taxable":248400,"land":45000,"improvement":203400,"taxableLand":45000,"taxableImprovement":203400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":251800,"taxable":251800,"land":50360,"improvement":201440,"taxableLand":50360,"taxableImprovement":201440,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":266700,"taxable":266700,"land":53340,"improvement":213360,"taxableLand":53340,"taxableImprovement":213360,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":269300,"taxable":269300,"land":53860,"improvement":215440,"taxableLand":53860,"taxableImprovement":215440,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":269300,"taxable":269300,"land":53860,"improvement":215440,"taxableLand":53860,"taxableImprovement":215440,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":269300,"taxable":269300,"land":53860,"improvement":215440,"taxableLand":53860,"taxableImprovement":215440,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":246200,"taxable":246200,"land":49240,"improvement":196960,"taxableLand":49240,"taxableImprovement":196960,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":246200,"taxable":246200,"land":49240,"improvement":196960,"taxableLand":49240,"taxableImprovement":196960,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":312400,"taxable":312400,"land":62480,"improvement":249920,"taxableLand":62480,"taxableImprovement":249920,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":312400,"taxable":312400,"land":62480,"improvement":249920,"taxableLand":62480,"taxableImprovement":249920,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":394900,"taxable":394900,"land":78900,"improvement":316000,"taxableLand":78900,"taxableImprovement":316000,"exemptLand":0,"exemptImprovement":0}],"taxNow":4373,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"161639","date":"2008-06-30","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-07-07","scope":"REPLACE LATERAL, STORM & SANITARY, CURB TRAPS, STORM & SANITARY FRESH AIR INLET"},{"number":"373280","date":"2011-11-21","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-12-11","scope":"HOUSE TRAP,HOUSE DRAIN"},{"number":"ZP-2023-007279","date":"2023-07-26","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Take-Out Restaurant"},{"number":"EP-2023-010049","date":"2023-11-22","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-12-21","scope":"Replace in kind - Replace broken keypad in store Replace three old pull stations - two in store and one in tenant hall Move over one pull station at front door within 5' Replace old smoke detector in Tenant hall Replace one horn with horn strobe in basement Install One 120v line in basement AS PER NEC 2017"},{"number":"ZP-2023-013348","date":"2023-12-28","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-06-21","scope":"FOR THE ERECTION OF A STATICALLY ILLUMINATED AWNING SIGN. SIZE AND LOCATION AS SHOWN IN PLAN. ** AMENDED AS OF 3/27/2024 FOR A CHANGE IN SIGN' SIZE PER PLANS**REFACING OF THE EXISTING PROJECTING SIGN INCLUDED IN THE REVIEW**"},{"number":"GP-2024-000237","date":"2024-03-28","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-06-21","scope":"INSTALLATION OF STATICALLY ILLUMINATED AWNING SIGN AS PER APPROVED PLANS. *2018 IBC REVIEW* **SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL WORK**"}],"storyTag":"Improved","storyDelta":1.7,"timeline":[{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2011,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2011,"k":"permit","w":"Plumbing"},{"y":2013,"k":"viol","w":"L&I violation"},{"y":2013,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"insp","w":"Inspection failed"},{"y":2015,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"permit","w":"Sign"}],"rented":true,"licenses":[{"number":"204848","type":"Food Preparing and Serving","status":"Inactive","businessName":"ZHENG SHAN QIN (T/A NEW CHINA RESTAURANT)","legalName":"ZHENG SHAN QIN","address":"7961 CASTOR AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-05-08","latestIssueDate":"2003-05-08","expirationDate":"2004-04-30","inactiveDate":null},{"number":"298431","type":"Handbill Distribution","status":"Inactive","businessName":"SHAN Q ZHENG","legalName":"SHAN Q ZHENG","address":"7961 CASTOR AVE","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2003-08-16","latestIssueDate":"2003-08-16","expirationDate":"2004-08-31","inactiveDate":null},{"number":"320426","type":"Food Preparing and Serving","status":"Inactive","businessName":"XIU YU LU","legalName":"XIU YU LU","address":"7961 CASTOR AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-05-27","latestIssueDate":"2008-04-03","expirationDate":"2009-04-30","inactiveDate":"2008-09-25"},{"number":"327661","type":"Handbill Distribution","status":"Inactive","businessName":"XIU YU LU","legalName":"XIU YU LU","address":"7961 CASTOR AVE","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2005-07-25","latestIssueDate":"2005-07-25","expirationDate":"2006-08-31","inactiveDate":"2011-08-13"},{"number":"457349","type":"Food Preparing and Serving","status":"Inactive","businessName":"JIAN KAI CHEN (NEW CHINA RESTAURANT)","legalName":"JIAN KAI CHEN","address":"7961 CASTOR AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-09-25","latestIssueDate":"2014-04-09","expirationDate":"2015-04-30","inactiveDate":"2014-09-03"},{"number":"530545","type":"Dumpster License - Private Property","status":"Active","businessName":"JIAN KAI & JIN YUN ZHANG CHEN","legalName":"JIAN KAI & JIN YUN ZHANG CHEN","address":"7961 CASTOR AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-04-15","latestIssueDate":"2013-07-23","expirationDate":null,"inactiveDate":"2014-07-23"},{"number":"635887","type":"Dumpster License - Private Property","status":"Active","businessName":"TRJJ INC","legalName":"TRJJ INC","address":"7961 CASTOR AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-07-23","latestIssueDate":"2014-07-23","expirationDate":null,"inactiveDate":null},{"number":"635886","type":"Handbill Distribution","status":"Closed","businessName":"TRJJ INC","legalName":"TRJJ INC","address":"7961 CASTOR AVE","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2014-07-23","latestIssueDate":"2019-08-12","expirationDate":"2020-08-31","inactiveDate":"2020-10-30"},{"number":"640308","type":"Food Preparing and Serving","status":"Inactive","businessName":"TRJJ INC","legalName":"TRJJ INC","address":"7961 CASTOR AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2014-09-03","latestIssueDate":"2020-03-30","expirationDate":"2021-04-30","inactiveDate":"2021-06-29"},{"number":"825722","type":"Rental","status":"Active","businessName":"Li Xiu ZOu","legalName":"Li Xiu ZOu","address":"7961 CASTOR AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2019-10-04","latestIssueDate":"2026-05-01","expirationDate":"2026-10-03","inactiveDate":null},{"number":"948082","type":"Food Preparing and Serving","status":"Active","businessName":"AY CHIHUAHUA LLC (Ay! Chihuahua ice cream & coffee shop)","legalName":"AY CHIHUAHUA LLC","address":"7961 CASTOR AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-04-01","latestIssueDate":"2026-03-01","expirationDate":"2027-03-31","inactiveDate":null},{"number":"0988366","type":"Food Estab, Retail Non-Permanent Location (Annual)","status":"Active","businessName":"AY CHIHUAHUA LLC (Ay! Chihuahua ice cream & coffee shop)","legalName":"AY CHIHUAHUA LLC","address":"7961 CASTOR AVE","revenueCode":"3112","rentalCategory":null,"units":null,"issuedDate":"2025-09-09","latestIssueDate":"2025-09-09","expirationDate":"2026-09-08","inactiveDate":null},{"number":"0988369","type":"Vendor - Pushcart","status":"Active","businessName":"AY CHIHUAHUA LLC (Ay! Chihuahua ice cream & coffee shop)","legalName":"AY CHIHUAHUA LLC","address":"7961 CASTOR AVE","revenueCode":"3280","rentalCategory":null,"units":null,"issuedDate":"2025-09-09","latestIssueDate":"2025-09-09","expirationDate":"2026-09-08","inactiveDate":null}],"licenseActivity":[{"number":"0988366","type":"Food Estab, Retail Non-Permanent Location (Annual)","businessName":"AY CHIHUAHUA LLC (Ay! Chihuahua ice cream & coffee shop)","legalName":"AY CHIHUAHUA LLC","issuedDate":"2025-09-09","latestIssueDate":"2025-09-09","closureDate":null,"expirationDate":"2026-09-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0988369","type":"Vendor - Pushcart","businessName":"AY CHIHUAHUA LLC (Ay! Chihuahua ice cream & coffee shop)","legalName":"AY CHIHUAHUA LLC","issuedDate":"2025-09-09","latestIssueDate":"2025-09-09","closureDate":null,"expirationDate":"2026-09-08","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"948082","type":"Food Preparing and Serving","businessName":"AY CHIHUAHUA LLC (Ay! Chihuahua ice cream & coffee shop)","legalName":"AY CHIHUAHUA LLC","issuedDate":"2024-04-01","latestIssueDate":"2026-03-01","closureDate":null,"expirationDate":"2027-03-31","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"825722","type":"Rental","businessName":"Li Xiu ZOu","legalName":"Li Xiu ZOu","issuedDate":"2019-10-04","latestIssueDate":"2026-05-01","closureDate":null,"expirationDate":"2026-10-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"640308","type":"Food Preparing and Serving","businessName":"TRJJ INC","legalName":"TRJJ INC","issuedDate":"2014-09-03","latestIssueDate":"2020-03-30","closureDate":"2021-06-29","expirationDate":"2021-04-30","inactiveDate":"2021-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"635887","type":"Dumpster License - Private Property","businessName":"TRJJ INC","legalName":"TRJJ INC","issuedDate":"2014-07-23","latestIssueDate":"2014-07-23","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"635886","type":"Handbill Distribution","businessName":"TRJJ INC","legalName":"TRJJ INC","issuedDate":"2014-07-23","latestIssueDate":"2019-08-12","closureDate":"2020-10-30","expirationDate":"2020-08-31","inactiveDate":"2020-10-30","status":"Closed","statusLabel":"Inactive","active":false},{"number":"530545","type":"Dumpster License - Private Property","businessName":"JIAN KAI & JIN YUN ZHANG CHEN","legalName":"JIAN KAI & JIN YUN ZHANG CHEN","issuedDate":"2011-04-15","latestIssueDate":"2013-07-23","closureDate":"2014-07-23","expirationDate":null,"inactiveDate":"2014-07-23","status":"Active","statusLabel":"Inactive","active":false},{"number":"457349","type":"Food Preparing and Serving","businessName":"JIAN KAI CHEN (NEW CHINA RESTAURANT)","legalName":"JIAN KAI CHEN","issuedDate":"2008-09-25","latestIssueDate":"2014-04-09","closureDate":"2014-09-03","expirationDate":"2015-04-30","inactiveDate":"2014-09-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"327661","type":"Handbill Distribution","businessName":"XIU YU LU","legalName":"XIU YU LU","issuedDate":"2005-07-25","latestIssueDate":"2005-07-25","closureDate":"2011-08-13","expirationDate":"2006-08-31","inactiveDate":"2011-08-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"320426","type":"Food Preparing and Serving","businessName":"XIU YU LU","legalName":"XIU YU LU","issuedDate":"2005-05-27","latestIssueDate":"2008-04-03","closureDate":"2008-09-25","expirationDate":"2009-04-30","inactiveDate":"2008-09-25","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"298431","type":"Handbill Distribution","businessName":"SHAN Q ZHENG","legalName":"SHAN Q ZHENG","issuedDate":"2003-08-16","latestIssueDate":"2003-08-16","closureDate":"2004-08-31","expirationDate":"2004-08-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"204848","type":"Food Preparing and Serving","businessName":"ZHENG SHAN QIN (T/A NEW CHINA RESTAURANT)","legalName":"ZHENG SHAN QIN","issuedDate":"2003-05-08","latestIssueDate":"2003-05-08","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["4 permit events since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $312,400 to $394,900","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":"The record identifies more than one dwelling/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":"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-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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (15523 KELLEY FARM CT, WOODBRIDGE VA, 22193).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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 1925 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":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 25, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #204848: Inactive; Handbill Distribution #298431: Inactive; Food Preparing and Serving #320426: Inactive since Sep 25, 2008; Handbill Distribution #327661: Inactive since Aug 13, 2011","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 5 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through Oct 15, 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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}