{"asOf":"2026-07-26T09:28:47.788Z","block":"6600-6699 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6600-6699-germantown-ave","address":"6643 GERMANTOWN AVE","parcelNumber":"871528220","source":"https://property.phila.gov/?p=871528220","ownerType":"owner-occupied","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"S30","buildingCodeNew":"820","buildingClass":"ROW W/OFF STR 2 STY MASON","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Mixed-use","owner":"LIM SIAM NGOR","coOwner":null,"marketValue":324600,"landAssessment":64900,"improvementAssessment":259700,"livableArea":2122,"yearBuilt":2006,"lastSale":{"price":1,"date":"2006-05-16T04:00:00Z"},"openViolations":0,"violations":[{"number":"1825220","date":"2010-08-18","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1825221","date":"2010-08-18","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1825219","date":"2010-08-18","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4618441","date":"2017-12-14","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4618440","date":"2017-12-14","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4618442","date":"2017-12-14","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"248301","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-08-22","completedDate":"2010-11-01","violations":[{"number":"1825220","date":"2010-08-18","code":"14-1704/50","title":"NO ZONING/USE PERMIT-SIGN","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1825221","date":"2010-08-18","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1825219","date":"2010-08-18","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"615834","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-12-15","completedDate":"2018-08-27","violations":[{"number":"4618441","date":"2017-12-14","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4618440","date":"2017-12-14","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4618442","date":"2017-12-14","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":3,"worst":null},{"y":2017,"n":3,"worst":null}],"investigations":[{"caseNumber":"68546","date":"2006-06-23","type":"BC INSP","status":"PASSED"},{"caseNumber":"248301","date":"2010-08-18","type":"BC INSP","status":"FAILED"},{"caseNumber":"248301","date":"2010-09-20","type":"BC INSP","status":"FAILED"},{"caseNumber":"248301","date":"2010-10-28","type":"BC INSP","status":"PASSED"},{"caseNumber":"615834","date":"2017-12-14","type":"CI INSP","status":"FAILED"},{"caseNumber":"615834","date":"2018-02-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"615834","date":"2018-03-19","type":"CI INSP","status":"CLOSED"},{"caseNumber":"615834","date":"2018-08-22","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2006,"fails":0,"passes":1},{"y":2010,"fails":2,"passes":1},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.05063939540415,"lng":-75.18443951857114,"geom":{"type":"Polygon","coordinates":[[[-75.184350296,40.050688362],[-75.184501074,40.050541204],[-75.184528401,40.050588997],[-75.184380397,40.050737668],[-75.184350296,40.050688362]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19119","beds":null,"baths":null,"stories":null,"lotArea":1323,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"6643 GERMANTOWN AVE, PHILADELPHIA PA, 19119","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR PREPARING AND SERVING OF  HOT FOOD WITHIN AN EXISTING RETAIL GROCERY STORE AND ACCESSORY STORAGE 2ND FLOOR ( LESS THAN 25% GROSS FLOOR AREA ) NO SIGNS ON THIS APPLICATION.","status":"CLOSED","outcome":"Granted with conditions","date":"2009-12-09","number":"10028","relatedPermit":"232334"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":185300,"taxable":185300,"land":15066,"improvement":170234,"taxableLand":15066,"taxableImprovement":170234,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":185300,"taxable":185300,"land":15066,"improvement":170234,"taxableLand":15066,"taxableImprovement":170234,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":175500,"taxable":175500,"land":35100,"improvement":140400,"taxableLand":35100,"taxableImprovement":140400,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":180700,"taxable":180700,"land":36140,"improvement":144560,"taxableLand":36140,"taxableImprovement":144560,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":182500,"taxable":182500,"land":36500,"improvement":146000,"taxableLand":36500,"taxableImprovement":146000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":182500,"taxable":182500,"land":36500,"improvement":146000,"taxableLand":36500,"taxableImprovement":146000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":182500,"taxable":182500,"land":36500,"improvement":146000,"taxableLand":36500,"taxableImprovement":146000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":259000,"taxable":259000,"land":51800,"improvement":207200,"taxableLand":51800,"taxableImprovement":207200,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":259000,"taxable":259000,"land":51800,"improvement":207200,"taxableLand":51800,"taxableImprovement":207200,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":264500,"taxable":264500,"land":52900,"improvement":211600,"taxableLand":52900,"taxableImprovement":211600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":264500,"taxable":264500,"land":52900,"improvement":211600,"taxableLand":52900,"taxableImprovement":211600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":324600,"taxable":324600,"land":64900,"improvement":259700,"taxableLand":64900,"taxableImprovement":259700,"exemptLand":0,"exemptImprovement":0}],"taxNow":3702,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"254882","date":"2010-01-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2010-09-27","scope":"KITCHEN FIXTURES & EQUIPMENT, NEW TYPE 1 HOOD AND DUCT WORK, FANS. NO CHANGE IN USE CLASSIFICATION. IEBC LEVEL 2 ALTS. NOCR."},{"number":"254591","date":"2010-01-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-04-30","scope":"INTERIOR/EXTERIOR ALTERATIONS FOR NEW COUNTERS, KITCHEN FIXTURES & EQUIPMENT, ADDING NEW TYPE 1 HOOD, FANS AND DUCT WORK FOR HOTT FOOD SERVICE. NO CHANGE IN USE CLASSIFICATION B/R3, USE GROUP B LESS THAN 49 OCCUPANTS. IEBC LEVEL 2 ALTS. NO CO ON RECORD BUT ATTACHED TO THIS APPLICATION FOR RECORD KEEPING. EXISTING RESIDENTIAL ABOVE, CONVERT SOME EXISTING ROOMS TO ACCESSORY STORAGE ROOMS."},{"number":"260488","date":"2010-02-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2010-03-05","scope":"1ST FLOOR RELOCATE EXHAUST HOOD CIRCUITS, REPLACE 8' FLOURESCENT LIGHTS WITH 10 1X4 FLOURESCENT LIGHTS."},{"number":"261077","date":"2010-02-05","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-08-25","scope":"INSTALL A 6GAL RANGE GUARD SYSTEM, DUCT, 2 FRYERS, GRILL, WOK"},{"number":"232334","date":"2011-03-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-03-04","scope":"LEGALIZATION OF HOT FOOD PREPARATION AND SERVICE 2ND FL. STOARAGE,DOCUMENT BREECH BETWEEN WALLS OF 6643 & 6645 SINCE 1958."},{"number":"324500","date":"2011-03-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2011-03-07","scope":"ERECTION OF AN ETEN ILLUM FLAT WALL SIGN"},{"number":"346402","date":"2011-06-09","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2011-10-28","scope":"INSTALL ONE AWNING SIGN AS PER PLANS."},{"number":"845660","date":"2018-01-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-01-16","scope":"FOR A SINGLE FAMILY HOUSEHOLD LIVING AT SECOND FLOOR IN THE SAME BUILDING EXISTING PREPARING AND SERVING OF HOT FOOD FOR TAKE OUT SERVICE WITHIN AN EXISTING RETAIL GROCERY STORE AT FIRST FLOOR . NO SIGN ON THIS APPLICATION."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2010,"k":"permit","w":"Major alteration"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2010,"k":"permit","w":"Suppression"},{"y":2010,"k":"viol","w":"3 L&I violations"},{"y":2010,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2011,"k":"permit","w":"Use"},{"y":2011,"k":"permit","w":"Zoning/use"},{"y":2011,"k":"permit","w":"Sign"},{"y":2017,"k":"viol","w":"3 L&I violations"},{"y":2017,"k":"insp","w":"Inspection failed"},{"y":2018,"k":"permit","w":"Use"},{"y":2018,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"280322","type":"Dumpster License - Private Property","status":"Inactive","businessName":"STATON GARDINER INC","legalName":"STATON GARDINER INC","address":"6643 GERMANTOWN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2004-01-22","latestIssueDate":"2004-01-22","expirationDate":"2010-07-31","inactiveDate":"2010-10-05"},{"number":"201804","type":"Food Preparing and Serving","status":"Inactive","businessName":"STATON GARDINER INC","legalName":"STATON GARDINER INC","address":"6643 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-24","latestIssueDate":"2004-05-24","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"266543","type":"Rental","status":"Inactive","businessName":"CANUTE GARDINER","legalName":"CANUTE GARDINER","address":"6643 GERMANTOWN AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-05-24","latestIssueDate":"2005-02-26","expirationDate":"2006-02-28","inactiveDate":"2006-08-23"},{"number":"322935","type":"Food Preparing and Serving","status":"Inactive","businessName":"6643 GERMANTOWN INC","legalName":"6643 GERMANTOWN INC","address":"6643 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-06-17","latestIssueDate":"2009-05-06","expirationDate":"2010-04-30","inactiveDate":"2010-02-26"},{"number":"322939","type":"Dumpster License - Private Property","status":"Inactive","businessName":"6643 GERMANTOWN INC","legalName":"6643 GERMANTOWN INC","address":"6643 GERMANTOWN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-06-17","latestIssueDate":"2005-06-17","expirationDate":"2010-07-31","inactiveDate":null},{"number":"494395","type":"Food Preparing and Serving","status":"Active","businessName":"SHIYING LIU (PANDA HOUSE)","legalName":"SHIYING LIU","address":"6643 GERMANTOWN AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-02-26","latestIssueDate":"2026-03-16","expirationDate":"2027-04-30","inactiveDate":null},{"number":"520927","type":"Dumpster License - Private Property","status":"Active","businessName":"SHIYING LIU (PANDA HOUSE)","legalName":"SHIYING LIU","address":"6643 GERMANTOWN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-12-06","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"520927","type":"Dumpster License - Private Property","businessName":"SHIYING LIU (PANDA HOUSE)","legalName":"SHIYING LIU","issuedDate":"2010-12-06","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"494395","type":"Food Preparing and Serving","businessName":"SHIYING LIU (PANDA HOUSE)","legalName":"SHIYING LIU","issuedDate":"2010-02-26","latestIssueDate":"2026-03-16","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"322939","type":"Dumpster License - Private Property","businessName":"6643 GERMANTOWN INC","legalName":"6643 GERMANTOWN INC","issuedDate":"2005-06-17","latestIssueDate":"2005-06-17","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"322935","type":"Food Preparing and Serving","businessName":"6643 GERMANTOWN INC","legalName":"6643 GERMANTOWN INC","issuedDate":"2005-06-17","latestIssueDate":"2009-05-06","closureDate":"2010-02-26","expirationDate":"2010-04-30","inactiveDate":"2010-02-26","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"201804","type":"Food Preparing and Serving","businessName":"STATON GARDINER INC","legalName":"STATON GARDINER INC","issuedDate":"2004-05-24","latestIssueDate":"2004-05-24","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"266543","type":"Rental","businessName":"CANUTE GARDINER","legalName":"CANUTE GARDINER","issuedDate":"2004-05-24","latestIssueDate":"2005-02-26","closureDate":"2006-08-23","expirationDate":"2006-02-28","inactiveDate":"2006-08-23","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280322","type":"Dumpster License - Private Property","businessName":"STATON GARDINER INC","legalName":"STATON GARDINER INC","issuedDate":"2004-01-22","latestIssueDate":"2004-01-22","closureDate":"2010-10-05","expirationDate":"2010-07-31","inactiveDate":"2010-10-05","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 42% in 2023, but no matching permit appears in the property timeline.","evidence":["assessment moved from $182,500 to $259,000","no permit shown in 2022-2024"],"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":"Use permit #232334: COMPLETED. The history also contains “PERM Z- 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":"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":"4 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Aug 22, 2018.","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 #280322: Inactive since Oct 5, 2010; Food Preparing and Serving #201804: Inactive since Dec 22, 2012; Food Preparing and Serving #322935: Inactive since Feb 26, 2010; Dumpster License - Private Property #322939: Inactive","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration and appears related-party/family-held.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"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 6 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/"}]}