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VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-06-04","completedDate":"2024-07-02","violations":[{"number":"VI-2024-045627","date":"2024-06-04","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2024-06-28","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2007,"n":7,"worst":null},{"y":2008,"n":33,"worst":null},{"y":2010,"n":1,"worst":null},{"y":2011,"n":5,"worst":null},{"y":2016,"n":1,"worst":null},{"y":2021,"n":15,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"3693","date":"2002-10-25","type":"L_INITIAL","status":"PASSED"},{"caseNumber":"121792","date":"2007-07-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"153363","date":"2008-03-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"157447","date":"2008-04-23","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"153363","date":"2008-05-07","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"160224","date":"2008-05-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"153363","date":"2008-06-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"153363","date":"2008-06-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"160224","date":"2008-06-27","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"121792","date":"2008-06-27","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"153363","date":"2008-07-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"157447","date":"2008-07-22","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"153363","date":"2008-08-20","type":"PRECOURT","status":"FAILED"},{"caseNumber":"153363","date":"2008-08-22","type":"PRECOURT","status":"FAILED"},{"caseNumber":"157447","date":"2008-08-28","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"153363","date":"2008-09-09","type":"PRECOURT","status":"FAILED"},{"caseNumber":"157447","date":"2008-09-10","type":"PRECOURT","status":"PASSED"},{"caseNumber":"157447","date":"2008-09-13","type":"PRECOURT","status":"PASSED"},{"caseNumber":"153363","date":"2008-09-24","type":"PRECOURT","status":"FAILED"},{"caseNumber":"153363","date":"2008-10-03","type":"PRECOURT","status":"FAILED"},{"caseNumber":"157447","date":"2008-10-15","type":"PRECOURT","status":"PASSED"},{"caseNumber":"153363","date":"2008-10-21","type":"PRECOURT","status":"FAILED"},{"caseNumber":"157447","date":"2008-10-22","type":"PRECOURT","status":"PASSED"},{"caseNumber":"157447","date":"2008-10-22","type":"PRECOURT","status":"PASSED"},{"caseNumber":"157447","date":"2008-10-31","type":"PRECOURT","status":"PASSED"},{"caseNumber":"157447","date":"2008-11-03","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"153363","date":"2008-11-07","type":"PRECOURT","status":"FAILED"},{"caseNumber":"153363","date":"2009-05-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"153363","date":"2009-06-10","type":"PRECOURT","status":"PASSED"},{"caseNumber":"153363","date":"2009-06-16","type":"PRECOURT","status":"PASSED"},{"caseNumber":"262187","date":"2010-12-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"262187","date":"2011-02-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"262187","date":"2011-03-30","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"530939","date":"2016-05-02","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"530939","date":"2016-06-06","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2021-035664","date":"2021-05-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-035664","date":"2021-06-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-062693","date":"2021-07-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-077914","date":"2021-08-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-077914","date":"2021-12-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-077914","date":"2022-02-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-077914","date":"2022-03-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-035664","date":"2023-02-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-035664","date":"2023-11-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-056482","date":"2024-06-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-056484","date":"2024-06-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-056484","date":"2024-07-02","type":null,"status":"PASSED"}],"inspYears":[{"y":2002,"fails":0,"passes":1},{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":12,"passes":9},{"y":2009,"fails":1,"passes":2},{"y":2010,"fails":1,"passes":0},{"y":2011,"fails":1,"passes":1},{"y":2016,"fails":1,"passes":1},{"y":2021,"fails":5,"passes":0},{"y":2022,"fails":2,"passes":0},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":2,"passes":1}],"taxOwed":29419.92,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":29419.92,"principalDue":21264.79,"penaltyDue":1565.42,"interestDue":3162.47,"otherChargesDue":3427.24,"yearsOwed":3,"oldestYearOwed":2019,"mostRecentYearOwed":2021,"mostRecentPaymentDate":"2021-08-10","assessmentYear":2022,"totalAssessment":493400,"taxableAssessment":493400,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":6906.61,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.0178539581345,"lng":-75.147577638808,"geom":{"type":"Polygon","coordinates":[[[-75.147275854,40.017910722],[-75.147278729,40.017758385],[-75.147711585,40.01776321],[-75.147699371,40.01786466],[-75.148067678,40.017913288],[-75.148056499,40.017963341],[-75.147692959,40.017915341],[-75.147275854,40.017910722]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":3,"lotArea":8571,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2230 E ALLEGHENY AVE, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"SEE ATTACHED","status":"Closed","outcome":"Complete","date":"2022-10-28","number":"HA-2022-003041","relatedPermit":null}],"taxYears":[{"year":2016,"total":1699.25,"principal":1479.38,"interest":22.2,"penalty":14.79}],"taxNet":1699.25,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":91900,"taxable":91900,"land":27572,"improvement":64328,"taxableLand":27572,"taxableImprovement":64328,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":91900,"taxable":91900,"land":27572,"improvement":64328,"taxableLand":27572,"taxableImprovement":64328,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":477900,"taxable":477900,"land":143370,"improvement":334530,"taxableLand":143370,"taxableImprovement":334530,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":492200,"taxable":492200,"land":147660,"improvement":344540,"taxableLand":147660,"taxableImprovement":344540,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":493400,"taxable":493400,"land":148020,"improvement":345380,"taxableLand":148020,"taxableImprovement":345380,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":493400,"taxable":493400,"land":148020,"improvement":345380,"taxableLand":148020,"taxableImprovement":345380,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":493400,"taxable":493400,"land":148020,"improvement":345380,"taxableLand":148020,"taxableImprovement":345380,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":854400,"taxable":854400,"land":256320,"improvement":598080,"taxableLand":256320,"taxableImprovement":598080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":854400,"taxable":854400,"land":256320,"improvement":598080,"taxableLand":256320,"taxableImprovement":598080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":854400,"taxable":854400,"land":256320,"improvement":598080,"taxableLand":256320,"taxableImprovement":598080,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":854400,"taxable":854400,"land":256320,"improvement":598080,"taxableLand":256320,"taxableImprovement":598080,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":825100,"taxable":825100,"land":165000,"improvement":660100,"taxableLand":165000,"taxableImprovement":660100,"exemptLand":0,"exemptImprovement":0}],"taxNow":11960,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"177026","date":"2008-09-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-03-25","scope":"REPLACING 3 MANUAL PULL STATIONS ON EXISTING SYSTEM AS PER NFPA72 (NORTH DISTRICT)"},{"number":"772211","date":"2017-04-07","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-04-07","scope":"TO DOCUMENT THE REDUCTION IN THE NUMBER OF DWELLING UNITS FROM SIXTEEN (16) UNITS TO FIFTEEN (15) UNITS FOR A PREVIOUSLY APPROVED MULTI-FAMILY HOUSEHOLD LIVING USE WITHIN AN EXISTING ATTACHED STRUCTURE, TO ACCOMMODATE A NEW COMMERCIAL KITCHEN WITHIN AN ACCESSORY TENANT AMENITY AREA (FORMERLY UNIT 1B) ON THE GROUND FLOOR OF 4238 OLD YORK RD (FOR USE BY TENANTS ONLY); NO CHANGE IN HEIGHT OR AREA OF EXISTING BUILDING; NO SIGNS ON THIS PERMIT."},{"number":"760851","date":"2017-05-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-10-04","scope":"FOR PRESCRIPTIVE ALTERATIONS WITHIN UNIT 4238-1B ON THE GROUND FLOOR OF AN EXISTING THREE (3) STORY ATTACHED STRUCTURE USED AS MULTI-FAMILY HOUSEHOLD LIVING, TO REDUCE THE NUMBER OF TOTAL DWELLINGS UNITS FROM SIXTEEN (16) TO FIFTEEN (15), TO ACCOMMODATE THE EXPANSION AN EXISTING ACCESSORY TENANT AMENITY AREA TO INCLUDE A NEW COMMERCIAL KITCHEN (FOR USE BY TENANTS ONLY), AND FOR EXTERIOR ALTERATIONS TO FRONT GROUND FLOOR ENTRANCE, AS PER PLANS; SEPARATE PERMITS REQUIRED FOR ANY AND ALL MECHANICAL, ELECTRICAL, AND PLUMBING WORK; BUILDING IS CURRENTLY NOT SPRINKLERED; NO SIGNS ON THIS PERMIT."},{"number":"831589","date":"2017-12-14","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-09-22","scope":"FOR THE INSTALLATION OF ONE (1) 8'-0\" COMMERCIAL KITCHEN EXHAUST HOOD WITH A ROOF TOP EXHAUST FAN AND A MAKE UP AIR FAN WITH SUPPLY/EXHAUST DUCT WORK FOR KITCHEN. ALL WORK SHALL BE DONE PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. SEPARATE PERMIT REQUIRED FOR ALL OTHER WORK."},{"number":"843655","date":"2018-01-08","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-10-20","scope":"TO INSTALL A NEW FIRE SUPPRESSION SYSTEM, FOR A 8'-0\" HOOD. For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"818389","date":"2018-06-21","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-09-22","scope":"ALTERATIONS: INTERIOR PLUMBING;UNIT 4238-1B FIRST FLOOR; 3 STORY STRUCTURE; 1 WC,1 LAV,2 WASHER LINES,1 LAUNDRY SIK,3 FLOOR DRAINS,1 FOOD PREP,1 GREASE TRAP,1 HAND WASH SINK,1 MOP SINK,1 SINGLE COMPARTMENT SINK AND 1-3 COMPARTMENT SINK -THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"MP-2021-002808","date":"2021-06-30","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-10-04","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Install A new 80K BTU 92% efficiency furnace on the first floor of the building drilling hole through the back of the wall and venting out for discharge and intake. Installing a new 2.5 tons AC unit off the roof of the building. Some of the ductwork is already done I'm just tying up to Maine Plenum. We will be spraying air to a small medicine room and office room and also the common area. Also spline air into the kitchen area. They will be to return one in the common room and one in the hallway by the kitchen area."},{"number":"PP-2024-006606","date":"2024-05-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-28","scope":"Install new Backflow preventer 2\", Watts Model LF009M2QT immediately downstream from water meter."},{"number":"CP-2026-002407","date":"2026-05-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING STRUCTURE, ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2021,"k":"viol","w":"15 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×5"},{"y":2022,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"appeal","w":"Appeal complete"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"sale","p":750000},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"382671","type":"Rental","status":"Inactive","businessName":"OBASI A CHUKWUNENYE","legalName":"OBASI A CHUKWUNENYE","address":"4238-42 OLD YORK RD","revenueCode":"3202","rentalCategory":null,"units":16,"issuedDate":"2006-08-28","latestIssueDate":"2016-05-24","expirationDate":"2017-02-28","inactiveDate":"2017-04-29"}],"licenseActivity":[{"number":"382671","type":"Rental","businessName":"OBASI A CHUKWUNENYE","legalName":"OBASI A CHUKWUNENYE","issuedDate":"2006-08-28","latestIssueDate":"2016-05-24","closureDate":"2017-04-29","expirationDate":"2017-02-28","inactiveDate":"2017-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"strong","title":"Records to verify together","summary":"Several independent, separately dated records stack up here and deserve prompt verification.","evidence":["16 open L&I violations","$29,420 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2022, 2023, 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"watch","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 1 permit event matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2026"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #772211: COMPLETED. The history also contains “PERMB- FINAL PRE-CO INSP.”","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":"6 permits not marked completed: 760851 (Expired), 831589 (Expired), 843655 (Expired), 818389 (Expired), MP-2021-002808 (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":"16 open L&I violations","finding":"64 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$29,419.92 was recorded in the City’s 2022-06 delinquency snapshot for 2019–2021.","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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; 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":"28 failed, 15 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 2, 2024.","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":"2 fire/suppression-related permits 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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/"}]}