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SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"112511","date":"2007-10-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-10-30","scope":"LOT A, FOR THE ERECTION OF A FOUR (4) STORY STRUCTURE (55' HIGH) FOR USE AS A 63 FAMILY DWELLING (62 SENIOR DWELLINGS AND 1 MANAGER DWELLING) AND FOR THE CREATION OF 26 OPEN-AIR OFF-STREET PARKING SPACES (INCLUDING 4 HANDICAP SPACES);"},{"number":"81470","date":"2007-11-02","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-09-18","scope":"INTERIOR ALTERATIONS PER PLANS FOR HOMELESS SHLTER WITH 60 OCCUPANTS."},{"number":"99201","date":"2007-12-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2008-09-18","scope":"EXTEND EXISTING SPRINKLER SYSTEM"},{"number":"81459","date":"2008-01-11","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2009-06-26","scope":"NEW CONSTRUCTION PER PLANS"},{"number":"127324","date":"2008-01-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-02-06","scope":"FIXTURE INSTALLATION"},{"number":"148603","date":"2008-04-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-06-14","scope":"TEMPORARY ELECTRIC SERVICE FOR CONSTRUCTION SITE, 200 AMP PANEL AND GROUND ROD AND HOOK-UP TEMPORARY OFFICE TRAILER, FROM APRIL 29, 2008 TO APRIL 29 2009, AS PER 2005 NEC (WEST DIST)"},{"number":"124609","date":"2008-05-02","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-09-30","scope":"DEMO/RELOCATE AND ADD NEW WORK AS SHOWN IN PLANS DATED 2/9/07, PER 2005 NEC (WEST DIST)"},{"number":"149144","date":"2008-05-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-06-26","scope":"9 RWC, 5 AREA DR, 64 WC, 64 LAVS, 63 SH, 4 MOP RECEPTS, 1 EWC, 63 KS, 8 STAND P, 6 FL DR, HD, HT, FAI, STACK, 8\" LAT, 2\" WATER SVS."},{"number":"168198","date":"2008-08-20","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-06-26","scope":"INSTALLATION OF NEW HVAC SYSTEMS INCL ROOF TOP UNITS, SPLIT SYSTEM AIR CONDITIONERS, HEAT PUMPS AND ASSOCIATED DUCT WORK AND ACCEOSRY MECHANICALS, AS PER SUBMITTED PLANS"},{"number":"172205","date":"2008-09-24","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2009-06-26","scope":"INSTALLATION OF SPRINKLER SYSTEM. SEPARATE PERMIT REQUIRED FOR WATER SERVICE CONNECTION."},{"number":"188527","date":"2009-02-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-04-21","scope":"INSTALL SERVICE(S), FEEDERS, POWER, LIGHT, HVAC, FIRE PUMP, FIRE ALARM & LOW VOLTAGE SYSTEMS ,ETC."},{"number":"257145","date":"2010-03-04","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-03-25","scope":"INSTALL AMC 2000 SS BACKFLOW PREVENTER IN PIT FOR FIRE SPRINKLER SYSTEM AS PER PLANS."},{"number":"542063","date":"2014-06-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-04-28","scope":"INSTALL 2 600W PARKING LOT FIXTURES AT ENTRANCE."},{"number":"660814","date":"2015-12-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":"2016-12-16","scope":"LEVEL I MINOR ALTERATIONS TO EXISTING SHELTER; WORK TO INCLUDE: REMOVE & REPLACE WATER DAMAGED DRYWALL & CLEAN OUT & REMOVE TRASH -NO STRUCTUAL OR PARTITION CHANGES"},{"number":"694476","date":"2016-05-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-06-27","scope":"REPLACE 20 FLUORESCENT LIGHTS, REPLACE RECEPTACLES AND 4 EXIT SIGNS PER 2008 NEC (SHELTER)WEST DISTRICT"},{"number":"709624","date":"2016-12-28","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2018-05-15","scope":"NO CHANGE IN USE AND OCCUPANCY CLASSIFICATION. INTERIOR RENOVATIONS TO CORRIDORS AS PER PLANS. THIS PERMIT TO CONTAIN CERTIFICATE OF OCCUPANCY FOR AN UNCERTIFIED BUILDNG. BUILDING TO COMPLY WITH PROPERTY MAINTENANCE AND PHILADELPHIA FIRE CODE. PERMIT TO COMPLLY WITH VIOLATION CASE NO. 534682"},{"number":"837505","date":"2018-01-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-05-25","scope":"INTERIOR ALTERATIONS TO EXISTING STRUCTURE TO INCLUDE NEW INTERIOR PARTITIONS, AS PER APPROVED PLANS. NO CHANGE IN OCCUPANCY CLASSIFICATION."},{"number":"851820","date":"2018-02-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-02-23","scope":"REPLACE SECTION OF HOUSE DRAIN IN BASEMENT"},{"number":"860890","date":"2018-03-20","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-08-23","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"869847","date":"2018-04-23","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-08-23","scope":"RELOCATE (80) EXISTING SPRINKLER HEADS. (COMMERCIAL)"},{"number":"854532","date":"2018-04-25","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-04-25","scope":"EDUCATIONAL FACILITIES ON 2ND AND 3RD FLOOR, TEMPORARY TO 6/1/2023."},{"number":"871358","date":"2018-06-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"INTERIOR ALTERATIONS AS PER APPROVED PLANS. ASBESTOS ABATEMENT REQUIRED PRIOR TO COMMENCEMENT OF WORK."},{"number":"833252","date":"2018-06-14","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-06-14","scope":"USE OF FIRST FLOOR OF EXISTING BUILDING AS A DAY CARE CENTER, ALONG WITH ALL OTHER PREVIOUSLY APPROVED USE PERMITS. NO SIGNS ON THIS PERMIT."},{"number":"857222","date":"2018-06-14","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Expired","completedDate":"2022-10-24","scope":"**NO ALTERATIONS; CERTIFICATE OF OCCUPANCY FOR A PARTIAL CHANGE OF OCCUPANCY TO A DAY CARE CENTER IN THE GROUND FLOOR ONLY OF AN EXISTING THREE (3) STORY DETACHED BUILDING WITH EXISTING AUTOMATIC SPRINKLER SYSTEM. PROPERTY SHALL COMPLY WITH THE PHILADELPHIA FIRE AND PROPERTY MAINTENANCE CODES. SEPARATE PERMITS REQUIRED FOR ANY MECH. / ELEC. / PLUMB. / FIRE SUPP. WORK."},{"number":"878840","date":"2018-06-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-23","scope":"INSTALLATION OF A NEW HVAC SYSTEM INCLUDING A NEW ROOF TOP UNIT ALL NEW DUCT WORK AND RE-INSTALLATION OF GAS HEATER AND AIR CONDITION UNITS AS PER PLANS."},{"number":"879332","date":"2018-06-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-08-14","scope":"REHAB OF CLASSROOMS AND CORRIDORS,NEW LIGHTING AND DEVICES USING EXISTING PANELS PER 2008 NEC (SCHOOL)**NO FIRE ALARM ON THIS PERMIT**"},{"number":"880300","date":"2018-07-06","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-08-23","scope":"2ND FLOOR INSTALLATION OF 3 TOILETS 1 LAV 1 KS 3RD FLOOR INSTALL 3 TOILETS 3 URINALS 1 LAV 1 KS TYING INTO EXSITING SANITARY VENTS AND WATER SUPPLY"},{"number":"904394","date":"2018-08-22","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-08-23","scope":"TCO FOR THE ENTIRE BUILDING. ELEVATOR CERTIFICATION(S) NEEDED FOR CO."},{"number":"ZP-2024-002699","date":"2024-09-18","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Child Care - Child Care Center"},{"number":"ZP-2024-004515","date":"2024-10-30","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Educational Facilities"},{"number":"AP-2025-000238","date":"2025-03-27","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2025-04-30","scope":"CO only for existing Educational Facility on 2nd and 3rd Floors. The work is completed and TCO issued before under permit AP#871358. See newly zoning approval under ZP-2024-004515 for Educational Facility without proviso of time limitation."},{"number":"AP-2024-009176","date":"2025-05-13","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2025-10-20","scope":"FOR THE CERTIFICATE OF OCCUPANCY FOR A DAY CARE ON THE FIRST FLOOR LEVEL. NO ALTERATIONS ARE APPROVED UNDER THIS APPLICATION."},{"number":"ZP-2026-006594","date":null,"work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Denied","completedDate":null,"scope":null}],"storyTag":"New construction","storyDelta":0.24,"timeline":[{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2025,"k":"viol","w":"4 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 5 failed, 4 passed"},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"L&I: 5 failed, 1 passed"},{"y":2026,"k":"appeal","w":"Appeal filed"}],"rented":false,"licenses":[{"number":"215690","type":"Rental","status":"Inactive","businessName":"SELF INC.","legalName":"SELF INC.","address":"6901 WOODLAND AVE","revenueCode":"3202","rentalCategory":null,"units":29,"issuedDate":"2004-03-29","latestIssueDate":"2020-04-27","expirationDate":"2021-02-28","inactiveDate":"2021-04-29"},{"number":"208548","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"SELF  INC","legalName":"SELF  INC","address":"6901 WOODLAND AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-03-30","latestIssueDate":"2026-04-14","expirationDate":"2027-04-30","inactiveDate":null},{"number":"462471","type":"Hazardous Materials","status":"Inactive","businessName":"ALLIED CONSTR SVS II INC (BRETT ALTMAN)","legalName":"ALLIED CONSTR SVS II INC","address":"6901 WOODLAND AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2009-01-22","latestIssueDate":"2009-01-22","expirationDate":"2009-04-30","inactiveDate":"2009-04-15"},{"number":"542879","type":"Dumpster License - Public ROW","status":"Inactive","businessName":"SELF INC","legalName":"SELF INC","address":"6901 WOODLAND AVE","revenueCode":"3417","rentalCategory":null,"units":null,"issuedDate":"2011-09-09","latestIssueDate":"2011-09-09","expirationDate":"2012-09-09","inactiveDate":null},{"number":"0966749","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"Southwest Leadership Academy Charter School","legalName":"Southwest Leadership Academy Charter School","address":"6901 WOODLAND AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2024-12-03","latestIssueDate":"2025-12-02","expirationDate":"2026-12-02","inactiveDate":null},{"number":"0990796","type":"Food Preparing and Serving","status":"Active","businessName":"Early years development center","legalName":"Early years development center","address":"6901 WOODLAND AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2025-10-08","latestIssueDate":"2025-10-08","expirationDate":"2026-10-07","inactiveDate":null}],"licenseActivity":[{"number":"0990796","type":"Food Preparing and Serving","businessName":"Early years development center","legalName":"Early years development center","issuedDate":"2025-10-08","latestIssueDate":"2025-10-08","closureDate":null,"expirationDate":"2026-10-07","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"0966749","type":"Food Preparing and Serving (30+ SEATS)","businessName":"Southwest Leadership Academy Charter School","legalName":"Southwest Leadership Academy Charter School","issuedDate":"2024-12-03","latestIssueDate":"2025-12-02","closureDate":null,"expirationDate":"2026-12-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"542879","type":"Dumpster License - Public ROW","businessName":"SELF INC","legalName":"SELF INC","issuedDate":"2011-09-09","latestIssueDate":"2011-09-09","closureDate":"2012-09-09","expirationDate":"2012-09-09","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"462471","type":"Hazardous Materials","businessName":"ALLIED CONSTR SVS II INC (BRETT ALTMAN)","legalName":"ALLIED CONSTR SVS II INC","issuedDate":"2009-01-22","latestIssueDate":"2009-01-22","closureDate":"2009-04-15","expirationDate":"2009-04-30","inactiveDate":"2009-04-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208548","type":"Food Preparing and Serving (30+ SEATS)","businessName":"SELF  INC","legalName":"SELF  INC","issuedDate":"2004-03-30","latestIssueDate":"2026-04-14","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"215690","type":"Rental","businessName":"SELF INC.","legalName":"SELF INC.","issuedDate":"2004-03-29","latestIssueDate":"2020-04-27","closureDate":"2021-04-29","expirationDate":"2021-02-28","inactiveDate":"2021-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["4 open L&I violations","failed L&I inspection activity in 2021, 2022, 2023, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"transition-activity","level":"watch","title":"Recent transition activity","summary":"The property has an unusually active paper trail worth monitoring for the next permit, inspection, deed, or listing.","evidence":["4 permit events since 2023","4 zoning/board appeals 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 #2660: OPEN · Granted with conditions. Use permit #112510: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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":"4 permits not marked completed: 660814 (EXPIRED), 871358 (Issued), 857222 (Expired), ZP-2026-006594 (Denied). 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":"4 open L&I violations","finding":"167 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Aug 31, 2026; Fire Alarm Certification: Certified through Oct 28, 2026; Sprinkler Certification: Certified through Apr 25, 2024; Fire Escape Report: Safe with Repair through May 26, 2026","why":"Fire-protection certifications apply to the named system and inspection period only; they are not a whole-building safety certificate. Philadelphia generally requires annual sprinkler, standpipe, fire-alarm, special-hazard, and emergency-power inspections where those systems exist.","action":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"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":"51 failed, 27 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jul 13, 2026.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Hazardous Materials #462471: Inactive since Apr 15, 2009; Dumpster License - Public ROW #542879: 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":"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/"}]}