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SIZE AND LOCATION AS SHOWN ON APPLICATION/PLANS. *** SEE A/P NO 538675 FOR SUPPLEMENTAL DOCUMENTS ***"},{"number":"645958","date":"2015-11-05","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2015-11-05","scope":"TO AMEND A/P NO 604898, CAL NO 23510 TO MAKE THE FOLLOWING CHANGES: - FOR THE RELOCATION OF THE ACCESSIBLE PARKING SPACE, - FOR THE REDUCTION OF DWELLING UNITS FROM TWENTY-EIGHT (28) TO TWENTY-SEVEN (27) - FOR THE REDUCTION IN THE FOOTPRINT OF THE 5TH FLOOR OF THE STRUCTURE AND THE INCREASE IN FOOTPRINT OF THE ROOF DECK. - INCREASE IN HEIGHT FROM 52'-2\" TO 53-9\"."},{"number":"743003","date":"2016-12-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-07-17","scope":"SEAL 5\" SEWER LATERAL, REMOVE CURB TRAP AND FAI PA ONE CALL #2016-3351668"},{"number":"722918","date":"2017-02-02","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-01-09","scope":"FOR THE ERECTION OF A LIGHT-FRAMED ATTACHED STRUCTURE TO INCLUDE TYPE A & B ACCESSIBLE DWELLING UNITS, ACCESSORY PARKING GARAGE, ROOF DECK & ACCESS PILOT HOUSE INSTALLATION, ELEVATOR & MACHINE ROOM INSTALLATION, FIRE-SEPARATED TRANSFORMER VAULT, FIRE-RATED SEPARATION ASSEMBLIES, METAL-STRAP BRACING INSTALLATION, STEEL-FRAMING AND FOUNDATION INSTALLATION. **SEPARATE PERMITS TO BE REQUIRED FOR GRD FLR TENANT INTERIOR FIT-OUT, UNDERPINNING INSTALLATION, ELECTRICAL, MECHANICAL, PLUMBING, AND FIRE SUPPRESSION SYSTEM INSTALLATION.** (SEPARATE PA DEPT OF LABOR & INDUSTRY PERMIT TO BE REQUIRED FOR ELEVATOR INSTALLATION.)"},{"number":"754433","date":"2017-03-31","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-07-14","scope":"COMPLETE DEMOLITION OF AN EXISTING SEMI-DETACHED (CORNER PROPERTY, ATTACHED ONLY IN REAR) ONE STORY, MASONRY AND WOOD COMMERCIAL BUILDING BY MECHANICAL AND HAND METHODS. *SPECIAL INSPECTIONS REQUIRED FOR MECHANICAL DEMOLITION WITHIN BUILDING* ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN & SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES IN ACCORDANCE WITH PHILADELPHIA ADMINISTRATIVE CODE. COMPLETE SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT."},{"number":"773859","date":"2017-05-31","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2022-10-07","scope":"FOR THE INSTALLATION OF A NFPA 13(GARAGE/COMMERCIAL AREA)/NFPA 13R(RESIDENTIAL)/NFPA 14 FIRE SUPRESSION SYSTEM FOR A MULTI FAMILY DWELLING THROUGHOUT WITH A GARAGE AND COMMERCIAL SPACE LOCATED IN THE BASEMENT AND FIRST FLOOR LEVEL. FIRE SUPPRESSION SYSTEM SERVICED BY A FOUR INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY AND FIRE SUPPRESSION SYSTEM TO INCLUDE THE INSTALLATION OF A STANDPIPE IN EACH EXIT ENCLOSURE, BOTH STANDPIPES ARE INTERCONNECTED. FIRE SUPPRESSION SYSTEM INSTALLED IN ACCORDANCE WITH NFPA 13, NFPA 13R, AND NFPA 14 STANDARD."},{"number":"789486","date":"2017-07-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2023-10-25","scope":"FOR THE INSTALLATION OF A MECHANICAL SYSTEM, TO INCLUDE HEAT PUMPS WITH ALL ASSOCIATED FANS, DUCTWORK AND REGISTERS/DIFFUSERS, AS PER APPROVED PLANS."},{"number":"869618","date":"2018-06-27","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2018-06-27","scope":"ADMINISTRATIVE REVIEW OF A/P NO 604898 AND 645958 (CAL NO 23510) TO MAKE THE FOLLWOING CHANGES: 1) INCREASE AREA OF FIFTH (5TH) FLOOR AND MAX HEIGHT TO 55'-0\" 2) INCREASE IN NUMBER OF DWELLING UNITS FROM TWENTY-SEVEN (27) TO FORTY (40). 3)INCREASE IN OPEN AREA / REDUCTION IN OCCUPIED AREA (FROM 20%-80% TO 21.03%-78.97%). 4) REDUCTION IN NUMBER OF BICYCLE PARKING SPACES FROM TWENTY-SIX (26) TO TWENTY (20) AND CHANGE IN LOCATION FROM EXTERIOR TO INTERIOR. 5) REMOVAL/ELIMINATION OF RESIDENTIAL ROOF DECK(S) AND RESIDENTIAL ROOF DECK ACCESS STRUCTURE(S), WITH ROOF ACCESS STRUCTURE TO REMAIN FOR MECHANICAL PURPOSES ONLY. 6) ADDITION OF PROJECTING BALCONIES AT FIFTH (5TH) FLOOR AT/ALONG RIDGE AVENUE AND FRANCIS STREET FRONTAGES/FACADES. 7) ALTER ARCHITECTURAL EMBELLISHMENTS ON/ALONG RIDGE AVENUE AND FRANCIS STREET FRONTAGES/FACADES."},{"number":"963427","date":"2019-10-11","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2019-10-11","scope":"ADMINISTRATIVE REVIEW OF A/P NO 869618 PREVIOUSLY APPROVED TO MAKE THE FOLLWOING CHANGES: *RELOCATION OF BAY BOX/BALCONIES AS PER PLAN. *RELOCATION OF ROOF DECK AND ROOF DECK ACCESS STRUCTURES AS PER PLANS. *FOR THE REDUCTION OF UNITS FROM 40 TO 28."},{"number":"1018430","date":"2019-10-11","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2019-10-11","scope":"ADMINISTRATIVE REVIEW OF A/P NO 869618 PREVIOUSLY APPROVED TO MAKE THE FOLLWOING CHANGES: *RELOCATION OF BAY BOX/BALCONIES AS PER PLAN. *RELOCATION OF ROOF DECK AND ROOF DECK ACCESS STRUCTURES AS PER PLANS. *FOR THE REDUCTION OF UNITS FROM 40 TO 32."},{"number":"1002602","date":"2019-11-19","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"FOR AMENDMENT TO PERMIT AP#722918 TO INCLUDE MODIFICATION TO THE FOUNDATION, FIRST FLOOR STRUCTURE AND SECOND FLOOR STRUCTURE, WITH REVISIONS TO THE 1ST FLR EGRESS PLAN LAYOUT TO INCLUDE NEW EXIT PASSAGEWAY ASSEMBLIES."},{"number":"EP-2021-001982","date":"2021-03-10","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-07-21","scope":"Rough-In Permit for EP-2021-001763 Install new 1600amp service for residential units, commercial spaces, and fire pump. Wire units for lighting ,outlets, 120v smoke detectors, and cable. Wire elevator and fire pump. Install new commercial fire alarm system as per 2017 nec and nfpa 72"},{"number":"PP-2021-002480","date":"2021-03-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":"2023-10-25","scope":"Installation of a 3\"domestic water service, building drain, curb trap, and fresh air inlet per PWD Site Utility Plan. Installation of supply and DWV pipe to listed fixtured per the 2018 Philadelphia Plumbing Code. \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5' IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"ZP-2021-002739","date":"2021-03-31","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR MODIFICATION TO PREVIOUSLY ISSUED PERMIT # 1018430, TO REMOVE THE ROOF DECK ONLY FROM THE PERMIT APPROVAL. SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN."},{"number":"CP-2020-006419","date":"2021-04-13","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Amendment Applicant Revisions","completedDate":"2023-10-25","scope":"For the erection of five story structure (1st floor - IA construction 2nd - 5th floor - VA construction). For use as (32) dwelling units with three (3) vacant commercial spaces (U&O and CO required separately) with accessory parking and bicycle parking spaces. Entire building to be sprinklered per NFPA 13/13R and equipped with standpipes. Separate permit required for MEP and Fire Suppression work. Building to be constructed with Type B and Type A dwelling units. No roof deck on this permit for residential occupancy. Roof access structure for access to mechanical purposes only. AMENDMENT APPROVED AS OF 01/21/2026: TO REVISE MEANS OF EGRESS TO ADD A DOOR IN THE CORRIDOR AT 2ND THROUGH 5TH FLOOR PER AMENDED PLANS."},{"number":"MP-2021-001300","date":"2021-05-18","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":"2022-12-06","scope":"FOR INSTALLATION OF HVAC SYSTEM TO THE RESIDENTIAL DWELLING UNITS OF THE NEW MIXED-USE BUILDING AS PER APPROVED PLANS."},{"number":"FP-2021-001402","date":"2021-05-19","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-06-16","scope":"Rough-In Permit for FP-2021-001377 Install fire suppression system (CP-2020-006419)"},{"number":"ZP-2021-005019","date":"2021-05-26","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A ROOF DECK ACCESSED BY ROOF DECK ACCESS STRUCTURES; FOR RESIDENTIAL USE ONLY; SIZE AND LOCATION AS SHOWN IN THE APPLICATION/PLAN."},{"number":"FP-2021-001377","date":"2021-11-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":"2023-05-09","scope":"FOR THE INSTALLATION OF A NEW FIRE SUPPRESSION SYSTEM DESIGNED PER NFPA 13 STANDARD WITH A 4 INCH FIRE SERVICE LINE, STANDPIPE AND SPRINKLER AS PER PLANS."},{"number":"EP-2023-001460","date":"2023-02-16","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Cancelled","completedDate":"2023-09-01","scope":"Amend Permit to include full building scope of work. Install new 1600 amp service, (2) 400 amp services, 40 kw emergency generator & transfer switch, 34 gang meter bank. Wiring throughout common areas, (32) units and core wiring for (3) commercial spaces. Provide wiring for mechanical and hvac equipment. Install a new fire alarm system throughout. as per the 2017 nec & 2016 nfpa-72. ** NO FIRE PUMP ON THIS PROJECT."},{"number":"ZP-2025-010650","date":"2025-10-28","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries; Retail Sales - Consumer Goods; Eating and Drinking Establishments - Prepared Food Shop"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"viol","w":"7 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"280092","type":"Dumpster License - Private Property","status":"Inactive","businessName":"S P P INC","legalName":"S P P INC","address":"1614-20 RIDGE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"1998-12-29","latestIssueDate":"1998-12-29","expirationDate":"2010-07-31","inactiveDate":null},{"number":"303102","type":"Outdoor Advertising Sign","status":"Closed","businessName":"CLEAR CHANNEL OUTDOOR (MATT BRADLEY)","legalName":"CLEAR CHANNEL OUTDOOR","address":"1614-20 RIDGE AVE","revenueCode":"3708","rentalCategory":null,"units":null,"issuedDate":"2004-02-19","latestIssueDate":"2005-04-20","expirationDate":"2007-03-31","inactiveDate":null},{"number":"200868","type":"Food Establishment, Retail Perm Location (Large)","status":"Inactive","businessName":"S P P INC","legalName":"S P P INC","address":"1614-20 RIDGE AVE","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2004-05-09","latestIssueDate":"2011-04-29","expirationDate":"2012-04-30","inactiveDate":"2012-12-22"},{"number":"1006514","type":"Food Preparing and Serving","status":"Active","businessName":"RIDGE GROCERY MART LLC","legalName":"RIDGE GROCERY MART LLC ","address":"1614-20 RIDGE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2026-05-04","latestIssueDate":"2026-05-04","expirationDate":"2027-05-03","inactiveDate":null}],"licenseActivity":[{"number":"1006514","type":"Food Preparing and Serving","businessName":"RIDGE GROCERY MART LLC","legalName":"RIDGE GROCERY MART LLC ","issuedDate":"2026-05-04","latestIssueDate":"2026-05-04","closureDate":null,"expirationDate":"2027-05-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"200868","type":"Food Establishment, Retail Perm Location (Large)","businessName":"S P P INC","legalName":"S P P INC","issuedDate":"2004-05-09","latestIssueDate":"2011-04-29","closureDate":"2012-12-22","expirationDate":"2012-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"303102","type":"Outdoor Advertising Sign","businessName":"CLEAR CHANNEL OUTDOOR (MATT BRADLEY)","legalName":"CLEAR CHANNEL OUTDOOR","issuedDate":"2004-02-19","latestIssueDate":"2005-04-20","closureDate":"2007-03-31","expirationDate":"2007-03-31","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"280092","type":"Dumpster License - Private Property","businessName":"S P P INC","legalName":"S P P INC","issuedDate":"1998-12-29","latestIssueDate":"1998-12-29","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 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":["2 permit events since 2023","3 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":"Use permit #538675: COMPLETED. The history also contains “OCCUPIED W/O TCO OR 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":"9 permits not marked completed: 722918 (Expired), 773859 (Expired), 789486 (Expired), 1002602 (Issued), PP-2021-002480 (Issued). 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":"1 open L&I violation","finding":"20 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as apartments; 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, 9 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 27, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"7 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #280092: Inactive; Outdoor Advertising Sign #303102: Closed; Food Establishment, Retail Perm Location (Large) #200868: Inactive since Dec 22, 2012","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"id":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. 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/"}]}