{"asOf":"2026-07-19T06:56:32.279Z","block":"2600-2699 E YORK ST","blockUrl":"https://philadelphia.blockreport.homes/block/2600-2699-e-york-st","address":"2636 E YORK ST","parcelNumber":"882000109","source":"https://property.phila.gov/?p=882000109","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"256","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"RETAIL - * SINGLE OCCUPANCY","useLabel":"Industrial building","owner":"MPMJR LLC","coOwner":null,"marketValue":1569100,"landAssessment":313800,"improvementAssessment":1255300,"livableArea":4755,"yearBuilt":2024,"lastSale":null,"openViolations":0,"violations":[{"number":"VI-2022-061196","date":"2022-08-16","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2022-08-16","resolution":"SVN ISSUED"},{"number":"VI-2022-065665","date":"2022-08-30","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2022-08-30","resolution":"SVN ISSUED"},{"number":"VI-2022-086429","date":"2022-11-16","code":"A-104.1/1","title":"WORKMAN LIKE BLDG","status":"COMPLIED","resolutionDate":"2023-06-15","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"CF-2022-083436","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-16","completedDate":"2023-06-13","violations":[{"number":"VI-2022-061196","date":"2022-08-16","code":"A-104.1/5","title":"DEBRIS REMOVE- CONSTRUCTION","status":"SVN ISSUED","resolutionDate":"2022-08-16","resolution":"SVN ISSUED"}]},{"number":"CF-2022-089393","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-08-30","completedDate":"2022-09-08","violations":[{"number":"VI-2022-065665","date":"2022-08-30","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2022-08-30","resolution":"SVN ISSUED"}]},{"number":"CF-2022-115850","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-11-16","completedDate":"2023-06-15","violations":[{"number":"VI-2022-086429","date":"2022-11-16","code":"A-104.1/1","title":"WORKMAN LIKE BLDG","status":"COMPLIED","resolutionDate":"2023-06-15","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2022,"n":3,"worst":null}],"investigations":[{"caseNumber":"CF-2022-083436","date":"2022-08-16","type":null,"status":null},{"caseNumber":"CF-2022-089393","date":"2022-08-30","type":null,"status":null},{"caseNumber":"CF-2022-115850","date":"2022-11-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-115850","date":"2023-06-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97544468034036,"lng":-75.12195607988355,"geom":null,"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":null,"baths":null,"stories":1,"lotArea":10505,"zoning":"CMX2","grade":"A+","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":null,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE CREATION OF THIRTY ONE(31) SELF-PARK TYPE PARKING SYSTEM; TWO(2) ELECTRIC PARKING SPACES; TWO(2) ACCESSIBLE SPACES ( TOTAL THIRTY-FIVE(35) SPACES) ; FOR THE ERECTION OF THREE(3) FLATWALL SIGNS(BELOW THE 2ND FLOOR WINDOW SILL)","status":"Completed","outcome":"Granted with conditions","date":"2021-12-21","number":"ZP-2021-006999","relatedPermit":"ZP-2021-006999"},{"type":"LIRB-H Environmental Health","grounds":"First, the contaminated soil is being removed from the site for off-site disposal at an approved location. Second, Section 1311 of the Pennsylvania Storage Tank and Spill Prevention Act, 35 P.S. ¿ 6021.1311, provides a rebuttable presumptio","status":"Closed","outcome":"Withdrawn","date":"2025-08-13","number":"HA-2021-004589","relatedPermit":null},{"type":"LIRB-H Environmental Health","grounds":"First, the contaminated soil is being removed from the site for off-site disposal at an approved location. Second, Section 1311 of the Pennsylvania Storage Tank and Spill Prevention Act, 35 P.S. ¿ 6021.1311, provides a rebuttable presumptio","status":"Closed","outcome":"Withdrawn","date":"2021-10-20","number":"HA-2021-004591","relatedPermit":null},{"type":"LIRB-H Environmental Health","grounds":"First, the contaminated soil is being removed from the site for off-site disposal at an approved location. Second, Section 1311 of the Pennsylvania Storage Tank and Spill Prevention Act, 35 P.S. ¿ 6021.1311, provides a rebuttable presumptio","status":"Closed","outcome":"Withdrawn","date":"2021-10-20","number":"HA-2021-004593","relatedPermit":null},{"type":"LIRB-H Environmental Health","grounds":"First, the contaminated soil is being removed from the site for off-site disposal at an approved location. Second, Section 1311 of the Pennsylvania Storage Tank and Spill Prevention Act, 35 P.S. ¿ 6021.1311, provides a rebuttable presumptio","status":"Closed","outcome":"Withdrawn","date":"2021-11-23","number":"HA-2021-005163","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2026,"v":895000,"taxable":179000,"land":179000,"improvement":716000,"taxableLand":179000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":716000},{"y":2027,"v":1569100,"taxable":313800,"land":313800,"improvement":1255300,"taxableLand":313800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":1255300}],"taxNow":2506,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"ZP-2020-000561","date":"2020-09-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2023-07-18","scope":"APPLICATION IS FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURES ON LOT; FOR THE ERECTION OF A SEMI-DETACHED STRUCTURE (NTE 71' 6\" HIGH) WITH ROOF DECK ACCESSED BY A PILOTHOUSE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"CP-2021-002231","date":"2021-06-08","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-07-18","scope":"FOR THE ERECTION OF A STRUCTURE WITH ROOF DECKS AS PER APPROVED PLANS. FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR FRONT (SEPARATE USE REGISTRATION AND FIT-OUT PERMITS REQUIRED PRIOR TO OCCUPANCY) IN THE SAME BUILDING WITH MULTI-FAMILY HOUSEHOLD LIVING (FOURTY-TWO(42) DWELLING UNITS) FROM SECOND FLOOR THROUGH SIXTH(6TH) FLOORS WITH TWENTY-SIX(26) ACCESSORY PARKING GARAGE WITH TWO(2) ACCESSIBLE SPACES INCLUDING WITH ONE(1) VAN ACCESSIBLE SPACE; TWO(2) ELECTRIC VAN SPACES, SIXTEEN(16) MECHANICAL PARKING SPACES AT FIRST FLOOR REAR WITH SIXTEEN(16) 1A CLASS BICYCLE SPACES AT FIRST FLOOR. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMITS REQUIRED FOR MEPS WORK. SEPARATE APPROVAL REQUIRED FROM PA L&I FOR ELEVATOR INSTALLATION. Amendment to include underpinning and Shoring as per approved plans Amendment to shoring and underpinning design as per approved amended plans. Amendment to add horizontal exits from 2nd to 6th floors. And change to the floor and parking layout as per approved revised plans. Amendment includes some minor unit modifications and changes as a result of field conditions pertaining to the adjacent existing property."},{"number":"ZP-2021-016754","date":"2021-11-16","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF ONE(1) FLATWALL SIGN ( CABOT STREET FRONTAGE) AND FOR THE ERECTION OF DOUBLE FACE (D/F) PROJECTING SIGN ( E YORK ST FRONTAGE)(ABOVE THE SECOND(2ND) FLOOR WINDOW SILL. SIZE AND LOCATION AS SHOWN IN THE APPLICATION AS PER PROVISO PLAN.( SEE APPLICATION# ZP-2021-006999 FOR PERMIT)"},{"number":"ZP-2021-006999","date":"2021-11-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE CREATION OF THIRTY ONE(31) SELF-PARK TYPE PARKING SYSTEM; TWO(2) ELECTRIC PARKING SPACES; TWO(2) ACCESSIBLE SPACES ( TOTAL THIRTY-FIVE(35) SPACES) WITH SIXTEEN(16) 1A CLASS BICYCLE SPACES AT FIRST FLOOR AND IN CELLAR IN AN ACCESSIBLE ROUTE AS PREVIOUSLY APPROVED STRUCTURE( AS PER APPLICATION#ZP-2020-000561 FOR PERMIT). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"MP-2021-005959","date":"2021-12-08","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-07-17","scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS, AND APPLIANCES WITH ASSOCIATED DUCTWORK, FOR A NEW SIX (6) STORY SEMI-DETACHED STRUCTURE TO BE USED AS VACANT COMMERCIAL SPACE AT BASEMENT/GROUND FLOOR W/GROUP R-2 (FORTY-TWO (42) DWELLING UNITS ABOVE), AS PER PLANS; APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS; IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK; SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK; SEE CP-2021-002231 FOR BUILDING PERMIT."},{"number":"PP-2021-013339","date":"2022-01-17","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-07-05","scope":"New construction, interior & exterior plumbing. All proposed work to be done in accordance with Philadelphia Plumbing Code 2018."},{"number":"EP-2021-008266","date":"2022-02-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-06-29","scope":"Install 1000a, 3ph 120/208v main service for apartments, Install 400a 3ph service for commercial space, install 400a 3ph house service. Install a 30 kw generator and transfer switch to provide standby elevator power. Install all wiring throughout new construction 42 unit apartment building. Install fire alarm system throughout. Install a 2 way communication (rescue assistance system). Install cable tv wiring. All work in accordance with the 2017 nec & 2016 nfpa-72."},{"number":"FP-2021-002664","date":"2022-03-28","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-07-17","scope":"FOR THE INSTALLATION OF A SIX-INCH FIRE SERVICE LINE, SIX-INCH BACKFLOW PREVENTER, FIRE PUMPS, WET/DRY FIRE SPRINKLER SYSTEM AND STANDPIPES IN ACCORDANCE WITH APPROVED PLANS, HYDRAULIC CALCULATIONS AND NFPA 13, 14 AND 20."},{"number":"EP-2022-004632","date":"2022-05-06","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-06-29","scope":"Install 200a 1ph, 120/240v temp service for jobsite. Install gfci power and temp lighting throughout as per 2017 nec"},{"number":"CP-2023-004707","date":"2023-09-06","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-12-04","scope":"FOR A LEVEL II INTERIOR ALTERATIONS TO INCLUDE A CHANGE IN OCCUPANCY TO THE FIRST FLOOR LEVEL AND BASEMENT OF AN EXISTING STRUCTURE. FOR A BUSINESS OCCUPANCY. ALTERATIONS TO INCLUDE INSTALLATION OF NEW WALL PARTITIONS, PROVIDE FINISHES AND FURNISHINGS THROUGHOUT AS PER APPROVED PLANS. ALL WORK TO BE DONE PER APPROVED PLANS.** IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK**IEBC 2018** EXISTING BUILDING FULLY SPRINKLERED** SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK**"},{"number":"EP-2023-009243","date":"2023-09-26","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-11-02","scope":"Rough-In Permit for EP-2023-009241 Install lighting & power for new bathroom, install lighting & power for new office. No main service work included. All other wiring in space existing. AS PER NEC 2017"},{"number":"PP-2023-013346","date":"2023-10-13","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-04","scope":"Working in Commercial Space only! 1 Water Closet; 1 Lav; 1 Hot Water Heater Cast/Copper; basement through 1st floor only"},{"number":"ZP-2023-011010","date":"2023-10-13","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Retail Sales - Food, Beverages, and Groceries"},{"number":"EP-2023-009241","date":"2023-10-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-11-20","scope":"Install lighting & power for new bathroom, install lighting & power for new office.2017 NEC No main service work included. All other wiring in space existing. **Separate fire alarm permit req'd for office fitout (previous shell space)**"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Rough-In"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"appeal","w":"Appeal withdrawn"}],"rented":true,"licenses":[{"number":"928925","type":"Rental","status":"Active","businessName":"L&M Real Estate Developments, LLC","legalName":"L&M Real Estate Developments, LLC","address":"2636 E YORK ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":42,"issuedDate":"2023-07-19","latestIssueDate":"2026-06-04","expirationDate":"2027-07-18","inactiveDate":null}],"licenseActivity":[{"number":"928925","type":"Rental","businessName":"L&M Real Estate Developments, LLC","legalName":"L&M Real Estate Developments, LLC","issuedDate":"2023-07-19","latestIssueDate":"2026-06-04","closureDate":null,"expirationDate":"2027-07-18","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-10","units":42,"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":["5 permit events since 2023","1 zoning/board appeal 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 75% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $895,000 to $1,569,100","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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: EP-2023-009243 (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":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 15, 2023.","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":"5 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":"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":"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 commercial. 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 3 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/"}],"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/"}]}