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SEPARATE PERMIT REQUIRED FOR THE CONSTRUCTION OF NEW STOREFRONT. NO OTHER CONSTRUCTION ACTIVITY APPROVED UNDER THIS MINOR ALTERATION PERMIT."},{"number":"267009","date":"2010-03-16","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-04-01","scope":"INSTALL CURB TRAP,MAIN DRAIN. ROUGH IN FOR 4 POWDER ROOMS & STACKS. INSTALL 1\" WATER SERVICE"},{"number":"272143","date":"2010-05-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-01-15","scope":"CONSTRUCT NEW FRONT WALL FOR COMMERCIAL PROPERTY ON NEW FOUNDATION AS SHOWN. ZONING PERMIT REQ / CO PRIOR TO OCCUPANCY."},{"number":"280216","date":"2010-07-19","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2010-07-19","scope":"RELOCATION OF LOT LINES TO CREATE ONE LOT FROM FOUR LOTS AND CREATION OF THREE TENANT SPACES FROM ONE TENANT SPACE. SPACE 1310-12 -DAY CARE CENTER ,PLAY AREA & PARKING, 1306 & 1308 - VACANT SPACE"},{"number":"293917","date":"2010-08-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-08-02","scope":"RELOCATION OF LOT LINES TO CREATE ONE LOT FROM FOUR LOTS AND CREATION OF THREE TENANT SPACES FROM ONE TENANT SPACE. SPACE 1310-12 -DAY CARE CENTER ,PLAY AREA & PARKING, 1306 & 1308 - VACANT SPACE"},{"number":"294034","date":"2010-10-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-05-10","scope":"INTERIOR ALTERATIONS TO BLDG. BLDG DIVIDING WALLS, BATHROOMS, STAIRS, REPLACE MEZZANINE, JOISTS, VARIOUS TENANTS FITOUT. DAYCARE CENTER (NO CHILDREN UNDER 2-1/2 YRS OF AGE) AND 2 VACANT TENANT SPACES."},{"number":"311635","date":"2010-11-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-05-31","scope":"INSTALL 200 AMP SERVICE AS PER 2008 NEC"},{"number":"313745","date":"2010-11-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-05-31","scope":"INSTALL 200 AMP SERVICE, 20 DUPLEX RECEPTACLES, 8 SWITCHES, 20 FIXTURES, 2 EXIT SIGNS, 4 EMERGENCY LIGHTS AS PER 2008 NEC (EAST DIST)"},{"number":"313746","date":"2010-11-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-05-31","scope":"INSTALL (22) DUPLEX RECEPTACLES, (8) FIXTURES, (20) FIXTURES, (2) EXIT SIGNS, (4) EMERGENCY LIGHTS AS PER 2008 NEC (EAST DIST)"},{"number":"311644","date":"2010-11-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 200 AMP SERVICE AS PER 2008 NEC"},{"number":"330395","date":"2011-03-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2011-03-17","scope":"PARTIAL ZONING CHANGE FOR A RESTAURANT/PIZZA/BAKERY & BAR"},{"number":"330181","date":"2011-05-06","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-16","scope":"INSTALL (2) FIVE TON GOODMAN A/C WITH 120000 BTU 95% HOZ GAS FURNACE WITH DUCTWORK"},{"number":"396601","date":"2012-03-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-03-30","scope":"CHANGES TO REAR YARD TO INCUDE OUTDOOR DINING AS PART OF SPACE AS WELL AS (6) OPEN AIR PARKING SPACES.ERECT 6'HIGH FENCE."},{"number":"402479","date":"2012-05-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-05-01","scope":"USE SPACE FOR RESTAURANT."},{"number":"421502","date":"2012-09-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-10-16","scope":"INSTALL BAR AND COUNTER AS PER PLANS"},{"number":"427470","date":"2012-09-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-10-16","scope":"1-3 BAY SINK, 1 FOOD PREP SINK, 1 MOP SINK 1 BAR SINK 3 COMP, 2 HAND SIN, 1 FLOOR SINK 1 FLOR DRAIN 1 WC 1 LAV (RESTAURANT)"},{"number":"433257","date":"2012-10-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL VISTA 32FB FIRE CONTROL PANEL & DEVISES AS PER NEC 2008 & NFPA 72 (COMM)"},{"number":"460046","date":"2013-03-20","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2013-03-20","scope":"ADDITION OF SALES OF FOOD, BEVERAGE AND GROCIERIES AND BUTCHER SHOP"},{"number":"473142","date":"2013-07-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-11-26","scope":"LEVEL II ALTERATIONS WITH A PARTIAL CHANGE OF OCCUPANCY TO CREATE A RESTAURANT/RETAIL SALES OF FOOD BEVERAGE GROCERIES (INCIDENTAL) IN AN EXISTING BUILDING AS PER APPROVED PLANS. ***SEPARATE PERMIT REQUIRED FOR C.O. PRIOR TO OCCUPANCY*** **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION**"},{"number":"491488","date":"2013-12-05","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-09-04","scope":"AMEND PERMIT NUMBER 473142 TO INCLUDE C.O. AND L.O. AS PER APPROVED PLANS AND BBS VARIANCE NO. 21458."},{"number":"518025","date":"2014-05-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-10-24","scope":"INSTALL PLUMBING FOR COMMERCIAL KITCHEN INCLUDING 5 WICK,5 LA,10 ID WASTE,9 FAD,5 HAND SINKS,1 MOP BASE 1-3 BAY AND 3 URINALS (RESTAURANT)"},{"number":"520187","date":"2014-06-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALLATION OF AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 WITH A 2\" SERVICE LINE AND 3\" BACKFLOW SYSTEM AS PER PLAN."},{"number":"545010","date":"2014-06-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-07-21","scope":"WATER SERVICE PA20141711347 (RESTAURANT)\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"541254","date":"2014-07-03","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-10-24","scope":"INSTALL (2) NEW EXHAUST HOOD FANS, DUCTS, AND FIRE SYSTEM, ALSO INSTALL DUCTWORK."},{"number":"545880","date":"2014-07-03","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-11-26","scope":"INSTALL ANUSL SUPPRESSION SYSTEM FOR KITCEHN HOODS SEE AP541254"},{"number":"641558","date":"2015-09-29","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-09-29","scope":"USE FOR A SIT DOWN RESTAURANT. NO SIGNS THIS APPLICATION"},{"number":"642907","date":"2015-12-04","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-10-03","scope":"FOR LEVEL II ALTERATIONS THROUGHOUT AN EXISTING TENANT SPACE DOR THE USE OF A SIT DOWN RESTAURANT. ALTERATION TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND ACCESSIBILITY IMPROVEMENTS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"642834","date":"2015-12-30","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-10-27","scope":"FOR THE INSTALLATION OF (1) UL 300 LISTED WET CHEMICAL EXTINGUISHING SYSTEM WITH SEVEN (7) FLOW POINTS IN ACCORDANCE WITH NFPA 17A. FIRE SUPRESSION SYSTEM TO SERVE A 7'-8\" COMMERCIAL KITCHEN EXHAUST HOOD SYSTEM IN AN EXISTING RESTAURANT OF AN EXISTING STRUCTURE.***PLEASE SEE AP#642842 FOR APPROVED KITCHEN HOOD/VENTILATION SYSTEM.***"},{"number":"664811","date":"2016-01-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-02-04","scope":"INSTALL 1 1/2\" WATER DISTRIBUTION PIPE-PA1#20160200294-\"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"651335","date":"2016-01-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-10-27","scope":"FOR LEVEL 2 ALTERATIONS TO EXISTING RESTAURANT. SEE PERMIT 642907 FOR CERTIFICATE OF OCCUPANCY. NO MEP WORK INCLUDED IN THIS PERMIT."},{"number":"661822","date":"2016-02-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-31","scope":"600AMP SINGLE PHASE SERVICE & ALL NEW WIRING THROUGHOUT BLDG AS PER NEC 2008 EAST DISTRICT"},{"number":"663108","date":"2016-02-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-10-03","scope":"INTERIOR PLUMBING ALTERATIONS FOR AN EXISTING SIT-DOWN RESTAURANT W/ACCESSORY OFFICE - FIXTURE/EQUIPMENT PIPING PER TABLES P-506, P-811.2 & P-904.7 OF THE PHILADELHIA PLUMBING CODE 2004 - WATER SUPPLIES TO EQUIPMENT WILL BE PROTECTED AGAINST BACKFLOW BY A METHOD LISTED IN TABLE 608.1 OF THE 2009 INTERNATIONAL PLUMBING CODE"},{"number":"668472","date":"2016-03-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-10-03","scope":"FOR THE INSTALLATION OF ONE (1) UL 300 LISTED WET CHEMICAL EXTINGUISING SYSTEM WITH FLOW POINTS IN ACCORDANCE WITH NFPA 17A. FIRE SUPRESSION SYSTEM WITH NINE (9) FLOW POINTS TO SERVE EXISTING 14' KITCHEN HOOD. ALL WORK TO BE DONE PER APPROVED PLANS, PLEASE SEE AP# 668461 FOR APPROVED KITCHEN HOOD/VENTILATION SYSTEM."},{"number":"668461","date":"2016-03-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-03","scope":"INSTALL ONE (1)- 14' TYPE I KITCHEN HOOD, ONE EXHAUST FAN, 1 SUPPLY AIR FAN AND RELATED DUCTWORK AND CURBS AS PER PLAN (ALL WITHIN PROPERTY LINES). SEE APP# 668472 FOR KITCHEN HOOD FIRE SUPPRESSION PERMIT."},{"number":"676992","date":"2016-04-12","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-27","scope":"INSTALL 400 AMP 1 SERVICE WITH PANEL. CONNECT NEW . INSTALL 100 AMP SUB REAR OF STORE TO SERVICE NEW EQUIPMENT AS PER 2008 NEC (EAST DISTRICT)"},{"number":"664702","date":"2016-04-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-10-03","scope":"FOR THE CREATION OF A NEW EXTERIOR WALL OPENING AND THE INSTALLATION OF NEW LINTEL AS SHOWN IN APPROVED PLANS. ONE (1) SPRINKLER HEAD SUPPLIED BY THE DOMESTIC WATER SYSTEM SHALL BE INSTALLED ABOVE EACH OF THE WINDOW OPENINGS FACING PARKING LOT AS PER BBS VARIANCE & PROVISO (CASE NO. 27070)."},{"number":"684890","date":"2016-05-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-03","scope":"INSTALL NEW FIRE ALARM PER NFPA 72 (RESTURANT)"},{"number":"693304","date":"2016-06-01","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-10-03","scope":"INSTALLATION OF NEW WINDOW SPRINKLER PROTECTION ALONG SOUTHERN PARTY WALL IN ACCORDANCE WITH NFPA 13 TO INCLUDE INSTALLATION OF WILKINS 350XL BACKFLOW PREVENTION ASSEMBLY SERVED BY EXISTING DOMESTIC SERVICE PER BBS VARIANCE NO. 27070."},{"number":"669671","date":"2016-09-28","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2016-10-03","scope":"FOR THE AMENDMENT OF AP#642907 TO DOCUMENT ALTERATIONS TO FOUNDATION AS SHOWN PER APPROVED DETAILS.ORIGINAL PERMIT APPROVED FOR LEVEL II ALTERATIONS THROUGHOUT AN EXISTING TENANT SPACE DOR THE USE OF A SIT DOWN RESTAURANT. ALTERATION TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES AND ACCESSIBILITY IMPROVEMENTS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING WORK."},{"number":"725573","date":"2016-09-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-10-03","scope":"INSTALL (2) DUCTLESS MINI SPLIT SYSTEMS. (COMMERCIAL)"},{"number":"738708","date":"2017-06-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-06-09","scope":"NEW EXTERIOR WALL OPENING FOR A DOOR AT THE 1ST FLOOR REAR OF SPACE #1308 WHICH IS LOCATED ON AN INTERIOR LOT LINE, ADJACENT TO 11 W. THOMPSON ST, WITH A FIRE SEPARATION DISTANCE OF ZERO (0) FEET. APPLICANT PROPOSES OUTDOOR SEATING AREA ON THE ADJACENT LOT, 11W THOMPSON ST.NEW DOOR (90 MIN FIRE RATED) IN REAR EXTERIOR WALL WITH LINTEL AS PER APPROVED PLANS. ALL WORK SHALL BE IN ACCORDANCE WITH BBS VARIANCE CASE NO.30322 SEE AP# 421502 FOR CO AND LO."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Plumbing"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2016,"k":"appeal","w":"Appeal approved"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Administrative"},{"y":2016,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Major alteration"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Sprinkler Certification: Deficient; Special Hazards Certification: Certified through Mar 15, 2024","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #293917: COMPLETED.","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: 520187 (EXPIRED).","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Mar 24, 2010.","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":"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 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 5 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/"}]}