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ORIG","status":"ERROR","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2012-10-26","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2012,"n":8,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2017,"n":5,"worst":null},{"y":2018,"n":23,"worst":null},{"y":2019,"n":1,"worst":null},{"y":2022,"n":1,"worst":null},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"313878","date":"2012-01-27","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"313878","date":"2012-03-06","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"339745","date":"2012-07-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"339752","date":"2012-07-20","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"339752","date":"2012-08-03","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"339745","date":"2012-08-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"339745","date":"2012-10-26","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"376009","date":"2013-04-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"376009","date":"2013-04-23","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"590859","date":"2017-06-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"590859","date":"2017-10-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"618772","date":"2018-01-18","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"621167","date":"2018-01-19","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"621411","date":"2018-02-06","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"621167","date":"2018-02-26","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"629233","date":"2018-04-17","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"618772","date":"2018-04-17","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"621411","date":"2018-06-12","type":"EP_ELEC","status":"FAILED"},{"caseNumber":"590859","date":"2019-01-24","type":"CEASE INSP","status":"PASSED"},{"caseNumber":"629233","date":"2019-07-18","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"629233","date":"2019-08-26","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"711527","date":"2019-10-12","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"711527","date":"2019-11-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"711527","date":"2022-01-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-004515","date":"2022-01-19","type":null,"status":"FAILED"},{"caseNumber":"621167","date":"2022-02-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-004515","date":"2022-11-01","type":null,"status":"FAILED"},{"caseNumber":"629233","date":"2023-04-05","type":null,"status":"FAILED"},{"caseNumber":"629233","date":"2023-05-11","type":null,"status":"FAILED"},{"caseNumber":"629233","date":"2023-06-16","type":null,"status":"FAILED"},{"caseNumber":"629233","date":"2023-07-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-085781","date":"2023-10-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-085781","date":"2023-11-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-085781","date":"2023-12-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-085781","date":"2023-12-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-085781","date":"2024-01-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-085781","date":"2024-10-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-085781","date":"2025-01-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-085781","date":"2025-03-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-004515","date":"2025-10-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-085781","date":"2026-01-30","type":null,"status":"FAILED"}],"inspYears":[{"y":2012,"fails":4,"passes":2},{"y":2013,"fails":1,"passes":1},{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":6,"passes":1},{"y":2019,"fails":3,"passes":1},{"y":2022,"fails":2,"passes":2},{"y":2023,"fails":8,"passes":0},{"y":2024,"fails":2,"passes":0},{"y":2025,"fails":3,"passes":0},{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99411204035904,"lng":-75.10747215648736,"geom":{"type":"Polygon","coordinates":[[[-75.10739667,39.993985331],[-75.107600307,39.994210897],[-75.107548266,39.994238925],[-75.107344364,39.994012062],[-75.10739667,39.993985331]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":3,"lotArea":1818,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"PO BOX 2036, HADDONFIELD NJ, 08033","mailOut":true,"appeals":[{"type":"RB_LIRB","grounds":"THE ELECTRICAL SYSTEM IS SAFE. IT HAS BEEN INSPECTED BY A THIRD PARTY UNDERWRITER.","status":"CLOSED","outcome":"City affirmed","date":"2017-12-05","number":"31612","relatedPermit":"590859"},{"type":"Zoning board appeal","grounds":"PERMIT FOR SEVEN (7) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE.\nNO PLANS SUBMITTED WITH THIS APPLICATION.","status":"OPEN","outcome":"Granted","date":"2018-01-10","number":"31934","relatedPermit":"817334"},{"type":"RB_LIRB","grounds":"WE HAVE LEGALIZED AN EXISTING BUILDINGS ZONING.","status":"OPEN","outcome":"City affirmed","date":"2018-06-12","number":"33012","relatedPermit":"618772"},{"type":"LIRB Violation Appeal","grounds":"Cannot obtain rental license with open violations.","status":"Closed","outcome":"Complete","date":"2024-10-25","number":"HA-2022-000338","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":40800,"taxable":40800,"land":5300,"improvement":35500,"taxableLand":5300,"taxableImprovement":35500,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":40800,"taxable":40800,"land":5300,"improvement":35500,"taxableLand":5300,"taxableImprovement":35500,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":180200,"taxable":180200,"land":27030,"improvement":153170,"taxableLand":27030,"taxableImprovement":153170,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":179800,"taxable":179800,"land":35960,"improvement":143840,"taxableLand":35960,"taxableImprovement":143840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":179800,"taxable":179800,"land":35960,"improvement":143840,"taxableLand":35960,"taxableImprovement":143840,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":179800,"taxable":179800,"land":35960,"improvement":143840,"taxableLand":35960,"taxableImprovement":143840,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":179800,"taxable":179800,"land":35960,"improvement":143840,"taxableLand":35960,"taxableImprovement":143840,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":196500,"taxable":196500,"land":39294,"improvement":157206,"taxableLand":39294,"taxableImprovement":157206,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":196500,"taxable":196500,"land":39294,"improvement":157206,"taxableLand":39294,"taxableImprovement":157206,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":194800,"taxable":194800,"land":38960,"improvement":155840,"taxableLand":38960,"taxableImprovement":155840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":194800,"taxable":194800,"land":38960,"improvement":155840,"taxableLand":38960,"taxableImprovement":155840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":207200,"taxable":207200,"land":41400,"improvement":165800,"taxableLand":41400,"taxableImprovement":165800,"exemptLand":0,"exemptImprovement":0}],"taxNow":2727,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"385407","date":"2012-01-30","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2012-04-30","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILING ONLY. NO OTHER WORK ALLOWED UNDER THIS PERMIT. CONTACT STREETS DEPARTMENT FOR DUMPSTER PERMIT AND FOOTWAY CLOSURE."},{"number":"417417","date":"2012-07-19","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2012-08-23","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING WALLS ON 1ST FLOOR. 600 SQUARE FEET, INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILINGS ONLY. NO OTHER WORK ALLOWED UNDER THIS PERMIT. SEPARATE PERMITS REQUIRED FOR INTERIOR RENOVATION. VACANT BUILDINGS NEED VACANT LICENSE AND SEALED AND SECURED. CALL INSPECTOR PRIOR FOR INITIAL INSPECTION PRIOR TO THE START OF WORK. CONTACT STREETS DEPARTMENT FOR DUMPSTER PERMIT AND FOOTWAY CLOSURE PERMITS. NO DEMOLITION TO FIRE RATED ASSEMBLIES. NO STRUCTURAL CHANGES. MUST MAINTAIN ALL CODE REQUIRED FIRE RATING ON WALL AND FLOOR/CEILING ASSEMBLIES. THREE SETS OF PLANS DRAWN TO PROFESSIONAL QUALITY ARE TO BE SUBMITTED FOR REVIEW AND APPROVAL BY THE DEPARTMENT BEFORE WORK ON RENOVATION STARTS."},{"number":"417608","date":"2012-07-23","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REMOVE OLD INFILL OF WINDOWS AND DOORS IN THE REAR OF THE BUILDINIG AND REPLACE. NO CHANGE IN SIZE OR LOCATIONS, AND NO STRUCTURAL WORK ON THIS PERMIT.CALL INSPECTOR FOR AN INITIAL INSPECTION PRIOR TO THE START OF WORK."},{"number":"435511","date":"2013-03-08","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-04-23","scope":"INTERIOR ALTERATIONS TO CLOSE REPAIR/SISTER EXISTING JOISTS (FLOOR FRAMING) AND TO INCLUDE NEW FLOOR JOIST/ FRAMING WORK, INTERIOR LOAD BEARING AND NON LOAD BEARING PARTITIONS, CLOSE EXISTING WINDOW OPENINGS, AND POUR NEW FOUNDATION. ALL WORK TO BE IN ACCORDANCE WITH APPROVED PLANS. USE REGISTRATION PERMIT AND CERTIFICATE OF OCCUPANCY REQUIRED PRIOR TO OCCUPANCY."},{"number":"810422","date":"2017-08-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-12-12","scope":"REPLACE CURB TRAP AND MAIN PA20172263614(COMM) \"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":"817334","date":"2018-02-09","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-02-09","scope":"FOR SEVEN (7) FAMILY DWELLING (MULTI-FAMILY DWELLING) IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"874334","date":"2019-01-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-10-27","scope":"PRESCRIPTIVE METHOD FOR ALTERATION TO AN EXISTING ATTACHED STRUCTURE TO CREATE SEVEN (7) DWELLING UNITS AS PER APPROVED PLAN RESPONSE TO VIOLATION #629233. BUILDING TO BE FULLY SPRINKLERED AS PER NFPA 13. SEPARATE PERMITS FOR MECH, ELEC, PLUM ABD FIRE SUPP WORK."},{"number":"985452","date":"2019-07-12","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-06-09","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE WITH A TWO (2) INCH BACKFLOW PREVENTER AND AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"PP-2020-006150","date":"2020-07-29","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2020-12-30","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"EP-2021-009784","date":"2021-12-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-04-05","scope":"This permit is to correct violations for the following numbers below: Replace all GFCI's with tamper proof 20 AMP GFCI's. Replace all outlets with tamper proof 15 AMP outlets. Replace all circuit breakers with dual functions GFCI/ARC fault breakers. Replace emergency lighting. Install exterior (4) weatherproof GFCI kits. Install (6) exterior lights as per 2017 nec This permit is to correct violation number below: 711527"}],"storyTag":"New construction","storyDelta":-0.29,"timeline":[{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"viol","w":"L&I violation"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"L&I violation"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×8"},{"y":2024,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2025,"k":"insp","w":"Inspection failed ×3"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"544725","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"ESTATE OF MARCOS REYES (I DOMINIC SIMEONE ESQ)","legalName":"ESTATE OF MARCOS REYES","address":"3303 FRANKFORD AVE","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2011-09-22","latestIssueDate":"2011-09-22","expirationDate":"2012-02-29","inactiveDate":"2012-02-15"},{"number":"657133","type":"Rental","status":"Inactive","businessName":"J PRESTON DEVELOPMENT LLC","legalName":"J PRESTON DEVELOPMENT LLC","address":"3303 FRANKFORD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2015-03-06","latestIssueDate":"2017-07-27","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"}],"licenseActivity":[{"number":"657133","type":"Rental","businessName":"J PRESTON DEVELOPMENT LLC","legalName":"J PRESTON DEVELOPMENT LLC","issuedDate":"2015-03-06","latestIssueDate":"2017-07-27","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"544725","type":"Vacant Residential Property / Lot","businessName":"ESTATE OF MARCOS REYES (I DOMINIC SIMEONE ESQ)","legalName":"ESTATE OF MARCOS REYES","issuedDate":"2011-09-22","latestIssueDate":"2011-09-22","closureDate":"2012-02-15","expirationDate":"2012-02-29","inactiveDate":"2012-02-15","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","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":["6 open L&I violations","failed L&I inspection activity in 2023, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #31934: OPEN · Granted; related permit 817334. Use permit #817334: 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":"2 permits not marked completed: 417608 (EXPIRED), 874334 (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":"6 open L&I violations","finding":"42 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"31 failed, 7 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jan 30, 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":"3 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":"Vacant Residential Property / Lot #544725: Inactive since Feb 15, 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":"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.","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/"}],"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/"}]}