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THE PARKING LOT WILL BE RE-STRIPED AND EXISTING SIGNAGE TO REMAIN"},{"number":"264071","date":"2010-03-16","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-02-02","scope":"DEMOLITION OF EXISTING BUILDING AND CONSTRUCTION OF A 1-STORY BUILDING."},{"number":"304528","date":"2010-10-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-02-01","scope":"PROVIDE PLUMBING WORK AS DESCRIBEED ON DRAWING#P1.0,P2.3,P3.0,P4.0,P5.0 DATED 1/29/10 5 SHEETS TOTAL LIST OF NEW FIXTURES ARE AS FOLLOWS,2 WATER CLOSETS 2 LAV SINKS,4FLOOR DRAINS WUTH PRIMER, 3 FLOOR SINKS,1 HUB DRAIN, 2 HAND SINKS, 1 PREP SINK,1-3 COMP SINK, 1 MOP BASIN AND 3 WATER HEATER 20 TOTAL NOTE CONNECT TO EXISTING ,1 1/2 DOMESTIC AND 4\" GREASE WASTE WITHIN 10' PLUS OF BLDG AS PER 2008 NEC"},{"number":"304080","date":"2010-11-03","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2011-02-01","scope":"FOR THE INSTALLATION OF A NEW ANSUL FIRE SUPPRESSION SYSTEM."},{"number":"307295","date":"2010-11-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-02-01","scope":"INSTALLATION OF DUCTWORK AND MECHANICAL UNITS"},{"number":"312031","date":"2010-11-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-02-01","scope":"INSTALLATION OF COMMERCIAL COOKING EXHAUST SYSTEMS"},{"number":"312482","date":"2010-11-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-02-25","scope":"INSTALLING CONNECTIONS FROM BLDG TO EXISTING MAIN DRAIN"},{"number":"303771","date":"2010-11-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-01-20","scope":"INSTALL A COMPLETE ELECTRICAL SERVICE ACCORDING TO THE ELECTRIC DRAWING AND THE NEC. INSTALL LIGHTING AND BRANCH CIRCUITS ACCORDING TO THE ELECTRIC DRAWINGS AND THE NEC PER 2008 NEC"},{"number":"312641","date":"2010-12-17","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-12-17","scope":"INSTALL (4) WALL SIGNS, (1) CANOPY AWNING (NO SIGNS) AND 1 FACE CHANGE IN EXISTING PYLON."},{"number":"317062","date":"2011-02-23","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2011-03-11","scope":"ILLUMMINATED WALL SIGNS: TWO LOGO SIGNS; TWO CHANNEL LETTER SIGNS. BUILDING PERMT NOT REQUIRED TO REPLACE SIGN FACE IN EXISTING SIGN CABINET OF PYLON SIGN. NO CONSTRUCTION OR MOUNTING DETAILS OF CANOPY. NO SIGNAGE ON CANOPY. SEPARATE PERMIT REQUIRED FOR CANOPY"},{"number":"1042155","date":"2020-01-22","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-01-22","scope":"FOR THE REMOVAL OF ALL EXISTING WALL SIGNAGE AND FOR THE INSTALLATION OF FOUR (4) STATICALLY ILLUMINATED FLAT WALL SIGNS AND THE DOCUMENTATION OF THE RE-FACING OF AN EXISTING DOUBLE-FACED FREE STANDING SIGN. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS. FOR USE AS SIGNAGE ACCESSORY TO EXISTING TAKE OUT RESTAURANT."},{"number":"1042156","date":"2020-01-22","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2020-02-13","scope":"REMOVAL OF ALL EXISTING WALL SIGNS AND INSTALLATION OF FOUR (4) STATICALLY ILLUMINATED FLAT WALL SIGNS AND FOR THE DOCUMENTATION OF THE RE-FACING OF ONE (1) DOUBLE FACED FREE-STANDING SIGN FOR AN EXISTING RESTAURANT AS PER APPROVED PLANS. **SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL WORK**"},{"number":"ZP-2021-010906","date":"2021-09-24","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2022-05-11","scope":"FOR THE REMOVAL OF ALL EXISTING WALL SIGNAGE AND FOR THE INSTALLATION OF FOUR (4) STATICALLY ILLUMINATED FLAT WALL SIGNS AND THE DOCUMENTATION OF THE RE-FACING OF AN EXISTING DOUBLE-FACED FREE STANDING SIGN. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN."},{"number":"GP-2021-010518","date":"2021-10-07","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-05-11","scope":"FOR THE INSTALLATION OF FOUR (4) STATICALLY ILLUMINATED FLAT WALL SIGNS AND THE DOCUMENTATION OF THE RE-FACING OF AN EXISTING DOUBLE-FACED FREE STANDING SIGN. SIZE AND LOCATION AS SHOWN ON APPLICATION/PLAN. **SEPARATE PERMIT REQUIRED FOR ANY ELECTRICAL WORK**"},{"number":"ZP-2024-004442","date":"2024-09-25","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-07-31","scope":"Accessory signage for existing take out restaurant. Size and Location per plan."},{"number":"ZP-2024-003453","date":"2024-10-09","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Amendment Applicant Revisions","completedDate":null,"scope":"Partial demolition of an existing take out restaurant and construction of an addition with addition of dual (two) drive thru lanes and the reduction of parking from 29 spaces to 16 spaces. Size, Location, Height and Associated site improvements per approved plans. With proviso: \"Interior access to the restaurant by the public is prohibited after 10 PM and before 5 AM on Monday through Thursday and after 11 PM and before 5 AM on Friday, Saturday, and Sunday. Customers may order and pick up food from the drive-through lanes until 2 AM Sunday through Saturday.\""},{"number":"PP-2025-002585","date":"2025-02-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-11","scope":"EXTERIOR CURB TRAP, FRESH AIR INLET, BUILDING MAIN DRAIN, AND 2\" WATER DISTRIBUTION. INTERIOR DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR 29 FIXTURES. ALL WORK PERFORMED IN COMPLIANCE WITH COMMERCIAL INSTALLATIONS OF 2018 PPC AND APPROVED PLANS."},{"number":"CP-2024-005458","date":"2025-02-27","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-09-18","scope":"LEVEL III ALTERATIONS TO INCLUDE PARTIAL DEMO AND ERECTION OF HORIZONTAL ADDITIONS TO AN EXISTING ONE-STORY DETACHED BUILDING FOR USE AS A TAKE-OUT RESTAURANT WITH DRIVE THROUGH AS PER APPROVED PLANS. BUILDING NOT REQUIRED TO BE SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & SIGNAGE WORK**"},{"number":"EP-2025-001831","date":"2025-02-27","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-09-05","scope":"Electrical work includes, but is not limited to installation of new service, new subpanels, and wiring and electrical circuits (including low-voltage for data and security devices and signage), and ground detector loop as per the attached documents and 2017 NEC."},{"number":"PP-2025-002583","date":"2025-02-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-11","scope":"Plumbing Permit (Water Distribution) for combo CP-2024-005458"},{"number":"MP-2025-001267","date":"2025-02-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-09-02","scope":"Mechanical / Fuel Gas Permit for combo CP-2024-005458"},{"number":"PP-2025-002584","date":"2025-02-27","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-09-11","scope":"Plumbing Permit (Exterior Building Drainage) for combo CP-2024-005458"},{"number":"EP-2025-001864","date":"2025-03-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-09-09","scope":"INSTALL 100 AMP TEMPORARY OVERHEAD SERVICE ACCORDING TO THE 2017 NEC."},{"number":"FP-2025-000330","date":"2025-03-13","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-09-11","scope":"EZ KITCHEN FIRE SUPPRESSION- For the installation of New Wet Chemical Kitchen Fire Suppression System as per attached standard. Deviations from these standards require submission of construction and site plans. INSTALL 3 PRE-ENGINEERED KITCHEN FIRE SUPPRESSION SYSTEMS IN MCDONALD'S KITCHEN HOODS. ALL SYSTEMS ARE ANSUL-R102 WET CHEM SYSTEMS"},{"number":"GP-2024-009487","date":"2025-04-14","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-07-31","scope":"INSTALLATION OF ONE (1) DOUBLE FACED, STATICALLY AND ANIMATED ILLUMINATED FREE-STANDING SIGN, FOUR (4) FREE-STANDING MENU BOARD SIGNS, FIVE (5) STATICALLY ILLUMINATED WALL SIGNS AND TWO (2) NON-ILLUMINATED PROJECTING SIGNS AND THE DOCUMENTATION OF FREE-STANDING DIRECTIONAL SIGNAGE ALL ACCESSORY TO A TAKE-OUT RESTAURANT AS PER APPROVED PLANS. *2018 IBC REVIEW* **SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK**"},{"number":"SP-2025-000195","date":"2025-06-13","work":"Sitework with Onsite Utility Services","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"FOR SITEWORK AND ONSITE UTILITY TO ACCOMMODATE THE STORMWATER NEW DRAINAGE SYSTEM. ALL WORK PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2025-007647","date":"2025-06-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Plumbing Permit for combo SP-2025-000195"},{"number":"ZP-2025-005940","date":"2026-06-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Eating and Drinking Establishments - Take-Out Restaurant"}],"storyTag":"New construction","storyDelta":1.26,"timeline":[{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Sign"},{"y":2025,"k":"permit","w":"Sitework with Onsite Utility Services"},{"y":2025,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"Change of Use"},{"y":2026,"k":"appeal","w":"Appeal granted with conditions"}],"rented":false,"licenses":[{"number":"281325","type":"Dumpster License - Private Property","status":"Inactive","businessName":"PIZZA HUT OF AMERICA INC","legalName":"PIZZA HUT OF AMERICA INC","address":"1401 66TH AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2003-07-17","latestIssueDate":"2011-08-18","expirationDate":"2012-07-31","inactiveDate":"2012-09-14"},{"number":"280831","type":"Dumpster License - Private Property","status":"Inactive","businessName":"DUCKREY ENTERPRISES II INC","legalName":"DUCKREY ENTERPRISES II INC","address":"1401 66TH AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":null,"inactiveDate":null},{"number":"331939","type":"Food Preparing and Serving","status":"Inactive","businessName":"PIZZA HUT OF AMERICA INC","legalName":"PIZZA HUT OF AMERICA INC","address":"1401 66TH AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-08-10","latestIssueDate":"2012-04-21","expirationDate":"2013-04-30","inactiveDate":"2012-06-12"},{"number":"459805","type":"Handbill Distribution","status":"Inactive","businessName":"PIZZA HUT OF AMERICA INC","legalName":"PIZZA HUT OF AMERICA INC","address":"1401 66TH AVE","revenueCode":"3418","rentalCategory":null,"units":null,"issuedDate":"2008-10-29","latestIssueDate":"2011-08-19","expirationDate":"2012-08-31","inactiveDate":null},{"number":"836455","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"HNT Chicken LLC (HNT Chicken)","legalName":"HNT Chicken LLC","address":"1401 66TH AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2020-02-09","latestIssueDate":"2020-02-09","expirationDate":"2021-02-08","inactiveDate":"2021-04-09"},{"number":"836456","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"HNT Chicken LLC (HNT Chicken)","legalName":"HNT Chicken LLC","address":"1401 66TH AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2020-02-09","latestIssueDate":"2020-02-09","expirationDate":"2021-02-08","inactiveDate":"2021-04-09"},{"number":"0988810","type":"Food Establishment, Retail Permanent Location","status":"Active","businessName":"AJPA Foods Inc (McDonald's)","legalName":"AJPA Foods Inc","address":"1401 66TH AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2025-09-15","latestIssueDate":"2025-09-15","expirationDate":"2026-09-14","inactiveDate":null}],"licenseActivity":[{"number":"0988810","type":"Food Establishment, Retail Permanent Location","businessName":"AJPA Foods Inc (McDonald's)","legalName":"AJPA Foods Inc","issuedDate":"2025-09-15","latestIssueDate":"2025-09-15","closureDate":null,"expirationDate":"2026-09-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"836455","type":"Food Establishment, Retail Permanent Location","businessName":"HNT Chicken LLC (HNT Chicken)","legalName":"HNT Chicken LLC","issuedDate":"2020-02-09","latestIssueDate":"2020-02-09","closureDate":"2021-04-09","expirationDate":"2021-02-08","inactiveDate":"2021-04-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"836456","type":"Food Preparing and Serving (30+ SEATS)","businessName":"HNT Chicken LLC (HNT Chicken)","legalName":"HNT Chicken LLC","issuedDate":"2020-02-09","latestIssueDate":"2020-02-09","closureDate":"2021-04-09","expirationDate":"2021-02-08","inactiveDate":"2021-04-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"459805","type":"Handbill Distribution","businessName":"PIZZA HUT OF AMERICA INC","legalName":"PIZZA HUT OF AMERICA INC","issuedDate":"2008-10-29","latestIssueDate":"2011-08-19","closureDate":"2012-08-31","expirationDate":"2012-08-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"331939","type":"Food Preparing and Serving","businessName":"PIZZA HUT OF AMERICA INC","legalName":"PIZZA HUT OF AMERICA INC","issuedDate":"2005-08-10","latestIssueDate":"2012-04-21","closureDate":"2012-06-12","expirationDate":"2013-04-30","inactiveDate":"2012-06-12","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280831","type":"Dumpster License - Private Property","businessName":"DUCKREY ENTERPRISES II INC","legalName":"DUCKREY ENTERPRISES II INC","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"281325","type":"Dumpster License - Private Property","businessName":"PIZZA HUT OF AMERICA INC","legalName":"PIZZA HUT OF AMERICA INC","issuedDate":"2003-07-17","latestIssueDate":"2011-08-18","closureDate":"2012-09-14","expirationDate":"2012-07-31","inactiveDate":"2012-09-14","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["11 permit events since 2023","1 zoning/board appeal 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 #ZP-2024-004442: Completed · Granted; related permit ZP-2024-004442. Use permit #241470: 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":"3 permits not marked completed: ZP-2024-003453 (Amendment Applicant Revisions), SP-2025-000195 (Issued), PP-2025-007647 (Issued).","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":"26 failed, 11 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Apr 23, 2024.","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":"Dumpster License - Private Property #281325: Inactive since Sep 14, 2012; Dumpster License - Private Property #280831: Inactive; Food Preparing and Serving #331939: Inactive since Jun 12, 2012; Handbill Distribution #459805: 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 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 28 historical violations across 18 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Special Hazards Certification: Certified through Jun 19, 2027","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":"Confirm the certificate covers every applicable system and remains accepted by L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"}],"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/"}]}