{"asOf":"2026-07-25T13:23:30.274Z","block":"7900-7999 OGONTZ AVE","blockUrl":"https://philadelphia.blockreport.homes/block/7900-7999-ogontz-ave","address":"7911-17 OGONTZ AVE","parcelNumber":"882063155","source":"https://property.phila.gov/?p=882063155","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"IA0","buildingCodeNew":"220","buildingClass":"REST'RNT FASTFOOD MASONRY","buildingClassNew":"FRANCHISE FOOD","useLabel":"Commercial","owner":"MC DONALDS CORP","coOwner":"DEL MC DONALDS CORP","marketValue":1890000,"landAssessment":378000,"improvementAssessment":1512000,"livableArea":4000,"yearBuilt":1980,"lastSale":{"price":375000,"date":"1986-12-16T05:00:00Z"},"openViolations":0,"violations":[{"number":"3539575","date":"2014-12-31","code":"FC-915.1/4","title":"ANNUAL CERT FIRE SUPP","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2024-036498","date":"2024-05-13","code":"A-402.5","title":"OCCUPIED W/O FINAL APPROVAL","status":"COMPLIED","resolutionDate":"2025-01-18","resolution":"COMPLIED - 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Special Exception","grounds":"[SPECIAL EXCEPTION] FOR ERECTION OF AN ADDITION AS PART OF THE EXISTING DETACHED STRUCTURE AND TO REDUCE THE PREVIOUSLY APPROVED NUMBER OF ACCESSORY PARKING SPACES FROM 38 TO THIRTY-FIVE (35) FOR RELOCATION OF ADA PARKING SPACES. SIZE AND L","status":"Completed","outcome":"Granted","date":"2023-11-21","number":"ZP-2023-005099","relatedPermit":"ZP-2023-005099"}],"taxYears":[{"year":2015,"total":403.53,"principal":229.12,"interest":38.92,"penalty":25.95}],"taxNet":403.53,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1555000,"taxable":1555000,"land":1075000,"improvement":480000,"taxableLand":1075000,"taxableImprovement":480000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1555000,"taxable":1555000,"land":1075000,"improvement":480000,"taxableLand":1075000,"taxableImprovement":480000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1648000,"taxable":1648000,"land":1153600,"improvement":494400,"taxableLand":1153600,"taxableImprovement":494400,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1646500,"taxable":1646500,"land":493950,"improvement":1152550,"taxableLand":493950,"taxableImprovement":1152550,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1646500,"taxable":1646500,"land":493950,"improvement":1152550,"taxableLand":493950,"taxableImprovement":1152550,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1646500,"taxable":1646500,"land":493950,"improvement":1152550,"taxableLand":493950,"taxableImprovement":1152550,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1646500,"taxable":1646500,"land":493950,"improvement":1152550,"taxableLand":493950,"taxableImprovement":1152550,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1799200,"taxable":1799200,"land":1259423,"improvement":539777,"taxableLand":1259423,"taxableImprovement":539777,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1799200,"taxable":1799200,"land":1259423,"improvement":539777,"taxableLand":1259423,"taxableImprovement":539777,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1800000,"taxable":1800000,"land":1260000,"improvement":540000,"taxableLand":1260000,"taxableImprovement":540000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1800000,"taxable":1800000,"land":1260000,"improvement":540000,"taxableLand":1260000,"taxableImprovement":540000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1890000,"taxable":1890000,"land":378000,"improvement":1512000,"taxableLand":378000,"taxableImprovement":1512000,"exemptLand":0,"exemptImprovement":0}],"taxNow":25196,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"187899","date":"2008-11-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-08-31","scope":"INTERIOR/EXTERIOR ALTERATIONS, RENOVATIONS, UPGRADES TO FINISHES, DRIVE THRU AREA, KITCHEN SERVING AREA & EQUIPMENT, AS PER PLANS"},{"number":"196476","date":"2009-01-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE AND RE LOCATE 8 RECEPTS WITH NO ADDITIONAL WIRING AT CASH REGISTERS AS PER 2005 NEC (NORTH DISTRICT)"},{"number":"196951","date":"2009-01-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-06-18","scope":"INSTALLATION OF 3- INDIRECT WASTE LINES FOR COFFEE BEVERAGE SYSTEM"},{"number":"200350","date":"2009-02-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-08-31","scope":"REPLACE 4 EXSITING ROOF TOPS HVAC UNITS AND 4 THERMOSTATS. ALL DUCTWORK INCLUDED. REPLACEMENT OF ROOFTOP UNITS ON EXISTING CURB.REPLACE IN KIND. 2-7.5 TON GAS FIRED,1- 10 TON GAS FIRED UNIT,1-5 TON GAS FIRED UNIT"},{"number":"368500","date":"2012-08-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-08-07","scope":"MCDONALDS IS PROPOSING TO MODIFY EXISTING RESTAURANT WITH ARCHITECTURAL FACADES. FACE CHANGE ONLY OF 2 ACC SIGNS"},{"number":"368509","date":"2012-08-23","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-11-29","scope":"INTERIOR/EXTERIOR RENVOATIONS, UPGRADES AND MODIFICATIONS TO EXISTING FINISHES, NEW ARCHITECTURAL FACADES, MANSARD OVERHANGS, REPLACING EXISTING SIGNAGE,CIVIL SITE WORK, WITH UPGRADES TO ALL INTERIOR AND EXTERIOR ADA FACILITIES. ADD'L PERMITS REQ: ELECTRICAL, PLUMBING. NO CHANGE IN USE/ OCCUPANCY CLASSIFICATION. SIGNAGE INCLUDED."},{"number":"429363","date":"2012-09-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-11-29","scope":"SUPPLY WATER & DRAINS TO 4-LAVS, 4-WC, 2-FLOOR DRAIN, 2-URINALS & 1-MOP SINK (RESTAURANT)"},{"number":"428351","date":"2012-10-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-01-05","scope":"INSTALL 3 RECEPTS, 4 EXIT SIGNSWITH 4 REMOTE HEADS, 26 LIGHTS, AND POWER FOR OUTDOOR MENU BORADS. ALL WORK DONE IN ACCORDANCE WITH 2008 NEC(RESTAURANT)(NORTH DIST)"},{"number":"430610","date":"2012-12-03","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2012-12-20","scope":"FOR THE INSTALLATION OF ELEVEN (11) ACCESSORY FLATWALL AND FREESTANDING SIGNS AS PER PLANS, WITH THE INSTALLATION OF ROOF CAP ELEMENTS. SEPARATE ELECTRICAL PERMIT REQUIRED FOR INTERNAL ILLUMINATION."},{"number":"878417","date":"2018-06-28","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-03-06","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY OR OCCUPANT LOAD) FOR RENOVATIONS TO AN EXISTING ONE-STORY TAKE-OUT RESTAURANT WITH SEATING AS PER APPROVED PLANS. EXISTING BUILDING NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP WORK**"},{"number":"909125","date":"2018-09-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-09-17","scope":"REPLACE SECTION OF SEWER LINE (RESTAURANT) THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"911783","date":"2018-09-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-11-16","scope":"INSTALL 19- LOW VOLTAGE DATA CABLES FOR SELF SERVICE KIOSK IN LOBBY, AND FRONT COUNTER RENOVATION.. PER 2008 NEC (RESTAURANT)"},{"number":"914254","date":"2018-09-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL 2 RECEPTACLES IN THE LOBBY AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"914569","date":"2018-09-28","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-03-06","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION IF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"ZP-2021-007460","date":"2021-11-05","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-10","scope":"FOR REMOVAL OF EXISTING FOUR (4) MENU BOARD SIGNS (REPLACEMENT WITH NEW SIGNS) AND FOR ERECTION FOUR (4) LED MENU BOARD FREESTANDING SIGNS (2 PRE-BROWSE MENU BOARD SIGNS AND 2 MENU BOARD SIGNS) AND TWO (2) DIRECTIONAL CANOPY SIGNS. SIZE AND LOCATION AS SHOWN ON THE APPLICATION / PLAN."},{"number":"GP-2020-004255","date":"2021-11-12","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2022-03-28","scope":"For the removal and replacement of two (2) accessory, digital display menu board signs accessory to an existing take-out restaurant w/drive-through, as per plans; no other work on this permit; see ZP-2021-007460 for zoning approval of signs."},{"number":"EP-2021-013301","date":"2021-12-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-01-06","scope":"Electrical permit for the installation of branch circuit from existing commercial restaurant and low voltage data wiring to new outdoor LED menu board signs as per 2017 NEC Zoning for signage under ZP-2021-007460. Building permit for signage under issued permit #GP-2020-004255."},{"number":"EP-2023-000026","date":"2023-01-17","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-01","scope":"Installing up to 33 low voltage data cables inside of the McDonald's as per 2017 nec"},{"number":"ZP-2023-005099","date":"2023-10-25","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-05-23","scope":"FOR ERECTION OF AN ADDITION AS PART OF THE EXISTING DETACHED STRUCTURE AND TO REDUCE THE PREVIOUSLY APPROVED NUMBER OF ACCESSORY PARKING SPACES FROM 38 TO THIRTY-FIVE (35) FOR RELOCATION OF ADA PARKING SPACES. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"CP-2024-000315","date":"2024-01-30","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-05-23","scope":"FOR LEVEL II ALTERATIONS AND ADDITION (NO CHANGE IN OCCUPANCY) PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING."},{"number":"PP-2024-001434","date":"2024-02-01","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-05-14","scope":"Plumbing Permit (Interior) for combo CP-2024-000315"},{"number":"EP-2024-001068","date":"2024-02-01","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-04-01","scope":"Electrical Permit for combo CP-2024-000315"},{"number":"MP-2024-000495","date":"2024-02-02","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-05-14","scope":"Mechanical / Fuel Gas Permit for combo CP-2024-000315"},{"number":"FP-2024-000292","date":"2024-02-13","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2024-05-14","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. Installation of 3 pre-engineered fire suppression systems into McDonald's kitchen hoods. System type: ANSUL R-102"},{"number":"EP-2024-005796","date":"2024-06-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-07-24","scope":"Install up to 12 Cat5e low voltage data cables inside McDonald's."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"280146","type":"Dumpster License - Private Property","status":"Inactive","businessName":"KLS ENTERPRISES","legalName":"KLS ENTERPRISES","address":"7911-17 OGONTZ AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2004-04-19","latestIssueDate":"2010-07-07","expirationDate":"2011-07-31","inactiveDate":"2011-05-17"},{"number":"209954","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"KLS ENTERPRISES LIMITED LP","legalName":"KLS ENTERPRISES LIMITED LP","address":"7911-17 OGONTZ AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-06-25","latestIssueDate":"2026-04-30","expirationDate":"2027-04-30","inactiveDate":null},{"number":"201702","type":"Food Preparing and Serving","status":"Inactive","businessName":"KLS ENTERPRISES","legalName":"KLS ENTERPRISES","address":"7911-17 OGONTZ AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-09-11","latestIssueDate":"2004-09-11","expirationDate":"2005-04-30","inactiveDate":"2006-08-03"},{"number":"533414","type":"Dumpster License - Private Property","status":"Active","businessName":"KLS ENTERPRISES LIMITED LP","legalName":"KLS ENTERPRISES LIMITED LP","address":"7911-17 OGONTZ AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-05-17","latestIssueDate":"2013-08-08","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"533414","type":"Dumpster License - Private Property","businessName":"KLS ENTERPRISES LIMITED LP","legalName":"KLS ENTERPRISES LIMITED LP","issuedDate":"2011-05-17","latestIssueDate":"2013-08-08","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"201702","type":"Food Preparing and Serving","businessName":"KLS ENTERPRISES","legalName":"KLS ENTERPRISES","issuedDate":"2004-09-11","latestIssueDate":"2004-09-11","closureDate":"2006-08-03","expirationDate":"2005-04-30","inactiveDate":"2006-08-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"209954","type":"Food Preparing and Serving (30+ SEATS)","businessName":"KLS ENTERPRISES LIMITED LP","legalName":"KLS ENTERPRISES LIMITED LP","issuedDate":"2004-06-25","latestIssueDate":"2026-04-30","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"280146","type":"Dumpster License - Private Property","businessName":"KLS ENTERPRISES","legalName":"KLS ENTERPRISES","issuedDate":"2004-04-19","latestIssueDate":"2010-07-07","closureDate":"2011-05-17","expirationDate":"2011-07-31","inactiveDate":"2011-05-17","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2024"],"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":["8 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":"Use permit #368500: COMPLETED. The history also contains “OCCUPIED W/O FINAL APPROVAL.”","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jan 18, 2025.","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 #280146: Inactive since May 17, 2011; Food Preparing and Serving #201702: Inactive since Aug 3, 2006","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 2 historical violations across 2 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 May 13, 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/"}]}