{"asOf":"2026-07-25T15:01:55.728Z","block":"6200-6299 GERMANTOWN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6200-6299-germantown-ave","address":"6201 GERMANTOWN AVE","parcelNumber":"882072655","source":"https://property.phila.gov/?p=882072655","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"AA0","buildingCodeNew":"256","buildingClass":"STORE 1 STY MASONRY","buildingClassNew":"RETAIL - * SINGLE OCCUPANCY","useLabel":"Store","owner":"DIERKE'S ENTERPRISES","coOwner":null,"marketValue":3977800,"landAssessment":795500,"improvementAssessment":3182300,"livableArea":10332,"yearBuilt":2000,"lastSale":{"price":3182000,"date":"2005-06-14T04:00:00Z"},"openViolations":0,"violations":[{"number":"3813874","date":"2016-01-06","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3813873","date":"2016-01-06","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4947898","date":"2019-02-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4947899","date":"2019-02-08","code":"CP-101","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2024-100233","date":"2024-12-23","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-01-28","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-100232","date":"2024-12-23","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-01-28","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"515835","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2016-01-07","completedDate":"2016-02-17","violations":[{"number":"3813874","date":"2016-01-06","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3813873","date":"2016-01-06","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"673215","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-02-08","completedDate":"2019-02-15","violations":[{"number":"4947898","date":"2019-02-08","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4947899","date":"2019-02-08","code":"CP-101","title":"LICENSE - RENTAL PROPERTY","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2024-129282","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2024-12-23","completedDate":"2025-01-31","violations":[{"number":"VI-2024-100233","date":"2024-12-23","code":"PM15-308.1","title":"RUBBISH & GARBAGE","status":"COMPLIED","resolutionDate":"2025-01-28","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2024-100232","date":"2024-12-23","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"COMPLIED","resolutionDate":"2025-01-28","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2016,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 7"},{"y":2019,"n":2,"worst":null},{"y":2024,"n":2,"worst":null}],"investigations":[{"caseNumber":"515835","date":"2016-01-06","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"515835","date":"2016-02-17","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2024-129282","date":"2024-12-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-129282","date":"2025-01-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-129282","date":"2025-01-31","type":null,"status":"PASSED"}],"inspYears":[{"y":2016,"fails":1,"passes":1},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.04277884074566,"lng":-75.17988651704273,"geom":{"type":"Polygon","coordinates":[[[-75.179322141,40.042847489],[-75.179953068,40.042232282],[-75.180402179,40.042792695],[-75.179908653,40.043272718],[-75.179558924,40.043060843],[-75.179603177,40.043017746],[-75.179322141,40.042847489]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19144","beds":null,"baths":null,"stories":1,"lotArea":57155,"zoning":"CMX2","grade":"B-","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"513 FURLONG RD, SEBASTOPOL CA, 95472","mailOut":true,"appeals":[{"type":"ZBA Permit Denial - Special Exception","grounds":"Special exception for proposed use of Medical, Dental, Health Practitioner- Group Practitioner in existing structure. No changes to signage proposed.","status":"Completed","outcome":"Granted with conditions","date":"2025-04-04","number":"ZP-2024-010291","relatedPermit":"ZP-2024-010291"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2200100,"taxable":2200100,"land":1435500,"improvement":764600,"taxableLand":1435500,"taxableImprovement":764600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":2200100,"taxable":2200100,"land":1435500,"improvement":764600,"taxableLand":1435500,"taxableImprovement":764600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":3724600,"taxable":3724600,"land":1303610,"improvement":2420990,"taxableLand":1303610,"taxableImprovement":2420990,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":2580600,"taxable":2580600,"land":645150,"improvement":1935450,"taxableLand":645150,"taxableImprovement":1935450,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":2580600,"taxable":2580600,"land":645150,"improvement":1935450,"taxableLand":645150,"taxableImprovement":1935450,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":2580600,"taxable":2580600,"land":645150,"improvement":1935450,"taxableLand":645150,"taxableImprovement":1935450,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":2580600,"taxable":2580600,"land":645150,"improvement":1935450,"taxableLand":645150,"taxableImprovement":1935450,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":2967700,"taxable":2967700,"land":2077400,"improvement":890300,"taxableLand":2077400,"taxableImprovement":890300,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":2705900,"taxable":2705900,"land":1894100,"improvement":811800,"taxableLand":1894100,"taxableImprovement":811800,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2128400,"taxable":2128400,"land":1489880,"improvement":638520,"taxableLand":1489880,"taxableImprovement":638520,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2128400,"taxable":2128400,"land":1489880,"improvement":638520,"taxableLand":1489880,"taxableImprovement":638520,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":3977800,"taxable":3977800,"land":795500,"improvement":3182300,"taxableLand":795500,"taxableImprovement":3182300,"exemptLand":0,"exemptImprovement":0}],"taxNow":29793,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"414447","date":"2012-07-24","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-09-13","scope":"INTERIOR ALTERATIONS TO REMODEL/RECONFIGURE CONSULTATION ROOM AND WAITING AREA AS INDICATED, REMAINING RETAIL AREA LIMITED TO UPGRADED FINISHES, INSTALLATION OF NEW SHELVING AND COUNTERS, VINYL TILING, PAINTING, CLEANING FOR EXISTING RETAIL PHARMACY. NO CHANGE IN USE-OCCUPANCY. ADD'L PERMITS REQUIRED IF SYSTEMS ARE MODIFIED : ELECTRICAL, PLUMBING, HVAC."},{"number":"418402","date":"2012-07-26","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-10-12","scope":"RELOC EXIST VAL LTNG FIX,PWR POLES DISPLAY CASE RECP & CASH REG/CHKOUT, PROVD 1 REGIS REC,1 PHOTO LAB REC,10 SHELVING,VALA REC,PROVD WATER COOLER REC,1 BLOOD PRESS MACH RECPT,1 SANIT RECP,NO FA,SEC ALARM,TELE,DATA SOUND PAGING & LOW VOLT WIRING."},{"number":"ZP-2020-006741","date":"2021-01-13","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2021-08-05","scope":"For the reface of an existing double faced freestanding sign. For the erection of eight (8) accessory flatwall signs (R6, R7, R3, R4, R5, R8, R9 and R11) and directional signs (R10 and R12). Size and location as shown on application/plans."},{"number":"GP-2020-007835","date":"2021-01-15","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-08-05","scope":"FOR THE REFACING OF EXISTING SIGNS, THE REMOVAL AND REPLACEMENTS OF SIGNS AS PER PLANS."},{"number":"GM-2025-000583","date":"2025-01-27","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2026-03-02","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. Separate Streets Department permit required for sidewalk and street closures. Structural alteration or repair is expressly PROHIBITED under this permit. Prohibited structural work includes but not limited to any modification to exterior walls, party wall, floor/roof framing and foundations, including underpinning, excavation and removal of foundation slab."},{"number":"ZP-2024-010291","date":"2025-02-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Medical, Dental, and Health Practitioner - Group Medical, Dental, and Health Practitioner"},{"number":"CP-2024-005825","date":"2025-05-12","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-01-27","scope":"LEVEL III ALTERATIONS WITH COMPLETE CHANGE OF OCCUPANCY TO CREATE A GROUP MEDICAL, DENTAL & HEALTH PRACTITIONER'S OFFICE IN AN EXISTING DETACHED ONE-STORY BUILDING AS PER APPROVED PLANS. BUILDING NOT REQUIRED TO BE SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"EP-2025-002926","date":"2025-05-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-12-12","scope":"Interior renovations using existing panels and service. New Lights and RECEPTACLES (HOSPITAL GRADE WHERE SPECIFIED) ,new fire alarm throughout .WIRING IN SPECIFIED PATIENT CARE SPACES TO COMPLY W/ 517.13(A) . ALL WORK WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"MP-2025-002910","date":"2025-06-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-12-15","scope":"FOR INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS."},{"number":"ZP-2025-006776","date":"2025-07-13","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2025-12-30","scope":"The the erection of four internally illuminated accessory wall signs (2 channel letter signs, 2 wall cabinet signs. For refacing on the existing internally illuminated freestanding sign with two faces."},{"number":"PP-2025-006225","date":"2025-08-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-12-23","scope":"INTERIOR ALTERATIONS WITH COMPLETE CHANGE OF OCCUPANCY TO CREATE A GROUP MEDICAL, DENTAL & HEALTH PRACTITIONER'S OFFICE. INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES CONNECTING TO EXISTING METALLIC PIPING. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE PERFORMED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS."},{"number":"GP-2025-006653","date":"2025-08-21","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-12-30","scope":"FOR THE INSTALLATION OF FOUR (4) STATICALLY ILLUMINATED WALL SIGNS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE ELECTRICAL PERMITS ARE REQUIRED. AMENDMENT APPROVED AS OF 12/15/25: TO CHANGE THE MOUNTING DETAILS. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLANS."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2025,"k":"permit","w":"Change of Use"},{"y":2025,"k":"appeal","w":"Appeal granted with conditions"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Sign"}],"rented":false,"licenses":[{"number":"338104","type":"Food Establishment, Retail Perm Location (Large)","status":"Inactive","businessName":"RITE AID OF PA INC (DBA RITE AID #1563)","legalName":"RITE AID OF PA INC","address":"6201 GERMANTOWN AVE","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2005-10-07","latestIssueDate":"2023-04-21","expirationDate":"2024-04-30","inactiveDate":"2024-06-29"},{"number":"343378","type":"Hazardous Materials","status":"Inactive","businessName":"RITE AID OF PA INC (DBA RITE AID #1563)","legalName":"RITE AID OF PA INC","address":"6201 GERMANTOWN AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2009-11-02","latestIssueDate":"2011-01-18","expirationDate":"2011-12-31","inactiveDate":"2012-01-11"},{"number":"502460","type":"Dumpster License - Private Property","status":"Active","businessName":"RITE AID OF PENNSYLVANIA INC (ATTN: LICENSING)","legalName":"RITE AID OF PENNSYLVANIA INC","address":"6201 GERMANTOWN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-05-18","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"502460","type":"Dumpster License - Private Property","businessName":"RITE AID OF PENNSYLVANIA INC (ATTN: LICENSING)","legalName":"RITE AID OF PENNSYLVANIA INC","issuedDate":"2010-05-18","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"343378","type":"Hazardous Materials","businessName":"RITE AID OF PA INC (DBA RITE AID #1563)","legalName":"RITE AID OF PA INC","issuedDate":"2009-11-02","latestIssueDate":"2011-01-18","closureDate":"2012-01-11","expirationDate":"2011-12-31","inactiveDate":"2012-01-11","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"338104","type":"Food Establishment, Retail Perm Location (Large)","businessName":"RITE AID OF PA INC (DBA RITE AID #1563)","legalName":"RITE AID OF PA INC","issuedDate":"2005-10-07","latestIssueDate":"2023-04-21","closureDate":"2024-06-29","expirationDate":"2024-04-30","inactiveDate":"2024-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["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":"Appeal #ZP-2024-010291: Completed · Granted with conditions; related permit ZP-2024-010291.","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: GM-2025-000583 (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":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 6 historical violations across 3 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","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":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 31, 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":"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":"Food Establishment, Retail Perm Location (Large) #338104: Inactive since Jun 29, 2024; Hazardous Materials #343378: Inactive since Jan 11, 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":"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/"}]}