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ALTERATIONS TO INCLUDE DEMOLITION AND ERECTION ON NONBEARING PARTITIONS, ACCESSIBILITY UPGRADES (INTERIOR), FINISHES, MILLWORK AND STRUCTURAL ALTERATIONS AT THE ROOF LEVEL TO ACCOMMODATE FUTURE MECHANICAL EQUIPMENT. STRUCTURE TO BE FULLY SPRINKLERED. ALL WORK PER PLANS APPROVED BY PHILADELPHIA HISTORICAL COMMISSION. AMENDED PERMIT REQUIRED TO DOCUMENT SPECIAL INSPECTORS. SEPARATE PERMITS REQUIRED TO PLUMBING, MECHANICAL, ELECTRICAL AND FIRE SUPPRESSION."},{"number":"756953","date":"2017-02-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-11","scope":"INSTALLATION OF ONE (1) COMMERCIAL KITCHEN EXHAUST HOOD WITH SUPPLY/EXHAUST TIE-IN TO ONE (1) RETURN AIR FAN, ONE (1) EXHAUST FAN & ALL ASSOCIATED RETURN/EXHAUST DUCTWORK.***SEPARATE PERMIT SHALL BE REQUIRED FOR INSTALLATION OF AN APPROVED AUTOMATIC FIRE SUPRESSION SYSTEM***"},{"number":"756957","date":"2017-02-16","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-08-11","scope":"FOR THE INSTALLATION OF (1) UL 300 LISTED WET CHEMICAL EXTINGUISHING SYSTEM WITH THIRTEEN (13) FLOW POINTS IN ACCORDANCE WITH NFPA 17A. FIRE SUPRESSION SYSTEM TO SERVE ONE (1) COMMERCIAL KITCHEN EXHAUST HOOD SYSTEM IN A RESTAURANT IN THE FIRST FLOOR KITCHEN AREA OF AN EXISTING STRUCTURE."},{"number":"756185","date":"2017-03-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-11","scope":"INSTALL 400AMP SERVICE INSTALL LIGHT FIXTURES, LIGHT SWITCHES, GFCI'S & OUTLET AND BRANCH CIRCUITS THRU OUT, FIRE ALARM THRU OUT AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"753185","date":"2017-03-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-11","scope":"ALTERATION: INTERIOR PLUMBING FOR THE FIT-OUT OF A SIT-DOWN RESTAURANT ON THE BASEMENT, 1ST & 2ND FLOORS OF AN EXISTING 2-STORY BUILDING.THE INSTALLATION SHALL COMPLY WITH THE PHILADELPHIA PLUMBING CODE, 2004. FUEL GAS PIPING AND EQUIPMENT IS NOT PART OF THIS PERMIT AND REQUIRES A MECHANICAL PERMIT."},{"number":"755566","date":"2017-03-15","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-08-11","scope":"AUTOMATIC SPRINKLER SYSTEM INSTALL W. TWO (2) INCH FIRE SERVICE LINE & FOUR (4) INCH BACKFLOW PREVENTION (BFP) ASSEMBLY TO SERVE PREVIOUSLY APPROVED RESTAURANT SPACE. AUTOMATIC SPRINKLER SYSTEM INSTALL PER NFPA 13."},{"number":"768668","date":"2017-03-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-11","scope":"CURB TRAP AND FAI PA20170801225 (RESTAURANT)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"775940","date":"2017-04-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-08-11","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- FOR THE INSTALLATION OF NEW DUCTWORK, REGISTERS/GRILLES/DIFFUSERS, AND WARM-AIR APPLIANCES AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS.INSTALLATION OF (4) HVAC SYSTEMS AND NEW DUCT WORK. INSTALLATION OF GAS PIPING FOR RESTAURANT."},{"number":"780594","date":"2017-06-29","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-08-11","scope":"TO AMEND PERMIT NUMBER 737189 TO ELIMINATE ALL ALTERATIONS TO THE ROOF AND TO ELIMINATE ASSOCIATED WELDING SPECIAL INSPECTIONS."},{"number":"879465","date":"2018-05-23","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"REPLACE (2) 200AMP PANELS WITH NO ADDITIONAL WIRING DUE TO WATER DAMAGES AND INSTALL TEMP POWER FOR FUTURE CONSTRUCTION AS PER 2008 NEC (CC DISTRICT)"},{"number":"892807","date":"2018-07-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-09-28","scope":"IN ACCORDANCE WITH CODE BULLETIN PM-1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION.\" MAKE SAFE PERMIT-PROVIDE TEMPORARY SHORING AND BRACING IN REAR ONE STORY KITCHEN, CONSTRUCT TEMPORARY ROOF ABOVE DAMAGED ONE STORY ROOF (MUST BE REMOVED WHEN BLDG PERMIT IS ISSUED)AS PER ENGINEER'S REPORT TO RESOLVE CASE #622797. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #622797."},{"number":"953520","date":"2019-03-25","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-04-24","scope":"FOR THE STRUCTURAL REPAIR TO THE FIRST FLOOR OF EXISTING RESTAURANT DAMAGED DURING PRVIOUS FIRE.INDLUDING INTERIOR ROOF INSTALLATION.FLOOR JOISTS REPLACEMENT, AND PLANKING AND TRUSSES, SHEATHING, AND EPDM ROOF ON INTERIOR AREA.NO WORK TO THE EXTERIOR, NO CHANGE TO THE WINDOWS OR EXTERIOR DOOR."},{"number":"ZP-2022-008061","date":"2022-07-19","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family; Personal Services"},{"number":"CP-2022-005289","date":"2022-11-17","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2023-12-12","scope":"FOR LEVEL II INTERIOR ALTERATIONS TO THE SECOND FLOOR OF AN EXISTING STRUCTURE. WORK TO INCLUDE A CHANGE IN OCCUPANCY FOR A TWO-FAMILY HOUSEHOLD LIVING ON THE SECOND FLOOR AND PERSONAL SERVICE AT THE GROUND FLOOR. ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, PROVIDE FINISHES/FURNISHINGS THROUGHOUT THE SECOND FLOOR. BUILDING TO BE FULLY SPRINKLERED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"PP-2022-016779","date":"2023-01-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-12-12","scope":"INSTALL 2 WATER CLOSETS, 2 LAVATORIES, 2 SHOWER/TUBS, 2 KITCHEN SINKS, 2 WASHING MACHINE BOXES, 2 HOT WATER HEATERS, 1 FLOOR DRAIN AND 1 SUMP PUMP ACCORDING TO THE 2018 PPC."},{"number":"EP-2023-001204","date":"2023-05-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-10-11","scope":"1 per unit Sub panels will main disconnects with meter in basement,125A MCB PANELS IN UNITS(AS SHOWN), 400a service entering the basement. Install rough electrical wiring for receptacles, lighting and fire alarm ,110v interconnected smoke alarms . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"ZP-2023-009013","date":"2023-09-07","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Personal Services; Visitor Accommodations"},{"number":"FP-2023-002452","date":"2023-10-25","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-12-12","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13) - For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. 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IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. **SEPARATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL, PLUMBING & FIRE SUPPRESSION WORK**"},{"number":"PP-2024-016718","date":"2024-12-10","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-01-23","scope":"Plumbing Permit (Interior) for combo CP-2024-002828"},{"number":"EP-2024-011774","date":"2024-12-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-12-23","scope":"Electrical Permit for combo CP-2024-002828"},{"number":"MP-2024-005655","date":"2024-12-11","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2026-01-23","scope":"Mechanical / Fuel Gas Permit for combo CP-2024-002828"},{"number":"FP-2025-000105","date":"2025-01-17","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-01-23","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- For the Relocation of Sprinkler Heads as per attached standards. Deviations from these standards require submission of construction and site plans. RELOCATE 18 SPRINKLER HEADS"},{"number":"EP-2025-003612","date":"2025-05-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-12-23","scope":"INSTALLATION OF STROBES AND PULL STATIONS TO BE CONNECTED TO THE EXISTING FIRE ALARM PANEL - 2016 NFPA 72 AND 2018 PHILADELPHIA FIRE CODE."}],"storyTag":"New construction","storyDelta":-0.08,"timeline":[{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"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":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"209484","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"OLDER THAN DIRT INC","legalName":"OLDER THAN DIRT INC","address":"45 S 3RD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2004-12-21","latestIssueDate":"2005-06-02","expirationDate":"2006-04-30","inactiveDate":"2007-03-26"},{"number":"362743","type":"Food Preparing and Serving","status":"Inactive","businessName":"45 RJF INC (JAGERS)","legalName":"45 RJF INC","address":"45 S 3RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-04-04","latestIssueDate":"2008-04-29","expirationDate":"2009-04-30","inactiveDate":"2010-11-19"},{"number":"519899","type":"Food Preparing and Serving","status":"Inactive","businessName":"45 RJF INC (THE IRISH POL)","legalName":"45 RJF INC","address":"45 S 3RD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-11-19","latestIssueDate":"2014-10-30","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"748778","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"GINA'S 45 LLC (GINA'S 45)","legalName":"GINA'S 45 LLC","address":"45 S 3RD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2017-08-15","latestIssueDate":"2017-08-15","expirationDate":"2018-08-14","inactiveDate":"2018-10-13"},{"number":"941206","type":"Rental","status":"Active","businessName":"YouMe&Bee, LLC","legalName":"YouMe&Bee, LLC","address":"45 S 3RD ST","revenueCode":"3202","rentalCategory":"Hotel","units":2,"issuedDate":"2024-01-05","latestIssueDate":"2025-11-21","expirationDate":"2027-01-04","inactiveDate":null}],"licenseActivity":[{"number":"941206","type":"Rental","businessName":"YouMe&Bee, LLC","legalName":"YouMe&Bee, LLC","issuedDate":"2024-01-05","latestIssueDate":"2025-11-21","closureDate":null,"expirationDate":"2027-01-04","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"748778","type":"Food Preparing and Serving (30+ SEATS)","businessName":"GINA'S 45 LLC (GINA'S 45)","legalName":"GINA'S 45 LLC","issuedDate":"2017-08-15","latestIssueDate":"2017-08-15","closureDate":"2018-10-13","expirationDate":"2018-08-14","inactiveDate":"2018-10-13","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"519899","type":"Food Preparing and Serving","businessName":"45 RJF INC (THE IRISH POL)","legalName":"45 RJF INC","issuedDate":"2010-11-19","latestIssueDate":"2014-10-30","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"362743","type":"Food Preparing and Serving","businessName":"45 RJF INC (JAGERS)","legalName":"45 RJF INC","issuedDate":"2006-04-04","latestIssueDate":"2008-04-29","closureDate":"2010-11-19","expirationDate":"2009-04-30","inactiveDate":"2010-11-19","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"209484","type":"Food Preparing and Serving (30+ SEATS)","businessName":"OLDER THAN DIRT INC","legalName":"OLDER THAN DIRT INC","issuedDate":"2004-12-21","latestIssueDate":"2005-06-02","closureDate":"2007-03-26","expirationDate":"2006-04-30","inactiveDate":"2007-03-26","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","units":2,"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":["12 permit events 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":"The record identifies more than one dwelling/use.","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: 879465 (Issued), PP-2024-007091 (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 16 historical violations across 6 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through Dec 15, 2026; Fire Alarm Certification: Certified through Sep 26, 2025","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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (321 VINE ST, 08075).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1900 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"13 failed, 8 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 27, 2018.","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":"Food Preparing and Serving (30+ SEATS) #209484: Inactive since Mar 26, 2007; Food Preparing and Serving #362743: Inactive since Nov 19, 2010; Food Preparing and Serving #519899: Inactive since Jun 29, 2015; Food Preparing and Serving (30+ SEATS) #748778: Inactive since Oct 13, 2018","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/"}]}