{"asOf":"2026-07-27T20:16:29.273Z","block":"6400-6499 TORRESDALE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/6400-6499-torresdale-ave","address":"6400-22 TORRESDALE AVE","parcelNumber":"882665800","source":"https://property.phila.gov/?p=882665800","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"QA0","buildingCodeNew":"256","buildingClass":"CLEANING L'DRY/DR CL MAS","buildingClassNew":"RETAIL - * SINGLE OCCUPANCY","useLabel":"Commercial","owner":"6400 TORRESDALE LLC","coOwner":null,"marketValue":765400,"landAssessment":153000,"improvementAssessment":612400,"livableArea":3780,"yearBuilt":1988,"lastSale":{"price":700000,"date":"2017-04-30T04:00:00Z"},"openViolations":0,"violations":[{"number":"1569219","date":"2010-01-04","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1569320","date":"2010-01-04","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"224700","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-01-15","completedDate":"2010-03-17","violations":[{"number":"1569219","date":"2010-01-04","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"224725","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2010-01-15","completedDate":"2010-03-17","violations":[{"number":"1569320","date":"2010-01-04","code":"19-2602.4/1","title":"CAL PROHIBITED CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":2,"worst":null}],"investigations":[{"caseNumber":"22787","date":"2004-02-05","type":"L_CLIP","status":"FAILED"},{"caseNumber":"22787","date":"2004-02-19","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"224700","date":"2010-01-04","type":"BC INSP","status":"FAILED"},{"caseNumber":"224725","date":"2010-01-04","type":"BC INSP","status":"FAILED"},{"caseNumber":"224725","date":"2010-03-16","type":"BC INSP","status":"PASSED"},{"caseNumber":"224700","date":"2010-03-16","type":"BC INSP","status":"PASSED"}],"inspYears":[{"y":2004,"fails":1,"passes":0},{"y":2010,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.021908680036915,"lng":-75.05159640254642,"geom":{"type":"Polygon","coordinates":[[[-75.051247495,40.02194026],[-75.051765936,40.02167211],[-75.05194531,40.021877099],[-75.051426868,40.02214525],[-75.051247495,40.02194026]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":false,"permits":true,"licenses":true},"zip":"19135","beds":null,"baths":null,"stories":1,"lotArea":15750,"zoning":"CMX2.5","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1119 PEBBLE SPRING DR, BERWYN PA, 19312","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":459900,"taxable":459900,"land":157500,"improvement":302400,"taxableLand":157500,"taxableImprovement":302400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":459900,"taxable":459900,"land":157500,"improvement":302400,"taxableLand":157500,"taxableImprovement":302400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":865000,"taxable":865000,"land":216276,"improvement":648724,"taxableLand":216276,"taxableImprovement":648724,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":850600,"taxable":850600,"land":170100,"improvement":680500,"taxableLand":170100,"taxableImprovement":680500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":856900,"taxable":856900,"land":171360,"improvement":685540,"taxableLand":171360,"taxableImprovement":685540,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":856900,"taxable":856900,"land":171360,"improvement":685540,"taxableLand":171360,"taxableImprovement":685540,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":856900,"taxable":856900,"land":171360,"improvement":685540,"taxableLand":171360,"taxableImprovement":685540,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":765000,"taxable":765000,"land":535500,"improvement":229500,"taxableLand":535500,"taxableImprovement":229500,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":765000,"taxable":765000,"land":535500,"improvement":229500,"taxableLand":535500,"taxableImprovement":229500,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":765000,"taxable":765000,"land":153000,"improvement":612000,"taxableLand":153000,"taxableImprovement":612000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":765000,"taxable":765000,"land":153000,"improvement":612000,"taxableLand":153000,"taxableImprovement":612000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":765400,"taxable":765400,"land":153000,"improvement":612400,"taxableLand":153000,"taxableImprovement":612400,"exemptLand":0,"exemptImprovement":0}],"taxNow":10708,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"161512","date":"2008-06-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":null},{"number":"262111","date":"2010-02-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-04-27","scope":"INSTALL (4)OUTLETS- 120VOLT EACH...IN ACCORDANCE WITH 2008 NEC"},{"number":"262280","date":"2010-02-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-08-02","scope":"INSTALL NEW ICE CUBELET MACHINE. PIPE 1/2\" DRAIN INTO EXISTING FLOOR SINK"},{"number":"387710","date":"2012-02-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-24","scope":"INSTALLATION OF (2)GFI OUTLETS FOR UNDER COUNTER REFRIGERATOR.INSTALL NEW 30 AMP, 208V CIRCUIT AND TWIST LOCK OUTLET FOR ESPRESSO MACHINE... IN ACCORDANCE WITH 2008 NEC"},{"number":"393508","date":"2012-03-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"REPLACE 5' SECTION OF 4\" CAST IRON SEWER INSIDE BUILDING"},{"number":"402541","date":"2012-05-04","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-05-21","scope":"INSTALL WATER LINE TO NEW ESPRESSO MACHINE AND INDIRECT WATER LINE TO EXISTING FLOOR DRAIN(COMMERCIAL-RETAIL)"},{"number":"463533","date":"2013-04-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-04-10","scope":"REPLACE HOUSE TRAP AT CURB (COMM) PA20130940589"},{"number":"479443","date":"2013-06-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"ABANDONED","completedDate":null,"scope":"INSTALL L15-30 AMP, 208V FOR BAKERY OVEN, INSTALL GFCI RECEPTACLES FOR REFRIGERATOR"},{"number":"490971","date":"2013-10-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-11-05","scope":"REMOVE DELI DISPLAY CASES, INSTAL NEW RATIONAL OVEN, UNDER COUNTER REFRIDGERATORS, CABINETS, RETAIL SHELVING, DISPLAYS, LIGHTING, GRAPHICS, AND FINISHES. RELOCATE EQUIPEMENT AS PER PLANS. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING."},{"number":"502663","date":"2013-10-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-01-07","scope":"RELOCATE EXISTING EQUIPMENT & ASSOCIATED POWER. INSTALL POWER TO ROLL BAKING OVEN. INSTALL CAT5 LINES TO DISPLAY."},{"number":"522488","date":"2014-04-09","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-11-03","scope":"ALTERATIONS TO EXTERIOR PAVING TO INCLUDE UPGRADES TO ACCESSIBLE PARKING AND ACCESSIBLE ROUTE TO EXISTING BUILDING. WORK MUST NOT ADVERSELY AFFECT EXISTING DEGREE OF ACCESSIBILITY INCLUDING MANEURVERING CLEARANCES AT BUILDING ENTRANCE. APPROVAL OF PLANS NOTHWITHSTANDING"},{"number":"591686","date":"2015-03-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-03-24","scope":"RELOCATE 1- COKE OUTLET, 1- ICE COFFEE OUTLET AND 1- BOOSTER BUMP OUTLET...IN ACCORDANCE WITH 2008 NEC"},{"number":"596602","date":"2015-03-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSIDE WAWA STORE - COFFEE DRAIN REPLACEMENT - REPLACE APPROXIMATELY 10'-0\" OF COFFEE DRAIN PIPING - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"603146","date":"2015-10-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-11-21","scope":"LEVEL 1 INTERIOR ALTERATIONS TO INSTALL 3-5/8\" MTL STUDS WITH 1/2\" GWB PARTITION FOR NEW BEVERAGE CABINETS AS PER PLAN. SEPARATE ELECTRICAL PERMIT REQUIRED."},{"number":"692083","date":"2016-05-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-08-23","scope":"INSTALL 1- 120V GFI CIRCUIT FOR HOT HOLDING WARMER.... IN ACCORDANCE WITH 2008 NEC"},{"number":"762254","date":"2017-02-27","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-02-27","scope":"MAINTENANCE AND REPAIR OF CONSUMER GOODS AT FIRST FLOOR IN AN EXISTING STRUCTURE."},{"number":"782107","date":"2017-05-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-03-03","scope":"LEVEL III ALTERATIONS WITH COMPLETE CHANGE OF OCCUPANCY TO CREATE A LAUNDROMAT IN AN EXISTING ONE-STORY BUILDING AS PER APPROVED PLANS. BUILDING NOT REQUIRED TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP WORK**"},{"number":"785111","date":"2017-05-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-02","scope":"INSTALLATION OF A NEW HVAC SYSTEM WITH DRYER EXHAUST FOR A NEW LAUNDROMAT WITHIN AN EXISTING BUILDING AS PER APPROVED PLANS."},{"number":"787661","date":"2017-06-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2018-05-02","scope":"ALTERATIONS: INTERIOR PLUMBING; ONE STORY BUILDING;LAUNDROMAT - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"800706","date":"2017-07-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-08-03","scope":"5\" COMBINATION SYSTEM (STORM/SANITARY) HOUSE TRAP AND FRESH AIR INLET REPLACEMENT, 6\" LATERAL, HOUSE DRAIN, 2\" WATER SERVICE, 2\" RPZ BACKFLOW DEVICE - \"SELF-CERTIFICATIONS 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":"793106","date":"2017-10-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2018-05-02","scope":"EXISTING 600AMP SERVICE INSTALL 3 WASHER SUBPANELS,3 DRY SUBPANELS,1 POWER & LIGHT PANEL,54 WASHERS,60 DRYERS,DISCONNECTS,3-5 TON HVAC ROOF TOP UNITS,2 WATER HEATERS,28 REETPS,15 SWITCHES,12 GFI,EMER/EXIT LTS, CEILING LIGHTS,OUTSIDE WALL PACKS AS PER 2008 NEC (EAST DISTRICT)"},{"number":"855155","date":"2018-02-27","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-03-01","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR LAUNDROMAT UNTIL SIGN PERMIT ISSUED."},{"number":"854730","date":"2018-03-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-03-01","scope":"FOR THE ERECTION OF ONE(1) FLATWALL SIGN ACCESSORY TO EXISTING MAINTENANCE AND REPAIR OF CONSUMER GOODS AT FIRST FLOOR . SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"885443","date":"2018-11-08","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2018-11-19","scope":"FOR THE INSTALLATION OF ONE FLAT ACCESSORY LOW-VOLTAGE LED-ILLUMINATED FLUSH MOUNT WALL SIGN AS PER MANUFACTURER'S INSTALLATION INSTRUCTIONS. ACCESSORY TO AN EXISTING LAUNDROMAT."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2015,"k":"permit","w":"Major alteration"},{"y":2016,"k":"permit","w":"Electrical"},{"y":2017,"k":"permit","w":"Use"},{"y":2017,"k":"sale","p":700000},{"y":2017,"k":"permit","w":"Major alteration"},{"y":2017,"k":"permit","w":"Mechanical"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Plumbing"},{"y":2017,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Sign"}],"rented":false,"licenses":[{"number":"283467","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"MILES UNLIMITED ELECTRICAL","legalName":"MILES UNLIMITED ELECTRICAL","address":"6400-22 TORRESDALE AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2003-12-12","latestIssueDate":"2003-12-12","expirationDate":"2004-12-31","inactiveDate":"2012-07-24"},{"number":"202257","type":"Food Preparing and Serving","status":"Inactive","businessName":"WAWA INC","legalName":"WAWA INC","address":"6400-22 TORRESDALE AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-05-07","latestIssueDate":"2017-04-27","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"516169","type":"Dumpster License - Private Property","status":"Active","businessName":"WAWA INC","legalName":"WAWA INC","address":"6400-22 TORRESDALE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2010-10-06","latestIssueDate":"2013-08-03","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"516169","type":"Dumpster License - Private Property","businessName":"WAWA INC","legalName":"WAWA INC","issuedDate":"2010-10-06","latestIssueDate":"2013-08-03","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"202257","type":"Food Preparing and Serving","businessName":"WAWA INC","legalName":"WAWA INC","issuedDate":"2004-05-07","latestIssueDate":"2017-04-27","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"283467","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"MILES UNLIMITED ELECTRICAL","legalName":"MILES UNLIMITED ELECTRICAL","issuedDate":"2003-12-12","latestIssueDate":"2003-12-12","closureDate":"2012-07-24","expirationDate":"2004-12-31","inactiveDate":"2012-07-24","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #762254: 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: 393508 (EXPIRED), 479443 (ABANDONED), 596602 (EXPIRED).","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":"3 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Mar 16, 2010.","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":"1 fire/suppression-related permit 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":"Motor Vehicle Repair / Fuel Dispensing #283467: Inactive since Jul 24, 2012; Food Preparing and Serving #202257: Inactive since Jun 29, 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/"},{"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/"}],"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/"}]}