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FOR THE ERECTION OF THREE (3) ANTENNAS (NONE TO EXCEED 15'-0\" IN ANY DIRECTION), NINE (9) REMOTE RADIO HEADS, THREE (3) COMBINERS AND THREE (3) EQUIPMENT CABINETS ON AN EXISTING HOTEL COMPLEX STRUCTURE. SIZE AND LOCATION AS SHOWN IN APPLICATION /PLAN."},{"number":"432616","date":"2012-10-31","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"EXPIRED","completedDate":null,"scope":"REMOVE (3) EQUIPMENT CABINETS, (3) ANTENNAS, ERECT (3) ANTENNAS, (9) RRH'S, (3) COMBINORS AND (3) EQUIPMENT CABINETS."},{"number":"436052","date":"2012-11-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-04-27","scope":"UPGRADE WIRING TO #6 , AND BREAKER FROM 50AMP TO 60AMP... IN ACCORDANCE WITH 2008 NEC"},{"number":"487292","date":"2013-08-05","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-12-11","scope":"INSTALL DISH ANTENNAS & CABLE 50' OF 1/2 COAX AS PER NEC 2008 (HOTEL) CELL SITE"},{"number":"550254","date":"2014-07-18","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-08-22","scope":"6\"RPZ"},{"number":"567690","date":"2014-11-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-11-07","scope":"INSTALL TWO SETS ILLUM LETTERS AT TOP OF THE 10TH FLOOR ELEVATION, ONE SET ILLUM LETTERS ON PORTE CONCHERE ELEVATION, THREE DOUBLE FACE NON ILLUM DIRECTIONAL AND ONE DOUBLE FACE ILLUM FREESTANDING SIGN. RECOVER FOUR EXISTING AWNINGS. ONE AWNING WILL RECEIVE THREE SETS COPY ON FRONT AND SIDES. ONE AWNING WILL RECEIVE COPY FRONT AND TWO WILL NOT RECEIVE ANY COPY."},{"number":"572986","date":"2014-12-12","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2015-06-22","scope":"REMOVAL OF ALL EXISTING SIGNAGE AND INSTALLATION OF TWO SETS ILLUM LETTERS AT TOP OF 10TH FLOOR ELEVATION, ONE ILLUM LETTERS ON PORTE COCHERE ELEVATION, AWNING RESURFACING, THREE DOUBLE FACE NON ILLUM DIRECTIONAL, AND ONE DOUBLE FACE ILLUM FREESTANDING SIGN AS PER APPROVED PLANS. ALL SIGNS CONNECTED TO EXISTING ELECTRICAL."},{"number":"618194","date":"2015-07-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-10-03","scope":"INSTALLING ELECTRICAL CONDUIT IN PARKING LOT FOR PARKING CONTROL (HOTEL)"},{"number":"825687","date":"2017-10-24","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-04-24","scope":"EZ PERMIT RE-ROOFING- FOR THE INSTALLATION OF NEW ROOF COVERINGS ON EXITING ROOFS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"EP-2025-008249","date":"2025-11-02","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Installing a 200 amp panel from existing disconnect to power 4 new EV chargers on 2 pedestals ,fed from existing 3000A MDP . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC ."},{"number":"GM-2025-010597","date":"2025-12-17","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Issued","completedDate":null,"scope":"EZ INTERIOR NON-LOAD-BEARING WALL DEMOLITION - For the interior demolition on NON-Load-Bearing partition walls and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. 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. Separate Streets Department permit required for sidewalk and street closures. Contractor and all site workers to be notified of ACMs and directed to avoid disturbance of joint compound and textured ceilings in guest rooms. No work proposed in corridors."},{"number":"CP-2025-006338","date":"2026-01-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-07-21","scope":"LEVEL I ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR RENOVATIONS TO EXISTING HOTEL BUILDING AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"EP-2025-012319","date":"2026-01-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-06-25","scope":"Electrical Permit for combo CP-2025-006338"},{"number":"PP-2026-001293","date":"2026-02-04","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-07-21","scope":"Commercial plumbing work associated with alterations to an existing hotel, including: REPLACE TOTAL OF 987 FIXTURES • Replacement of existing shower and tub valves • Installation of new P-traps at tubs as required to reconnect to existing drainage • Pull and reset of existing toilets • Pull and reset of existing lavatory faucets All work is limited to fixture and valve replacement and reconnection to existing plumbing systems. No new plumbing layouts or system reconfiguration is included."},{"number":"ZP-2026-002100","date":"2026-03-11","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REMOVAL AND REPLACEMENT OF THREE (3) STATICALLY ILLUMINATED WALL SIGNS, ONE (1) NON-ILLUMINATED WALL SIGN, AND FOR THE REFACING OF ONE (1) 2-FACED FREESTANDING SIGN. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLANS"},{"number":"GP-2026-002389","date":"2026-05-04","work":"Sign","type":"General","description":"General Permit","status":"Issued","completedDate":null,"scope":"FOR THE REMOVAL AND REPLACEMENT OF THREE (3) STATICALLY ILLUMINATED WALL SIGNS, ONE (1) NON-ILLUMINATED WALL SIGN, AND FOR THE REFACING OF ONE (1) 2-FACED FREESTANDING SIGN."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2024,"k":"viol","w":"15 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed ×3"},{"y":2025,"k":"viol","w":"13 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 4 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"},{"y":2026,"k":"permit","w":"Alterations"},{"y":2026,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2026,"k":"permit","w":"Sign"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 2 passed"}],"rented":true,"licenses":[{"number":"314918","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"GHASSAN A MANSOUR","legalName":"GHASSAN A MANSOUR","address":"4501 ISLAND AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2005-04-23","latestIssueDate":"2005-08-17","expirationDate":"2006-04-30","inactiveDate":"2012-12-22"},{"number":"317269","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"GIFT USA INC","legalName":"GIFT USA INC","address":"4501 ISLAND AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2005-05-07","latestIssueDate":"2005-06-20","expirationDate":"2006-04-30","inactiveDate":"2012-12-22"},{"number":"384925","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"ELPIZO LIMITED PARTNERSHIP (HILTON PHILADELPHIA AIRPORT)","legalName":"ELPIZO LIMITED PARTNERSHIP","address":"4501 ISLAND AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2006-09-19","latestIssueDate":"2008-04-29","expirationDate":"2009-04-30","inactiveDate":"2009-12-02"},{"number":"384950","type":"Dumpster License - Private Property","status":"Inactive","businessName":"ELPIZO LIMITED PARTNERSHIP (HILTON PHILADELPHIA AIRPORT)","legalName":"ELPIZO LIMITED PARTNERSHIP","address":"4501 ISLAND AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2006-09-19","latestIssueDate":"2006-09-19","expirationDate":"2010-07-31","inactiveDate":null},{"number":"384952","type":"Dumpster License - Private Property","status":"Inactive","businessName":"ELPIZO LIMITED PARTNERSHIP (HILTON PHILADELPHIA AIRPORT)","legalName":"ELPIZO LIMITED PARTNERSHIP","address":"4501 ISLAND AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2006-09-19","latestIssueDate":"2006-09-19","expirationDate":"2010-07-31","inactiveDate":null},{"number":"384955","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"ELPIZO LIMITED PARTNERSHIP (HILTON PHILADELPHIA AIRPORT)","legalName":"ELPIZO LIMITED PARTNERSHIP","address":"4501 ISLAND AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2006-09-19","latestIssueDate":"2006-09-19","expirationDate":"2007-04-30","inactiveDate":"2012-12-22"},{"number":"384959","type":"Rental","status":"Inactive","businessName":"ELPIZO LIMITED PARTNERSHIP (HILTON PHILADELPHIA AIRPORT)","legalName":"ELPIZO LIMITED PARTNERSHIP","address":"4501 ISLAND AVE","revenueCode":"3202","rentalCategory":null,"units":300,"issuedDate":"2006-09-19","latestIssueDate":"2006-09-19","expirationDate":"2007-02-28","inactiveDate":"2012-03-15"},{"number":"390761","type":"Food Establishment, Retail Permanent Location","status":"Inactive","businessName":"LINDA FERRY (B&L SALES)","legalName":"LINDA FERRY","address":"4501 ISLAND AVE","revenueCode":"3118","rentalCategory":null,"units":null,"issuedDate":"2006-11-08","latestIssueDate":"2014-05-10","expirationDate":"2015-04-30","inactiveDate":"2015-06-29"},{"number":"489017","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"MHI HOSPITALITY TRS LLC (HILTON PHILADELPHIA AIRPORT)","legalName":"MHI HOSPITALITY TRS LLC","address":"4501 ISLAND AVE","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2009-12-02","latestIssueDate":"2026-04-21","expirationDate":"2027-04-30","inactiveDate":null},{"number":"557751","type":"High Rise","status":"Active","businessName":"MHI HOSPITALITY TRS LLC (HILTON PHILADELPHIA AIRPORT)","legalName":"MHI HOSPITALITY TRS LLC","address":"4501 ISLAND AVE","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2012-03-15","latestIssueDate":"2026-04-20","expirationDate":"2027-04-30","inactiveDate":null},{"number":"557755","type":"Rental","status":"Active","businessName":"MHI HOSPITALITY TRS LLC (HILTON PHILADELPHIA AIRPORT)","legalName":"MHI HOSPITALITY TRS LLC","address":"4501 ISLAND AVE","revenueCode":"3202","rentalCategory":"Hotel","units":351,"issuedDate":"2012-03-15","latestIssueDate":"2026-02-26","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"557751","type":"High Rise","businessName":"MHI HOSPITALITY TRS LLC (HILTON PHILADELPHIA AIRPORT)","legalName":"MHI HOSPITALITY TRS LLC","issuedDate":"2012-03-15","latestIssueDate":"2026-04-20","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"557755","type":"Rental","businessName":"MHI HOSPITALITY TRS LLC (HILTON PHILADELPHIA AIRPORT)","legalName":"MHI HOSPITALITY TRS LLC","issuedDate":"2012-03-15","latestIssueDate":"2026-02-26","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"489017","type":"Food Preparing and Serving (30+ SEATS)","businessName":"MHI HOSPITALITY TRS LLC (HILTON PHILADELPHIA AIRPORT)","legalName":"MHI HOSPITALITY TRS LLC","issuedDate":"2009-12-02","latestIssueDate":"2026-04-21","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"390761","type":"Food Establishment, Retail Permanent Location","businessName":"LINDA FERRY (B&L SALES)","legalName":"LINDA FERRY","issuedDate":"2006-11-08","latestIssueDate":"2014-05-10","closureDate":"2015-06-29","expirationDate":"2015-04-30","inactiveDate":"2015-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"384950","type":"Dumpster License - Private Property","businessName":"ELPIZO LIMITED PARTNERSHIP (HILTON PHILADELPHIA AIRPORT)","legalName":"ELPIZO LIMITED PARTNERSHIP","issuedDate":"2006-09-19","latestIssueDate":"2006-09-19","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"384955","type":"Food Establishment, Retail Permanent Location","businessName":"ELPIZO LIMITED PARTNERSHIP (HILTON PHILADELPHIA AIRPORT)","legalName":"ELPIZO LIMITED PARTNERSHIP","issuedDate":"2006-09-19","latestIssueDate":"2006-09-19","closureDate":"2012-12-22","expirationDate":"2007-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"384925","type":"Food Preparing and Serving (30+ SEATS)","businessName":"ELPIZO LIMITED PARTNERSHIP (HILTON PHILADELPHIA AIRPORT)","legalName":"ELPIZO LIMITED PARTNERSHIP","issuedDate":"2006-09-19","latestIssueDate":"2008-04-29","closureDate":"2009-12-02","expirationDate":"2009-04-30","inactiveDate":"2009-12-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"384959","type":"Rental","businessName":"ELPIZO LIMITED PARTNERSHIP (HILTON PHILADELPHIA AIRPORT)","legalName":"ELPIZO LIMITED PARTNERSHIP","issuedDate":"2006-09-19","latestIssueDate":"2006-09-19","closureDate":"2012-03-15","expirationDate":"2007-02-28","inactiveDate":"2012-03-15","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"317269","type":"Food Establishment, Retail Permanent Location","businessName":"GIFT USA INC","legalName":"GIFT USA INC","issuedDate":"2005-05-07","latestIssueDate":"2005-06-20","closureDate":"2012-12-22","expirationDate":"2006-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"314918","type":"Food Establishment, Retail Permanent Location","businessName":"GHASSAN A MANSOUR","legalName":"GHASSAN A MANSOUR","issuedDate":"2005-04-23","latestIssueDate":"2005-08-17","closureDate":"2012-12-22","expirationDate":"2006-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":351,"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":["7 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":"Use permit #53632: 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":"7 permits not marked completed: 120002 (EXPIRED), 217344 (EXPIRED), 320886 (EXPIRED), 432616 (EXPIRED), EP-2025-008249 (Issued). 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Special Hazards Certification: Certified through Jun 24, 2027; Facade Report: Safe with Repair through May 26, 2028; Sprinkler Certification: Certified through Sep 4, 2026; Fire Alarm Certification: Certified through Sep 4, 2026; Damper Certification: Certified through Apr 7, 2026","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 (410 WEST FRANCIS ST, WILLIAMSBURG VA, 23185).","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 1972 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":"26 failed, 16 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 25, 2026.","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 Establishment, Retail Permanent Location #314918: Inactive since Dec 22, 2012; Food Establishment, Retail Permanent Location #317269: Inactive since Dec 22, 2012; Food Preparing and Serving (30+ SEATS) #384925: Inactive since Dec 2, 2009; Dumpster License - Private Property #384950: 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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 65 historical violations across 14 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/"}]}