{"asOf":"2026-07-23T16:07:33.907Z","block":"3300-3399 AGATE ST","blockUrl":"https://philadelphia.blockreport.homes/block/3300-3399-agate-st","address":"3307-09 AGATE ST","parcelNumber":"884349715","source":"https://property.phila.gov/?p=884349715","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC6","buildingCodeNew":"216","buildingClass":"IND WAREHOUSE FRAME","buildingClassNew":"LIFE CARE FACILITY-ASSTD LVNG","useLabel":"Industrial building","owner":"SIX G'S L P","coOwner":null,"marketValue":216600,"landAssessment":43320,"improvementAssessment":173280,"livableArea":1344,"yearBuilt":1950,"lastSale":{"price":10,"date":"2005-06-28T04:00:00Z"},"openViolations":0,"violations":[{"number":"1834359","date":"2010-08-11","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1834358","date":"2010-08-11","code":"A-301.1/1","title":"PERMB- CONST ERECT NEW STRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2160976","date":"2011-06-30","code":"A-301.1/56","title":"PERMP- INST SANITARY PIPE SYS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2160975","date":"2011-06-30","code":"A-301.1/27","title":"PERMB- INSTALL FIRE SUPP SYS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2463072","date":"2012-06-06","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2463061","date":"2012-06-06","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1586061","date":"2010-02-03","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"ERROR","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"246931","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2010-08-11","completedDate":"2010-10-27","violations":[{"number":"1834359","date":"2010-08-11","code":"A-504.1/1","title":"STOP WORK ORDER","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1834358","date":"2010-08-11","code":"A-301.1/1","title":"PERMB- CONST ERECT NEW STRUCT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"284858","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2011-06-30","completedDate":"2011-11-08","violations":[{"number":"2160976","date":"2011-06-30","code":"A-301.1/56","title":"PERMP- INST SANITARY PIPE SYS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2160975","date":"2011-06-30","code":"A-301.1/27","title":"PERMB- INSTALL FIRE SUPP SYS","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"331570","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2012-06-06","completedDate":"2012-06-06","violations":[{"number":"2463072","date":"2012-06-06","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2463061","date":"2012-06-06","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"224097","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"1586061","date":"2010-02-03","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"ERROR","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":3,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2012,"n":2,"worst":null}],"investigations":[{"caseNumber":"90997","date":"2006-11-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"90997","date":"2007-02-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"90997","date":"2007-03-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"246931","date":"2010-08-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"246931","date":"2010-09-28","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"246931","date":"2010-10-27","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"284858","date":"2011-06-30","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"284858","date":"2011-07-05","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"284858","date":"2011-07-08","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"284858","date":"2011-08-01","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"284858","date":"2011-11-04","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"331570","date":"2012-06-06","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":1,"passes":1},{"y":2010,"fails":2,"passes":1},{"y":2011,"fails":1,"passes":4},{"y":2012,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99062156131312,"lng":-75.1042612212369,"geom":{"type":"Polygon","coordinates":[[[-75.1041719,39.990589002],[-75.104253281,39.99054645],[-75.104350438,39.990654615],[-75.10426946,39.990696515],[-75.1041719,39.990589002]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-023519","type":"Sprinkler Certification","inspectionDate":"2023-10-05","result":"Certified","expirationDate":"2024-10-05","buildingId":"1549266"},{"number":"BC-2024-002465","type":"Fire Alarm Certification","inspectionDate":"2023-11-16","result":"Certified","expirationDate":"2024-11-16","buildingId":"1549266"},{"number":"BC-2024-024034","type":"Fire Alarm Certification","inspectionDate":"2024-08-20","result":"Certified","expirationDate":"2025-08-20","buildingId":"1549266"},{"number":"BC-2024-016640","type":"Sprinkler Certification","inspectionDate":"2024-09-06","result":"Certified","expirationDate":"2025-09-06","buildingId":"1549266"},{"number":"BC-2024-027326","type":"Special Hazards Certification","inspectionDate":"2024-09-13","result":"Certified","expirationDate":"2025-09-13","buildingId":"1549266"},{"number":"BC-2025-023567","type":"Special Hazards Certification","inspectionDate":"2025-08-20","result":"Certified","expirationDate":"2026-08-20","buildingId":"1549266"},{"number":"BC-2025-025736","type":"Sprinkler Certification","inspectionDate":"2025-09-02","result":"Certified","expirationDate":"2026-09-02","buildingId":"1549266"},{"number":"BC-2025-025904","type":"Fire Alarm Certification","inspectionDate":"2025-09-15","result":"Certified","expirationDate":"2026-09-15","buildingId":"1549266"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":1,"lotArea":1400,"zoning":"ICMX","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"3307-09 AGATE ST, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR ADULT DAY CARE FACILITY WITH ACCESSORY KITCHEN- NO OVER NIGHT STAYS.","status":"CLOSED","outcome":"Granted","date":"2010-12-08","number":"13892","relatedPermit":"310145"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":29000,"taxable":29000,"land":4100,"improvement":24900,"taxableLand":4100,"taxableImprovement":24900,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":29000,"taxable":29000,"land":4100,"improvement":24900,"taxableLand":4100,"taxableImprovement":24900,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":55400,"taxable":55400,"land":11080,"improvement":44320,"taxableLand":11080,"taxableImprovement":44320,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":59100,"taxable":59100,"land":10500,"improvement":48600,"taxableLand":10500,"taxableImprovement":48600,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":59400,"taxable":59400,"land":10553,"improvement":48847,"taxableLand":10553,"taxableImprovement":48847,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":59400,"taxable":59400,"land":10553,"improvement":48847,"taxableLand":10553,"taxableImprovement":48847,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":59400,"taxable":59400,"land":10553,"improvement":48847,"taxableLand":10553,"taxableImprovement":48847,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":62400,"taxable":62400,"land":12480,"improvement":49920,"taxableLand":12480,"taxableImprovement":49920,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":62400,"taxable":62400,"land":12480,"improvement":49920,"taxableLand":12480,"taxableImprovement":49920,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":76600,"taxable":76600,"land":22980,"improvement":53620,"taxableLand":22980,"taxableImprovement":53620,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":76600,"taxable":76600,"land":22980,"improvement":53620,"taxableLand":22980,"taxableImprovement":53620,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":216600,"taxable":216600,"land":43320,"improvement":173280,"taxableLand":43320,"taxableImprovement":173280,"exemptLand":0,"exemptImprovement":0}],"taxNow":1072,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"216776","date":"2009-05-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2009-05-29","scope":"BUILD NEW WAREHOUSE FOR STORAGE AS PERMITTED IN G-2."},{"number":"224097","date":"2009-07-07","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"CONSTRUCT AN ADDITION AS PER PLANS. USE REGISTRATION PERMIT REQUIRED PRIOR TO OCCUPANCY."},{"number":"300452","date":"2010-09-14","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2010-09-14","scope":"RELOCATION OF LOT LINES TO CREAT ONE LOT FROM 14 LOTS - FOR THE ERECTION OF A TWO STORY ADDITION TO AN EXISTING STRUCTURE."},{"number":"298212","date":"2010-09-16","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-05-13","scope":"INTERIOR ALTERATIONS. USE REGISTRATION PERMIT AND CERTIFICATE OF OCCUPANCY REQUIRED PRIOR TO OCCUPANCY."},{"number":"303900","date":"2010-10-01","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-10-01","scope":"FOR THE ERECTION OF A TWO STORY ADDITION TO AN EXISTING STRUCTURE."},{"number":"308197","date":"2010-10-25","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-05-13","scope":"EXTENSION OF PERMIT # 224097 PURSUANT TO PA ACT 46. THIS EXTENSION TO EXPIRE ON JULY 2, 2013 UNLESS EXTENDED BY OTHER PORTIONS OF THE PHILADELPHIA CODE"},{"number":"309144","date":"2010-11-30","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2012-05-13","scope":"2ND STORY ADDITION TO EXISTING BUILDING. SEPARATE PERMIT REQUIRED FOR CO."},{"number":"310145","date":"2010-12-17","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-12-17","scope":"USE SPACE AS A ADULT DAYCARE WITH KITCHEN."},{"number":"352647","date":"2011-07-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-05-13","scope":"INSTALL WATER AND DRAINS FOR 13 SINKS, 1 HOT WATER HEATER, 1 MOP SINK, 7 TOILETS, 2 URINALS, 4 FLOOR DRAINS"},{"number":"351041","date":"2011-08-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-05-10","scope":"RECEPTACLES AND SWITCHES, 2X4 LIGHT FIXTURES & 600A 3-PHASE SERVICE PER PLANS."},{"number":"360773","date":"2011-12-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-05-13","scope":"INSTALLATION OF A NFPA 13 FIRE SPRINKLER SYSTEM WITH 2\" FIRE SERVICE"},{"number":"388529","date":"2012-02-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"COMMERCIAL (ADULT DAYCARE)- INSTALL VISTAFB-24 ADRESSABLE FIRE PANEL W/BATTERY BACK UP AS PER 2008 NEC & NFPA72 (EAST DISTRICT)"},{"number":"391166","date":"2012-03-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-05-13","scope":"CERTIFICATE OF OCCUPANCY FOR AN ADULT DAYCARE WITH ACCESSORY 2ND FLOOR STORAGE WITH NO CONSTRUCTION INVOLVED. COMPLIANCE WITH FIRE AND PROPERTY MAINTENANCE CODES REQUIRE PRIOR TO CERTIFICATE ISSUANCE."},{"number":"392786","date":"2012-03-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-05-13","scope":"INSTALLATION OF A COMMERCIAL COOKING KITCHEN EXHAUST SYSTEM."},{"number":"390359","date":"2012-03-12","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-05-13","scope":"INSTALLATION OF DUCTWORK"},{"number":"398009","date":"2012-04-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-05-13","scope":"ALTERATIONS TO 1ST FLOOR TOILET ROOMS WITHIN ADULT DAY CARE WITH ACCESSORY 2ND FLOOR STORAGE. REFER TO APPROVED PERMIT 391166 FOR STORAGE AREA."},{"number":"397347","date":"2012-04-10","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-05-07","scope":"INSTALLATION OF FIRE SUPPRESSION SYSTEM FOR KITCHEN AS PER PLANS."},{"number":"398396","date":"2012-04-17","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2012-05-04","scope":"ADD 20 SPRINKLER HEADS TO THE SECOND FLOOR CONNECTING TO THE EXISTING SPRINKLER SYSTEM ON THE FIRST FLOOR AS PER PLAN."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2011,"k":"insp","w":"L&I: 1 failed, 4 passed"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2011,"k":"permit","w":"Suppression"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Administrative"},{"y":2012,"k":"permit","w":"Mechanical"},{"y":2012,"k":"permit","w":"Mechanical"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2012,"k":"permit","w":"Suppression"},{"y":2012,"k":"permit","w":"Suppression"},{"y":2012,"k":"viol","w":"2 L&I violations"},{"y":2012,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"564891","type":"Food Preparing and Serving (30+ SEATS)","status":"Active","businessName":"ARAMINGO ADULT DAYCARE","legalName":"ARAMINGO ADULT DAYCARE","address":"3307-09 AGATE ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2012-05-22","latestIssueDate":"2026-04-09","expirationDate":"2027-04-30","inactiveDate":null},{"number":"881521","type":"Dumpster License - Private Property","status":"Active","businessName":"ARAMINGO ADULT DAYCARE","legalName":"ARAMINGO ADULT DAYCARE","address":"3307-09 AGATE ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2021-11-16","latestIssueDate":"2021-11-16","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"881521","type":"Dumpster License - Private Property","businessName":"ARAMINGO ADULT DAYCARE","legalName":"ARAMINGO ADULT DAYCARE","issuedDate":"2021-11-16","latestIssueDate":"2021-11-16","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"564891","type":"Food Preparing and Serving (30+ SEATS)","businessName":"ARAMINGO ADULT DAYCARE","legalName":"ARAMINGO ADULT DAYCARE","issuedDate":"2012-05-22","latestIssueDate":"2026-04-09","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 183% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $76,600 to $216,600","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #216776: 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":"1 permit not marked completed: 224097 (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":"5 failed, 7 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 6, 2012.","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":"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 7 historical violations across 4 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":"Sprinkler Certification: Certified through Sep 2, 2026; Fire Alarm Certification: Certified through Sep 15, 2026; Special Hazards Certification: Certified through Aug 20, 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":"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/"}]}