{"asOf":"2026-07-28T22:14:33.767Z","block":"2300-2399 N 16TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-n-16th-st","address":"2348 N 16TH ST","parcelNumber":"161080600","source":"https://property.phila.gov/?p=161080600","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"SR","buildingCodeNew":null,"buildingClass":"VACANT LAND RESIDE < ACRE","buildingClassNew":null,"useLabel":"Vacant lot","owner":"T&I DEVELOPMENT LLC","coOwner":null,"marketValue":49700,"landAssessment":49700,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":50000,"date":"2025-06-19T04:00:00Z"},"openViolations":0,"violations":[{"number":"1113465","date":"2008-10-01","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1113480","date":"2008-10-01","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1113470","date":"2008-10-01","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1113466","date":"2008-10-01","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1641828","date":"2009-06-15","code":"PM-308.1/2","title":"ROOF PARTIALLY COLLAPSED ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"1641826","date":"2009-06-15","code":"PM-308.1/11","title":"WALL PARTIALLY COLLAPSED ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"1641827","date":"2009-06-15","code":"PM-308.1/7","title":"WALL BULGED ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"1641829","date":"2009-06-15","code":"PM-308.1/5","title":"FLOOR/CEILING PARTIALLY C ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"2293826","date":"2011-12-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2293827","date":"2011-12-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2526562","date":"2012-08-03","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2526563","date":"2012-08-03","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2929350","date":"2013-09-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2929351","date":"2013-09-11","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3739341","date":"2015-10-14","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3739342","date":"2015-10-14","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2025-098704","date":"2025-12-20","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"COMPLIED","resolutionDate":"2026-02-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"},{"number":"VI-2026-038441","date":"2026-06-02","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"SVN ISSUED","resolutionDate":"2026-06-02","resolution":"SVN ISSUED"}],"violationCases":[{"number":"180818","type":"STANDARD","priority":"STANDARD","responsibility":"BRU","status":"CLOSED","createdDate":"2008-10-02","completedDate":"2008-10-02","violations":[{"number":"1113465","date":"2008-10-01","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1113480","date":"2008-10-01","code":"PM-306.2/1","title":"VACANT BLDG UNSECURED COUNT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1113470","date":"2008-10-01","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1113466","date":"2008-10-01","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"203173","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2009-06-15","completedDate":"2015-12-19","violations":[{"number":"1641828","date":"2009-06-15","code":"PM-308.1/2","title":"ROOF PARTIALLY COLLAPSED ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"1641826","date":"2009-06-15","code":"PM-308.1/11","title":"WALL PARTIALLY COLLAPSED ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"1641827","date":"2009-06-15","code":"PM-308.1/7","title":"WALL BULGED ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"1641829","date":"2009-06-15","code":"PM-308.1/5","title":"FLOOR/CEILING PARTIALLY C ID","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"307809","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2011-12-01","completedDate":"2012-01-22","violations":[{"number":"2293826","date":"2011-12-01","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2293827","date":"2011-12-01","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"342239","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2012-08-03","completedDate":"2012-09-25","violations":[{"number":"2526562","date":"2012-08-03","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2526563","date":"2012-08-03","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"401514","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-09-11","completedDate":"2013-10-30","violations":[{"number":"2929350","date":"2013-09-11","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2929351","date":"2013-09-11","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"506303","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2015-10-14","completedDate":"2015-12-23","violations":[{"number":"3739341","date":"2015-10-14","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3739342","date":"2015-10-14","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2025-135427","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS INVESTIGATOR","status":"CLOSED","createdDate":"2025-12-19","completedDate":"2026-02-17","violations":[{"number":"VI-2025-098704","date":"2025-12-20","code":"A-603.3/1","title":"TRADE OR PRACTICE","status":"COMPLIED","resolutionDate":"2026-02-17","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]},{"number":"CF-2026-062972","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-06-02","completedDate":null,"violations":[{"number":"VI-2026-038441","date":"2026-06-02","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"SVN ISSUED","resolutionDate":"2026-06-02","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2008,"n":4,"worst":null},{"y":2009,"n":4,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2013,"n":2,"worst":null},{"y":2015,"n":2,"worst":null},{"y":2025,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"35045","date":"2005-04-20","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"35045","date":"2005-04-20","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"35045","date":"2005-04-20","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"180818","date":"2008-10-01","type":"BRU INSP","status":"CLOSED"},{"caseNumber":"203173","date":"2009-06-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"203173","date":"2009-09-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"203173","date":"2009-09-30","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"203173","date":"2010-01-11","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"203173","date":"2010-01-12","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"203173","date":"2010-03-04","type":"CSUCURBINT","status":"PASSED"},{"caseNumber":"203173","date":"2010-04-07","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"203173","date":"2010-04-20","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"203173","date":"2010-04-20","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"203173","date":"2010-05-07","type":"CSUTESTPIT","status":"PASSED"},{"caseNumber":"203173","date":"2010-06-23","type":"CSUFINAL","status":"PASSED"},{"caseNumber":"203173","date":"2013-01-04","type":"CSUSTUBAR","status":"PASSED"},{"caseNumber":"CF-2025-135427","date":"2025-12-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-135427","date":"2026-02-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2026-062972","date":"2026-06-02","type":null,"status":null}],"inspYears":[{"y":2009,"fails":3,"passes":0},{"y":2010,"fails":4,"passes":3},{"y":2013,"fails":0,"passes":1},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.98941989091245,"lng":-75.15913297307766,"geom":{"type":"Polygon","coordinates":[[[-75.158974616,39.989420802],[-75.158984685,39.989377199],[-75.159290747,39.989418669],[-75.159280831,39.989462742],[-75.158974616,39.989420802]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":null,"baths":null,"stories":null,"lotArea":1520,"zoning":"RM1","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"446 GERMANTOWN PIKE UNIT 174, LAFAYETTE HILL PA, 19444","mailOut":true,"appeals":[{"type":"LIRB SVN Appeal","grounds":"Late appeal\n\nDisagree with violation and/or action","status":"In Process","outcome":null,"date":"2026-07-16","number":"HA-2026-002917","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6600,"taxable":6600,"land":6600,"improvement":0,"taxableLand":6600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":12600,"taxable":12600,"land":12600,"improvement":0,"taxableLand":12600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":12600,"taxable":12600,"land":12600,"improvement":0,"taxableLand":12600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":12600,"taxable":12600,"land":12600,"improvement":0,"taxableLand":12600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":12600,"taxable":12600,"land":12600,"improvement":0,"taxableLand":12600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":12600,"taxable":12600,"land":12600,"improvement":0,"taxableLand":12600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":12600,"taxable":12600,"land":12600,"improvement":0,"taxableLand":12600,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":50000,"taxable":50000,"land":50000,"improvement":0,"taxableLand":50000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":50000,"taxable":50000,"land":50000,"improvement":0,"taxableLand":50000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":59700,"taxable":59700,"land":59700,"improvement":0,"taxableLand":59700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":59700,"taxable":59700,"land":59700,"improvement":0,"taxableLand":59700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":49700,"taxable":49700,"land":49700,"improvement":0,"taxableLand":49700,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":836,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2025-008415","date":"2025-09-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED NEW STRUCTURE WITH A CELLAR AND AN ACCESSORY ROOF DECK (FOR RESIDENTIAL USE ONLY) WITH ROOF ACCESS STRUCTURE. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"CP-2025-005096","date":"2025-11-25","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF A THREE (3) STORY BUILDING WITH CELLAR, PRIVATE ROOF DECK AND ROOF DECK ACCESS STRUCTURE FOR USE AS A THREE (3) FAMILY DWELLING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. *2018 IBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK** AMENDMENT APPROVED 7/15/26 AMEND NEW CONSTRUCTION PERMIT CP-2025-005096 FOR CHANGES TO FACADE MATERIALS AND WINDOW TYPES FOR FRONT WALL AS PER APPROVED PLANS."},{"number":"SP-2025-001291","date":"2025-12-10","work":"Excavation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Issued","completedDate":null,"scope":"Site / Utility Permit for CP-2025-005096"},{"number":"MP-2026-002175","date":"2026-04-30","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS."},{"number":"PP-2026-004863","date":"2026-05-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"NEW CONSTRUCTION OF TRIPLEX . EXTERIOR INSTALLATION OF CURB TRAP, FAI, MAIN DRAIN, AND 1\" WATER DISTRIBUTION PIPE. INTERIOR INSTALLATION OF DRAINAGE, WASTE, VENT, AND WATER SUPPLY FOR LISTED FIXTURES. VENTING TO BE DESIGNED AND INSTALLED IN ACCORDANCE WITH SECTION 919 PHILADELPHIA SINGLE STACK VENT SYSTEM. ALL WORK TO BE INSTALLED IN STRICT COMPLIANCE WITH 2018 PPC AND APPROVED PLANS"},{"number":"FP-2026-001329","date":"2026-07-09","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13R THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2\" WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"EP-2026-003502","date":"2026-07-17","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL 400 AMP MAIN SERVICE EQUIPMENT AND SUB FEEDERS FOR 3 APARTMENTS AND LANDLORD PANEL. WIRING THROUGHOUT, INSTALL LIGHT FIXTURES, OUTLETS, SWITCHES, HARD-WIRE SMOKE ALARMS, GROUNDING SYSTEM, EMERGENCY LIGHTING, AND EXIT SIGN, INSTALL A FIRE ALARM ALL WORK PER APPROVED PLANS NEC 2017."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"permit","w":"New construction, addition, GFA change"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Excavation"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"appeal","w":"Appeal filed"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","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","1 zoning/board appeal since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"6 permits not marked completed: CP-2025-005096 (Issued), SP-2025-001291 (Issued), MP-2026-002175 (Issued), PP-2026-004863 (Issued), FP-2026-001329 (Issued).","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":"8 failed, 5 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Jun 2, 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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 18 historical violations across 8 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/"}]}