{"asOf":"2026-07-30T22:52:58.271Z","block":"1400-1499 N HOLLYWOOD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1400-1499-n-hollywood-st","address":"1411 N HOLLYWOOD ST","parcelNumber":"292246410","source":"https://property.phila.gov/?p=292246410","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"PHILADELPHIA HOUSING AUTH","coOwner":null,"marketValue":96100,"landAssessment":19220,"improvementAssessment":76880,"livableArea":964,"yearBuilt":1925,"lastSale":{"price":1,"date":"1966-10-18T04:00:00Z"},"openViolations":0,"violations":[{"number":"3262162","date":"2014-07-21","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-09-12","underAppeal":false,"noticeUrl":null},{"number":"3262161","date":"2014-07-21","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-09-12","underAppeal":false,"noticeUrl":null},{"number":"3478922","date":"2015-02-23","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-04-08","underAppeal":false,"noticeUrl":null},{"number":"3478923","date":"2015-02-23","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-04-08","underAppeal":false,"noticeUrl":null},{"number":"3565615","date":"2015-02-23","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-19","underAppeal":false,"noticeUrl":null},{"number":"3730302","date":"2015-10-05","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-05","underAppeal":false,"noticeUrl":null},{"number":"3730303","date":"2015-10-05","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-05","underAppeal":false,"noticeUrl":null},{"number":"3839254","date":"2016-02-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-02-09","underAppeal":false,"noticeUrl":null},{"number":"4086595","date":"2016-09-19","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-11-02","underAppeal":false,"noticeUrl":null},{"number":"4086594","date":"2016-09-19","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-11-02","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-015874","date":"2021-03-23","code":"PM15-901.2","title":"VACANT PROPERTIES- BLIGHTED CONDITION","status":"CLOSED","resolutionDate":"2021-08-31","resolution":"CLOSED - REISSUED/REWRITTEN","latestInvestigationDate":"2021-09-17","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-060608","date":"2021-08-31","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2024-11-16","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855336818&hash=5745C589A4C5725BA77B7502D792805D753ACB198E486CDE3E051EF126BB8CAA"},{"number":"VI-2021-060607","date":"2021-08-31","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2024-11-16","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855336818&hash=5745C589A4C5725BA77B7502D792805D753ACB198E486CDE3E051EF126BB8CAA"},{"number":"VI-2021-060606","date":"2021-08-31","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2024-11-16","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855336818&hash=5745C589A4C5725BA77B7502D792805D753ACB198E486CDE3E051EF126BB8CAA"},{"number":"VI-2021-060609","date":"2021-08-31","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2024-11-16","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855336818&hash=5745C589A4C5725BA77B7502D792805D753ACB198E486CDE3E051EF126BB8CAA"}],"violationCases":[{"number":"443659","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-07-21","completedDate":"2015-02-20","noticeUrl":null,"violations":[{"number":"3262162","date":"2014-07-21","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-09-12","underAppeal":false,"noticeUrl":null},{"number":"3262161","date":"2014-07-21","code":"PM-302.3/1","title":"EXT A-CLEAN WEEDS/PLANTS","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2014-09-12","underAppeal":false,"noticeUrl":null}]},{"number":"469499","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-02-24","completedDate":"2015-05-05","noticeUrl":null,"violations":[{"number":"3478922","date":"2015-02-23","code":"PM-302.2/2","title":"EXT A-CLEAN RUBBISH/GARBAGE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-04-08","underAppeal":false,"noticeUrl":null},{"number":"3478923","date":"2015-02-23","code":"PM-306.0/1","title":"VACANT PROP STANDARD","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-04-08","underAppeal":false,"noticeUrl":null}]},{"number":"469500","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2015-02-24","completedDate":"2016-09-20","noticeUrl":null,"violations":[{"number":"3565615","date":"2015-02-23","code":"PM-102.4/2","title":"LICENSE-VAC RES BLDG","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-09-19","underAppeal":false,"noticeUrl":null}]},{"number":"505060","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-10-05","completedDate":"2015-10-26","noticeUrl":null,"violations":[{"number":"3730302","date":"2015-10-05","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-05","underAppeal":false,"noticeUrl":null},{"number":"3730303","date":"2015-10-05","code":"PM15-108.2","title":"VACANT AND OPEN","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-10-05","underAppeal":false,"noticeUrl":null}]},{"number":"519280","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2016-02-09","completedDate":"2016-02-09","noticeUrl":null,"violations":[{"number":"3839254","date":"2016-02-09","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-02-09","underAppeal":false,"noticeUrl":null}]},{"number":"555812","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2016-09-20","completedDate":"2016-12-01","noticeUrl":null,"violations":[{"number":"4086595","date":"2016-09-19","code":"PM15-302.4","title":"EXTERIOR AREA WEEDS","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-11-02","underAppeal":false,"noticeUrl":null},{"number":"4086594","date":"2016-09-19","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2016-11-02","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2021-020537","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2021-03-23","completedDate":"2021-09-17","noticeUrl":null,"violations":[{"number":"VI-2021-015874","date":"2021-03-23","code":"PM15-901.2","title":"VACANT PROPERTIES- BLIGHTED CONDITION","status":"CLOSED","resolutionDate":"2021-08-31","resolution":"CLOSED - REISSUED/REWRITTEN","latestInvestigationDate":"2021-09-17","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2021-083984","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-08-31","completedDate":"2024-11-16","noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855336818&hash=5745C589A4C5725BA77B7502D792805D753ACB198E486CDE3E051EF126BB8CAA","violations":[{"number":"VI-2021-060608","date":"2021-08-31","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2024-11-16","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855336818&hash=5745C589A4C5725BA77B7502D792805D753ACB198E486CDE3E051EF126BB8CAA"},{"number":"VI-2021-060607","date":"2021-08-31","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2024-11-16","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855336818&hash=5745C589A4C5725BA77B7502D792805D753ACB198E486CDE3E051EF126BB8CAA"},{"number":"VI-2021-060606","date":"2021-08-31","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2024-11-16","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855336818&hash=5745C589A4C5725BA77B7502D792805D753ACB198E486CDE3E051EF126BB8CAA"},{"number":"VI-2021-060609","date":"2021-08-31","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":"2024-11-16","resolution":"CLOSED - ADMINISTRATIVELY","latestInvestigationDate":"2024-11-16","underAppeal":false,"noticeUrl":"https://eclipse.phila.gov/phillylmsprod/pub/ws/DocumentDownload/download?documentId=855336818&hash=5745C589A4C5725BA77B7502D792805D753ACB198E486CDE3E051EF126BB8CAA"}]}],"violYears":[{"y":2014,"n":2,"worst":null},{"y":2015,"n":5,"worst":"UNSAFE STRUCTURE"},{"y":2016,"n":3,"worst":null},{"y":2021,"n":5,"worst":null}],"investigations":[{"caseNumber":"58425","date":"2006-04-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"58425","date":"2010-09-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"58425","date":"2013-12-05","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"443659","date":"2014-07-21","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"443659","date":"2014-09-12","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"469500","date":"2015-02-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"469499","date":"2015-02-23","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"469500","date":"2015-04-08","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"469499","date":"2015-04-08","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"469500","date":"2015-05-19","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"505060","date":"2015-10-05","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"505060","date":"2015-10-05","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"555812","date":"2016-09-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"469500","date":"2016-09-19","type":"PRECOURT","status":"PASSED"},{"caseNumber":"555812","date":"2016-11-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"CF-2021-020537","date":"2021-03-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-083984","date":"2021-09-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-020537","date":"2021-09-17","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-083984","date":"2024-11-16","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2010,"fails":1,"passes":0},{"y":2013,"fails":0,"passes":1},{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":4,"passes":0},{"y":2016,"fails":1,"passes":1},{"y":2021,"fails":2,"passes":1},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97792346559904,"lng":-75.18319770867126,"geom":{"type":"Polygon","coordinates":[[[-75.183103808,39.97793208],[-75.18311263,39.977891591],[-75.183291564,39.977914985],[-75.183283298,39.977955229],[-75.183103808,39.97793208]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":3,"baths":1,"stories":2,"lotArea":740,"zoning":"RSA5","grade":"E","basement":null,"heater":null,"centralAir":null,"extCond":"7","intCond":"6","garage":null,"homestead":false,"mail":"2013 RIDGE AVE, PHILADELPHIA PA, 19121","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":26700,"taxable":0,"land":3577,"improvement":23123,"taxableLand":0,"taxableImprovement":0,"exemptLand":3577,"exemptImprovement":23123},{"y":2017,"v":26700,"taxable":0,"land":16020,"improvement":10680,"taxableLand":0,"taxableImprovement":0,"exemptLand":16020,"exemptImprovement":10680},{"y":2018,"v":26700,"taxable":0,"land":16020,"improvement":10680,"taxableLand":0,"taxableImprovement":0,"exemptLand":16020,"exemptImprovement":10680},{"y":2019,"v":23700,"taxable":0,"land":14220,"improvement":9480,"taxableLand":0,"taxableImprovement":0,"exemptLand":14220,"exemptImprovement":9480},{"y":2020,"v":35400,"taxable":0,"land":15930,"improvement":19470,"taxableLand":0,"taxableImprovement":0,"exemptLand":15930,"exemptImprovement":19470},{"y":2021,"v":35400,"taxable":0,"land":15930,"improvement":19470,"taxableLand":0,"taxableImprovement":0,"exemptLand":15930,"exemptImprovement":19470},{"y":2022,"v":35400,"taxable":0,"land":15930,"improvement":19470,"taxableLand":0,"taxableImprovement":0,"exemptLand":15930,"exemptImprovement":19470},{"y":2023,"v":83100,"taxable":0,"land":16620,"improvement":66480,"taxableLand":0,"taxableImprovement":0,"exemptLand":16620,"exemptImprovement":66480},{"y":2024,"v":83100,"taxable":0,"land":16620,"improvement":66480,"taxableLand":0,"taxableImprovement":0,"exemptLand":16620,"exemptImprovement":66480},{"y":2025,"v":125400,"taxable":0,"land":25080,"improvement":100320,"taxableLand":0,"taxableImprovement":0,"exemptLand":25080,"exemptImprovement":100320},{"y":2026,"v":125400,"taxable":0,"land":25080,"improvement":100320,"taxableLand":0,"taxableImprovement":0,"exemptLand":25080,"exemptImprovement":100320},{"y":2027,"v":96100,"taxable":0,"land":19220,"improvement":76880,"taxableLand":0,"taxableImprovement":0,"exemptLand":19220,"exemptImprovement":76880}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"GM-2026-002761","date":"2026-04-15","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."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2015,"k":"viol","w":"5 L&I violations incl UNSAFE STRUCTURE"},{"y":2015,"k":"insp","w":"Inspection failed ×4"},{"y":2016,"k":"viol","w":"3 L&I violations"},{"y":2016,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2021,"k":"viol","w":"5 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2026,"k":"permit","w":"Interior Non-Load-Bearing Wall Demo."}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-29","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: GM-2026-002761 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 15 historical violations across 8 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 4 passed, and 5 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 16, 2024.","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":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"},{"id":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"}],"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/"}]}