{"asOf":"2026-07-28T00:38:25.963Z","block":"1500-1599 S RINGGOLD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-s-ringgold-st","address":"1514 S RINGGOLD ST","parcelNumber":"364165100","source":"https://property.phila.gov/?p=364165100","ownerType":"vacant","kind":"vacant land","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":null,"buildingClass":"ROW 2 STY MASONRY","buildingClassNew":null,"useLabel":"Vacant lot","owner":"MBJ INVESTMENTS INC","coOwner":null,"marketValue":76500,"landAssessment":76500,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":100000,"date":"2018-11-09T05:00:00Z"},"openViolations":1,"violations":[{"number":"4936304","date":"2019-01-10","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4936303","date":"2019-01-10","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-042272","date":"2021-07-01","code":"A-402.4","title":"FAILURE TO PERFORM SPECIAL INSPECTIONS","status":"CLOSED","resolutionDate":"2022-02-07","resolution":"CLOSED - WRITTEN IN ERROR"},{"number":"VI-2021-077783","date":"2021-11-05","code":"B-3304","title":"SAFEGUARDSB- EXCAVATION/ FOUNDATIONS","status":"COMPLIED","resolutionDate":"2021-12-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-077780","date":"2021-11-05","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-12-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-077781","date":"2021-11-05","code":"A-303.3/1","title":"DEMOL- NOT MAINTAINED AFTERWAR","status":"COMPLIED","resolutionDate":"2021-12-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-077782","date":"2021-11-05","code":"B-3306","title":"SAFEGUARDSB- PARTY WALL PROTECTION","status":"COMPLIED","resolutionDate":"2021-12-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-056743","date":"2023-08-03","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2023-08-03","resolution":"SVN ISSUED"},{"number":"VI-2024-001526","date":"2024-01-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"670178","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DS","status":"CLOSED","createdDate":"2019-01-11","completedDate":"2019-07-30","violations":[{"number":"4936304","date":"2019-01-10","code":"A-104.1/5","title":"DEBRIS REMOVE - CONSTR","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4936303","date":"2019-01-10","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-058139","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-06-30","completedDate":"2022-02-07","violations":[{"number":"VI-2021-042272","date":"2021-07-01","code":"A-402.4","title":"FAILURE TO PERFORM SPECIAL INSPECTIONS","status":"CLOSED","resolutionDate":"2022-02-07","resolution":"CLOSED - WRITTEN IN ERROR"}]},{"number":"CF-2021-107817","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2021-11-05","completedDate":"2021-12-15","violations":[{"number":"VI-2021-077783","date":"2021-11-05","code":"B-3304","title":"SAFEGUARDSB- EXCAVATION/ FOUNDATIONS","status":"COMPLIED","resolutionDate":"2021-12-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-077780","date":"2021-11-05","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-12-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-077781","date":"2021-11-05","code":"A-303.3/1","title":"DEMOL- NOT MAINTAINED AFTERWAR","status":"COMPLIED","resolutionDate":"2021-12-14","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-077782","date":"2021-11-05","code":"B-3306","title":"SAFEGUARDSB- PARTY WALL PROTECTION","status":"COMPLIED","resolutionDate":"2021-12-14","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"CF-2023-076398","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-08-03","completedDate":null,"violations":[{"number":"VI-2023-056743","date":"2023-08-03","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2023-08-03","resolution":"SVN ISSUED"}]},{"number":"CF-2024-001742","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"IN VIOLATION","createdDate":"2024-01-08","completedDate":null,"violations":[{"number":"VI-2024-001526","date":"2024-01-08","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2019,"n":2,"worst":null},{"y":2021,"n":5,"worst":"UNSAFE STRUCTURE"},{"y":2023,"n":1,"worst":null},{"y":2024,"n":1,"worst":null}],"investigations":[{"caseNumber":"670178","date":"2019-01-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"670178","date":"2019-02-14","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"670178","date":"2019-07-29","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2021-058139","date":"2021-07-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-107817","date":"2021-11-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-058139","date":"2021-11-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-058139","date":"2021-12-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-107817","date":"2021-12-15","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-058139","date":"2022-02-07","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-076398","date":"2023-08-03","type":null,"status":null},{"caseNumber":"CF-2024-001742","date":"2024-01-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-001742","date":"2024-02-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-001742","date":"2024-03-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-001742","date":"2024-04-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-001742","date":"2025-09-10","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-001742","date":"2025-12-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-001742","date":"2026-01-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-001742","date":"2026-03-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-001742","date":"2026-06-22","type":null,"status":"FAILED"}],"inspYears":[{"y":2019,"fails":2,"passes":1},{"y":2021,"fails":4,"passes":1},{"y":2022,"fails":0,"passes":1},{"y":2024,"fails":4,"passes":0},{"y":2025,"fails":2,"passes":0},{"y":2026,"fails":3,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93354238407185,"lng":-75.18526161403346,"geom":{"type":"Polygon","coordinates":[[[-75.18516789,39.93355023],[-75.185177416,39.933510321],[-75.185355741,39.933535152],[-75.185347135,39.933574017],[-75.18516789,39.93355023]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":714,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1731 VISTA ST, PHILADELPHIA PA, 19111","mailOut":false,"appeals":[],"taxYears":[{"year":1997,"total":615.35,"principal":179.42,"interest":309.5,"penalty":12.56},{"year":1998,"total":596.3,"principal":179.42,"interest":293.36,"penalty":12.56},{"year":1999,"total":577.24,"principal":179.42,"interest":277.21,"penalty":12.56},{"year":2000,"total":558.19,"principal":179.42,"interest":261.06,"penalty":12.56},{"year":2001,"total":539.13,"principal":179.42,"interest":244.91,"penalty":12.56},{"year":2002,"total":646.31,"principal":225.04,"interest":286.93,"penalty":15.75},{"year":2003,"total":622.4,"principal":225.04,"interest":266.67,"penalty":15.75},{"year":2004,"total":676.22,"principal":255.46,"interest":279.73,"penalty":17.88},{"year":2005,"total":649.09,"principal":255.46,"interest":256.74,"penalty":17.88},{"year":2006,"total":621.97,"principal":255.46,"interest":233.75,"penalty":17.88},{"year":2007,"total":594.84,"principal":255.46,"interest":210.76,"penalty":17.88},{"year":2008,"total":606.56,"principal":273.7,"interest":201.17,"penalty":19.16},{"year":2009,"total":577.48,"principal":273.7,"interest":176.53,"penalty":19.16},{"year":2010,"total":548.42,"principal":273.7,"interest":151.9,"penalty":19.16},{"year":2011,"total":568.43,"principal":300.79,"interest":139.87,"penalty":21.06},{"year":2012,"total":556.25,"principal":312.39,"interest":117.14,"penalty":21.87},{"year":2013,"total":541.02,"principal":323.61,"interest":92.23,"penalty":22.65},{"year":2014,"total":1530.77,"principal":956.96,"interest":186.61,"penalty":66.99},{"year":2015,"total":1429.13,"principal":956.96,"interest":100.48,"penalty":66.99},{"year":2016,"total":1178.05,"principal":999.67,"interest":15,"penalty":10}],"taxNet":14233.15,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":62100,"taxable":62100,"land":7426,"improvement":54674,"taxableLand":7426,"taxableImprovement":54674,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":62100,"taxable":62100,"land":12172,"improvement":49928,"taxableLand":12172,"taxableImprovement":49928,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":62100,"taxable":62100,"land":12172,"improvement":49928,"taxableLand":12172,"taxableImprovement":49928,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":66300,"taxable":66300,"land":12900,"improvement":53400,"taxableLand":12900,"taxableImprovement":53400,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":71300,"taxable":71300,"land":13873,"improvement":57427,"taxableLand":13873,"taxableImprovement":57427,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":71300,"taxable":71300,"land":13873,"improvement":57427,"taxableLand":13873,"taxableImprovement":57427,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":71300,"taxable":71300,"land":13873,"improvement":57427,"taxableLand":13873,"taxableImprovement":57427,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":100000,"taxable":100000,"land":100000,"improvement":0,"taxableLand":100000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":100000,"taxable":100000,"land":100000,"improvement":0,"taxableLand":100000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":118900,"taxable":118900,"land":118900,"improvement":0,"taxableLand":118900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":118900,"taxable":118900,"land":118900,"improvement":0,"taxableLand":118900,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":76500,"taxable":76500,"land":76500,"improvement":0,"taxableLand":76500,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":1664,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"929661","date":"2018-11-23","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2022-10-20","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans."},{"number":"961072","date":"2019-03-26","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2021-09-15","scope":"SEAL 5\" LATERAL-PA1#20190852418-\"Self-certification's 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":"961885","date":"2019-05-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-05-02","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING TWO (2) STORY ATTACHED STRUCTURE. FOR USE AS VACANT LOT. SIZE AND LOCATION AS SHOWN ON APPROVED PLAN. SEPARATE PERMIT REQUIRED PRIOR TO USE OR DEVELOPMENT OF PROPERTY."},{"number":"961886","date":"2019-05-02","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":"2019-12-10","scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING TWO (2) STORY ATTACHED STRUCTURE. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN AND SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. DEMOLITION TO BE DONE BY HAND AND WITH HAND TOOLS ONLY. PROTECTION OF PEDESTRIANS, ADJACENT PROPERTIES, AND PUBLIC RIGHT-OF-WAY TO BE IN PLACE PRIOR TO START OF WORK. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE. 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2."},{"number":"1035191","date":"2019-12-30","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2021-03-24","scope":"FOR THE COMPLETE DEMOLITION OF THE EXISTING TWO (2) STORY ATTACHED STRUCTURE. ALL PERMITTED DEMOLITION ACTIVITY TO BE IN ACCORDANCE WITH APPROVED SITE SAFETY DEMOLITION PLAN AND SUCH PLAN TO BE MAINTAINED ON SITE AT ALL TIMES. DEMOLITION TO BE DONE BY HAND AND WITH HAND TOOLS ONLY. PROTECTION OF PEDESTRIANS, ADJACENT PROPERTIES, AND PUBLIC RIGHT-OF-WAY TO BE IN PLACE PRIOR TO START OF WORK. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE. 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2. * EXISTING FOUNDATION SLAB TO REMAIN; HOLES TO BE DRILLED THROUGH FOUNDATION FOR POSITIVE DRAINAGE. * IF NEW CONSTRUCTION WORK DOES NOT BEGIN WITHIN 30 DAYS OF COMPLETION OF DEMOLITION WORK, FOUNDATION WILL BE BROKEN UP AND FENCED OFF."},{"number":"ZP-2020-005853","date":"2020-10-13","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Expired","completedDate":"2024-11-08","scope":"FOR THE ERECTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND ROOF DECK ACCESS STRUCTURE ABOVE THIRD FLOOR (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"RP-2020-007684","date":"2020-12-15","work":"New Construction","type":"Residential Building","description":"Residential Building Permit","status":"Expired","completedDate":"2024-04-01","scope":"New Construction of 3 Story Single Family Dwelling W/ Pilot House and Roof Deck. ** Amend to change special inspection agency (SIA) to SE 2 Engineering and DPRC-SI to Jay Rosen, PE., as per amended documents. **"},{"number":"EP-2020-009392","date":"2021-01-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2024-04-01","scope":"New Construction of 3 Story Single Family Dwelling W/ Pilot House and Roof Deck."},{"number":"PP-2022-007959","date":"2022-11-02","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-04-01","scope":"INSTALL Two Full Bathrooms , 1 Half Bathroom, Fixtures to Include- 3 W/C's , 3 Lavs, 2 Tubs, 1 K/S, 1 L/S, 1 Washing Machine, 1 Dishwasher, 1 Water Heater Water service 3/4"},{"number":"ZP-2025-007173","date":"2026-01-16","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"APPLICATION IS FOR A NEW CONSTRUCTION OF AN ATTACHED BUILDING WITH A ROOF DECK AND A ROOF DECK ACCESS STRUCTURE (SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION)"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"demo"},{"y":2021,"k":"viol","w":"5 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"permit","w":"New Construction or Additions"},{"y":2023,"k":"viol","w":"L&I violation"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"Inspection failed ×4"},{"y":2025,"k":"insp","w":"Inspection failed ×2"},{"y":2026,"k":"permit","w":"New construction, addition, GFA change"},{"y":2026,"k":"insp","w":"Inspection failed ×3"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2021, 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #961885: 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: 929661 (Expired), 961072 (Expired), 961886 (EXPIRED), ZP-2020-005853 (Expired), RP-2020-007684 (Expired). 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":"violations","level":"attention","title":"1 open L&I violation","finding":"9 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","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":"15 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 22, 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/"}],"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/"}]}