{"asOf":"2026-07-23T15:04:30.105Z","block":"600-699 W SCHILLER ST","blockUrl":"https://philadelphia.blockreport.homes/block/600-699-w-schiller-st","address":"637 W SCHILLER ST","parcelNumber":"431090600","source":"https://property.phila.gov/?p=431090600","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":"EDITH J ADAMS","coOwner":null,"marketValue":16000,"landAssessment":16000,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"1979-03-30T05:00:00Z"},"openViolations":0,"violations":[{"number":"211944358","date":"2017-11-22","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"CLOSED","resolutionDate":"2025-02-21","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211944357","date":"2017-11-22","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2025-02-21","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"5305333","date":"2018-07-19","code":"PM15-108.2","title":"VACANT AND OPEN","status":null,"resolutionDate":null,"resolution":null},{"number":"5305334","date":"2018-07-19","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":null,"resolutionDate":null,"resolution":null},{"number":"5065016","date":"2019-04-17","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5065017","date":"2019-04-17","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5065015","date":"2019-04-17","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"VI-2022-003227","date":"2022-01-19","code":"PM15-304.8","title":"EXTERIOR STRUCTURE DECORATIVE FEATURES","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-003228","date":"2022-01-19","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-003226","date":"2022-01-19","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-003224","date":"2022-01-19","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-003225","date":"2022-01-19","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-003223","date":"2022-01-19","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2025-008068","date":"2025-02-17","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2025-03-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-008069","date":"2025-02-17","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-03-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-008070","date":"2025-02-17","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2025-03-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-008071","date":"2025-02-17","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2025-03-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-008072","date":"2025-02-17","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2025-03-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}],"violationCases":[{"number":"613146","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2017-11-22","completedDate":null,"violations":[{"number":"211944358","date":"2017-11-22","code":"PM15-304.1H","title":"EXTERIOR STRUCT UNSAFE COND 8","status":"CLOSED","resolutionDate":"2025-02-21","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"211944357","date":"2017-11-22","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2025-02-21","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"644942","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2018-07-20","completedDate":null,"violations":[{"number":"5305333","date":"2018-07-19","code":"PM15-108.2","title":"VACANT AND OPEN","status":null,"resolutionDate":null,"resolution":null},{"number":"5305334","date":"2018-07-19","code":"PM15-302.1","title":"EXTERIOR AREA SANITATION","status":null,"resolutionDate":null,"resolution":null}]},{"number":"680474","type":"STANDARD","priority":"STANDARD","responsibility":"VS","status":"CLOSED","createdDate":"2019-04-18","completedDate":"2019-07-09","violations":[{"number":"5065016","date":"2019-04-17","code":"PM15-301","title":"VACANT STRUCTURE AND LAND","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5065017","date":"2019-04-17","code":"PM15-308.1","title":"RUBBISH AND GARBAGE","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"5065015","date":"2019-04-17","code":"PM15-108.2","title":"VACANT AND OPEN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"CF-2022-004643","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"VENDING INVESTIGATOR","status":"CLOSED","createdDate":"2022-01-19","completedDate":"2025-05-16","violations":[{"number":"VI-2022-003227","date":"2022-01-19","code":"PM15-304.8","title":"EXTERIOR STRUCTURE DECORATIVE FEATURES","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-003228","date":"2022-01-19","code":"PM15-304.3","title":"EXTERIOR STRUCTURE  IDENTIFICATION","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-003226","date":"2022-01-19","code":"9-3905","title":"VACANT STRUCTURE LICENSE","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-003224","date":"2022-01-19","code":"PM15-301","title":"VACANT STRUCTURE & LAND","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-003225","date":"2022-01-19","code":"PM15-901.1","title":"VACANT PROPERTIES","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"},{"number":"VI-2022-003223","date":"2022-01-19","code":"PM15-304.19V","title":"DOOR AND WINDOW VACANT","status":"CLOSED","resolutionDate":null,"resolution":"CLOSED - ADMINISTRATIVELY"}]},{"number":"CF-2025-010094","type":"NOTICE OF VIOLATION","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2025-02-17","completedDate":"2025-03-19","violations":[{"number":"VI-2025-008068","date":"2025-02-17","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":"2025-03-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-008069","date":"2025-02-17","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-03-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-008070","date":"2025-02-17","code":"PM15-304.1(H)","title":"ROOF DEFICIENCIES","status":"COMPLIED","resolutionDate":"2025-03-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-008071","date":"2025-02-17","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2025-03-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"},{"number":"VI-2025-008072","date":"2025-02-17","code":"A-301.1/38","title":"STRUCTURAL REPAIR","status":"COMPLIED","resolutionDate":"2025-03-19","resolution":"COMPLIED - BY ENFORCEMENT ACTION"}]}],"violYears":[{"y":2017,"n":2,"worst":"EXTERIOR STRUCT UNSAFE COND 8"},{"y":2018,"n":2,"worst":null},{"y":2019,"n":3,"worst":null},{"y":2022,"n":6,"worst":null},{"y":2025,"n":5,"worst":null}],"investigations":[{"caseNumber":"613146","date":"2017-11-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"613146","date":"2017-12-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"613146","date":"2018-07-09","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"644942","date":"2018-07-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"644942","date":"2018-08-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"613146","date":"2018-08-03","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"613146","date":"2018-12-08","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"613146","date":"2019-02-07","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"680474","date":"2019-04-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"680474","date":"2019-06-06","type":"VAC INSP","status":"CLOSED"},{"caseNumber":"680474","date":"2019-06-06","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"613146","date":"2019-10-15","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"613146","date":"2020-01-03","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"CF-2022-004643","date":"2022-01-19","type":null,"status":"FAILED"},{"caseNumber":"613146","date":"2022-02-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-004643","date":"2022-06-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-004643","date":"2022-11-02","type":null,"status":"FAILED"},{"caseNumber":"613146","date":"2023-01-06","type":null,"status":"FAILED"},{"caseNumber":"613146","date":"2023-08-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-004643","date":"2024-01-09","type":null,"status":"FAILED"},{"caseNumber":"613146","date":"2024-01-23","type":null,"status":"FAILED"},{"caseNumber":"613146","date":"2024-01-23","type":null,"status":"FAILED"},{"caseNumber":"613146","date":"2024-12-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-010094","date":"2025-02-17","type":null,"status":"FAILED"},{"caseNumber":"613146","date":"2025-02-21","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-010094","date":"2025-02-28","type":null,"status":"FAILED"}],"inspYears":[{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":4,"passes":0},{"y":2019,"fails":3,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2022,"fails":4,"passes":0},{"y":2023,"fails":2,"passes":0},{"y":2024,"fails":4,"passes":0},{"y":2025,"fails":2,"passes":1}],"taxOwed":740.09,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":740.09,"principalDue":363.48,"penaltyDue":25.44,"interestDue":100.99,"otherChargesDue":250.18,"yearsOwed":2,"oldestYearOwed":2018,"mostRecentYearOwed":2019,"mostRecentPaymentDate":"2018-09-13","assessmentYear":2022,"totalAssessment":39100,"taxableAssessment":39100,"exemptAbatementAssessment":0,"homesteadValue":547.32,"netTaxAfterHomestead":0,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00437627518529,"lng":-75.14081901687508,"geom":{"type":"Polygon","coordinates":[[[-75.140812312,40.004293908],[-75.14086008,40.004300008],[-75.140826421,40.004458072],[-75.140777524,40.004451899],[-75.140812312,40.004293908]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":null,"lotArea":798,"zoning":"RSA5","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"637 W SCHILLER ST, PHILADELPHIA PA, 19140","mailOut":false,"appeals":[],"taxYears":[{"year":2009,"total":197.1,"principal":68.53,"interest":70.62,"penalty":7.88},{"year":2010,"total":239.37,"principal":112.53,"interest":62.45,"penalty":7.88},{"year":2012,"total":242.56,"principal":128.42,"interest":48.15,"penalty":8.99},{"year":2013,"total":236.32,"principal":133.04,"interest":37.92,"penalty":9.31},{"year":2014,"total":461.16,"principal":240.4,"interest":46.88,"penalty":16.83},{"year":2015,"total":435.62,"principal":240.4,"interest":25.24,"penalty":16.83},{"year":2016,"total":364.75,"principal":251.13,"interest":3.76,"penalty":2.51}],"taxNet":2176.88,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":45600,"taxable":15600,"land":2314,"improvement":43286,"taxableLand":2314,"taxableImprovement":13286,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":45600,"taxable":15600,"land":9257,"improvement":36343,"taxableLand":9257,"taxableImprovement":6343,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":45600,"taxable":15600,"land":9257,"improvement":36343,"taxableLand":9257,"taxableImprovement":6343,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":51200,"taxable":11200,"land":10394,"improvement":40806,"taxableLand":10394,"taxableImprovement":806,"exemptLand":0,"exemptImprovement":40000},{"y":2020,"v":39100,"taxable":0,"land":7938,"improvement":31162,"taxableLand":0,"taxableImprovement":0,"exemptLand":7938,"exemptImprovement":31162},{"y":2021,"v":39100,"taxable":0,"land":7938,"improvement":31162,"taxableLand":0,"taxableImprovement":0,"exemptLand":7938,"exemptImprovement":31162},{"y":2022,"v":39100,"taxable":0,"land":7938,"improvement":31162,"taxableLand":0,"taxableImprovement":0,"exemptLand":7938,"exemptImprovement":31162},{"y":2023,"v":62700,"taxable":0,"land":12540,"improvement":50160,"taxableLand":0,"taxableImprovement":0,"exemptLand":12540,"exemptImprovement":50160},{"y":2024,"v":62700,"taxable":0,"land":12540,"improvement":50160,"taxableLand":0,"taxableImprovement":0,"exemptLand":12540,"exemptImprovement":50160},{"y":2025,"v":84800,"taxable":0,"land":16960,"improvement":67840,"taxableLand":0,"taxableImprovement":0,"exemptLand":16960,"exemptImprovement":67840},{"y":2026,"v":16000,"taxable":16000,"land":16000,"improvement":0,"taxableLand":16000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":16000,"taxable":16000,"land":16000,"improvement":0,"taxableLand":16000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0}],"taxNow":224,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"170352","date":"2008-08-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-08-15","scope":"REPLACE HOUSE TRAP AND WATER DISTRIBUTION LINE"},{"number":"266680","date":"2010-03-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-03-17","scope":"CURB TRAP, MAIN DRAIN, STACK,RAIN LEADER,CESS POOL,TUB AND LAV WASTE LINES. NEW TOILET,LAV,KIT SINK, KIT SINK WASTE LINES"},{"number":"453812","date":"2013-02-19","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-04-30","scope":"INSTALLATION OF 090%,90,000 BTU GAS FURNACE IN BASEMENT OF PROPERTY,."},{"number":"DP-2025-000192","date":"2025-02-28","work":"City Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2025-03-19","scope":"Sub Demolition Permit for CF-2025-010094. For the complete demolition of a property as part of the City of Philadelphia Demolition Program. Add'l specs: No sidewalk. (2) stucco c/w 635, 639 W. Schiller. Erosion control mat with topsoil and seed. 4' corral fence across front of property."},{"number":"PP-2025-002657","date":"2025-02-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-03-19","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Mechanical"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2019,"k":"viol","w":"3 L&I violations"},{"y":2022,"k":"viol","w":"6 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×4"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"insp","w":"Inspection failed ×4"},{"y":2025,"k":"permit","w":"City Demolition"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"demo"},{"y":2025,"k":"viol","w":"5 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-23","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":["$740 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2023, 2024, 2025"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["2 permit events since 2023","demolition activity since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 18 historical violations across 5 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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$740.09 was recorded in the City’s 2022-06 delinquency snapshot for 2018–2019.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"22 failed, 1 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 28, 2025.","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/"}]}