{"asOf":"2026-07-29T03:06:37.496Z","block":"3400-3499 WALNUT ST","blockUrl":"https://philadelphia.blockreport.homes/block/3400-3499-walnut-st","address":"3400-04 WALNUT ST","parcelNumber":"773564002","source":"https://property.phila.gov/?p=773564002","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"VC1","buildingCodeNew":"613","buildingClass":"SCHOOL 3 STY MASONRY+OTH","buildingClassNew":"COLLEGES & UNIVERSITY","useLabel":"School","owner":"TRUSTEES OF THE UNIVERSIT","coOwner":null,"marketValue":6895200,"landAssessment":896376,"improvementAssessment":5998824,"livableArea":17538,"yearBuilt":1960,"lastSale":{"price":10,"date":"2011-01-11T05:00:00Z"},"openViolations":0,"violations":[{"number":"1248495","date":"2009-02-20","code":"A-000.0/10","title":"VIOL C&I 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INSP","status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":1},{"y":2009,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95267728757874,"lng":-75.19287362008394,"geom":{"type":"Polygon","coordinates":[[[-75.193103363,39.952471721],[-75.193029592,39.952814588],[-75.192487905,39.952745553],[-75.193103363,39.952471721]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2022-002504","type":"Fire Alarm Certification","inspectionDate":"2022-02-08","result":"Certified","expirationDate":"2023-02-08","buildingId":"1386249"},{"number":"BC-2023-004137","type":"Fire Alarm Certification","inspectionDate":"2023-02-07","result":"Certified","expirationDate":"2024-02-07","buildingId":"1386249"},{"number":"BC-2024-003739","type":"Sprinkler Certification","inspectionDate":"2024-02-08","result":"Certified","expirationDate":"2025-02-08","buildingId":"1386249"},{"number":"BC-2024-006614","type":"Fire Alarm Certification","inspectionDate":"2024-02-08","result":"Certified","expirationDate":"2025-02-08","buildingId":"1386249"},{"number":"BC-2025-006625","type":"Fire Alarm Certification","inspectionDate":"2025-02-11","result":"Certified","expirationDate":"2026-02-11","buildingId":"1386249"},{"number":"BC-2025-008113","type":"Sprinkler Certification","inspectionDate":"2025-02-11","result":"Certified","expirationDate":"2026-02-11","buildingId":"1386249"},{"number":"BC-2026-006633","type":"Fire Alarm Certification","inspectionDate":"2026-02-06","result":"Certified","expirationDate":"2027-02-06","buildingId":"1386249"},{"number":"BC-2026-012945","type":"Sprinkler Certification","inspectionDate":"2026-02-06","result":"Certified","expirationDate":"2027-02-06","buildingId":"1386249"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19104","beds":null,"baths":null,"stories":null,"lotArea":6241,"zoning":"SPINS","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"3101 WALNUT ST, PHILADELPHIA PA, 19104","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":6468000,"taxable":0,"land":62400,"improvement":6405600,"taxableLand":0,"taxableImprovement":0,"exemptLand":62400,"exemptImprovement":6405600},{"y":2017,"v":6468000,"taxable":0,"land":62400,"improvement":6405600,"taxableLand":0,"taxableImprovement":0,"exemptLand":62400,"exemptImprovement":6405600},{"y":2018,"v":6895200,"taxable":0,"land":896376,"improvement":5998824,"taxableLand":0,"taxableImprovement":0,"exemptLand":896376,"exemptImprovement":5998824},{"y":2019,"v":6895200,"taxable":0,"land":896376,"improvement":5998824,"taxableLand":0,"taxableImprovement":0,"exemptLand":896376,"exemptImprovement":5998824},{"y":2020,"v":6895200,"taxable":0,"land":896376,"improvement":5998824,"taxableLand":0,"taxableImprovement":0,"exemptLand":896376,"exemptImprovement":5998824},{"y":2021,"v":6895200,"taxable":0,"land":896376,"improvement":5998824,"taxableLand":0,"taxableImprovement":0,"exemptLand":896376,"exemptImprovement":5998824},{"y":2022,"v":6895200,"taxable":0,"land":896376,"improvement":5998824,"taxableLand":0,"taxableImprovement":0,"exemptLand":896376,"exemptImprovement":5998824},{"y":2023,"v":6895200,"taxable":0,"land":896376,"improvement":5998824,"taxableLand":0,"taxableImprovement":0,"exemptLand":896376,"exemptImprovement":5998824},{"y":2024,"v":6895200,"taxable":0,"land":896376,"improvement":5998824,"taxableLand":0,"taxableImprovement":0,"exemptLand":896376,"exemptImprovement":5998824},{"y":2025,"v":6895200,"taxable":0,"land":896376,"improvement":5998824,"taxableLand":0,"taxableImprovement":0,"exemptLand":896376,"exemptImprovement":5998824},{"y":2026,"v":6895200,"taxable":0,"land":896376,"improvement":5998824,"taxableLand":0,"taxableImprovement":0,"exemptLand":896376,"exemptImprovement":5998824},{"y":2027,"v":6895200,"taxable":0,"land":896376,"improvement":5998824,"taxableLand":0,"taxableImprovement":0,"exemptLand":896376,"exemptImprovement":5998824}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"166616","date":"2008-08-08","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2008-10-15","scope":"INSTALLATION OF POWER & LIGHTING AS PER PLANS."},{"number":"191689","date":"2008-12-22","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL NEW LIGHTING & 4000 WIREMOLD."},{"number":"19076","date":"2009-05-12","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2009-05-12","scope":"5/14/09 - TENTS INSTALLED ON UNIVERSITY CAMPUS SITE"},{"number":"19841","date":"2009-09-04","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2009-09-04","scope":"9/2/09-ERECTION OF TENT IN COURTYARD"},{"number":"314472","date":"2010-12-03","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2010-12-03","scope":"RELOCATION OF LOT LINES TO CREATE TWO (2) LOTS FROM TWO (2) EXISTING LOTS (EXISTING AS SIX (6) DEEDED LOTS)."},{"number":"314474","date":"2010-12-03","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-12-03","scope":"CLASSROOMS AND OFFICES."},{"number":"323010","date":"2011-04-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-04-07","scope":"INSTALLING NEW PLUMBING SYSTEM INCLUDING RAIN WATER CONDUCTERS,OVER FLOW LINES,ROO/OVER FLOW DRAINS,WATER COSETS,SINKS,URINALS"},{"number":"336478","date":"2011-05-27","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"REPLACE EXISTING PANEL INTERIOR AND CIRCUIT BREAKERS, RECONNECT EXISTING WIRING AS PER DRAWINGS, (6) DRAWINGS SUBMITTED CS-0,E-1,E-2,E-3,3-4,3-5, AS PER 2008"},{"number":"356318","date":"2011-08-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"REMOVE/REPLACE WITH NO ADDITIONAL WIRING (11) EXISTING LIGHT FIXTURES,REMOVE & REINSTALL EXISTING RECEPTS WITH NO ADDITIONAL WIRING (4) CLOCK (1) DATA OUTLET CAT3 (1)AS PER 2008 NEC (WEST DIST)"},{"number":"359106","date":"2011-09-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-11-09","scope":"INSTALL PANELS, FEEDER, 38 2X2 LIGHT FIXTURES, 3 UNDERCOUNTER LIGHTS, 3 GFCI RECEPTACLES & 30 RECEPTACLES."},{"number":"21210","date":"2011-10-21","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"CLOSED","completedDate":null,"scope":"10/25/2011 ERECT THREE ASSEMBLY USE TENTS FOR UNIVERSITY OF PENN'S EISENLOHR HALL"},{"number":"21280","date":"2011-12-05","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"CLOSED","completedDate":null,"scope":"11/03/2011 ERECT 3 ASSEMBLY USE TENTS FOR UNIVERSITY OF PENNSYLVANIA."},{"number":"21494","date":"2012-03-22","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2012-03-22","scope":"05/03/2012 ERECT TWELVE (12) ASSEMBLY USE TENT OF VARIOUS SIZES FOR THE UNIVERSITY OF PENN"},{"number":"21963","date":"2012-10-23","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2012-10-23","scope":"ERECT TENTS (1)30'X45') (1)20'X30') (1)16'X32'FOR ASSEMBLY USE"},{"number":"21983","date":"2012-10-31","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2012-10-31","scope":"FACULTY LUNCH EISENHOWER HALL"},{"number":"482609","date":"2013-09-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"FURNISH AND INST MATERIAL AND LABOR FOR THE INSTALL OF LIGHT & BRANCH CKT. FURN AND INST LIGHT TO THE DRAW FURN & INST CONDUIT LOW VOLT CABL, RELOC F/A DEVICES TO PLANS PER 2008 NEC & NFPA 72 (UNIVERSITY)"},{"number":"525490","date":"2014-04-16","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-09-09","scope":"LEVEL I EXTERIOR ALTERATIONS FOR FACADE REPAIR AND WINDOW REPLACEMENT AS PER APPROVED PLANS."},{"number":"22885","date":"2014-05-15","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2014-05-15","scope":"05/13/2014 ERECT ASSEMBLY TENTS (1)40'X90') (2)20'X60') FOR UNIVERSITY OF PENNSYLVANIA"},{"number":"535464","date":"2014-05-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"CLOSED","completedDate":null,"scope":"SIDEWALK SHELTER PLATFORM"},{"number":"23112","date":"2014-09-03","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2014-09-03","scope":"09/03/2014 ERECT ASSEMBLY TENT (20'X50') COLLEGE GREEN/PEAELMAN SCHOOL OF MEDICINE EVENT"},{"number":"633612","date":"2015-08-21","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"FURNISH AND INSTALL (17) NEW LIGHTS (10) RECEPTACLES (1) DISHWATER (1)REFRIGERATOR AS PER 2008 NEC (WEST DISTRICT)"},{"number":"633601","date":"2015-09-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-07-23","scope":"NEW LIGHTING FIXTURES, RECEPTACLES AND PANELS AS SHOWN ON PLANS AS PER 2008 NEC (WEST DISTRICT)"},{"number":"643106","date":"2015-10-30","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"FURNISH AND INSTALL NEW 1 BOOSTER PANEL AND 33 HORN/STROBES AS PER NFPA72 (WEST DISTRICT)"},{"number":"24267","date":"2016-06-07","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2016-06-07","scope":"6/13/16 ERECT ASSEMBLY TENT 40X60"},{"number":"24427","date":"2016-08-26","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2016-08-26","scope":"8/25/16 ERECT ASSEMBLY TENT 40X90, 20X20"},{"number":"25877","date":"2018-10-02","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2018-10-02","scope":"10/18/18 ERECT TENT: 30X15 FAIR OR 30X50 RAIN"},{"number":"944372","date":"2019-01-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-09","scope":"INSTALL NEW 2\" DISTRIBUTION PIPE FROM CURB AND INTO THE BLDG BASEMENT AS PER 2004 PPC"},{"number":"MP-2026-001905","date":"2026-04-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF AN APPLIANCE TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. FOR USE AS PREVIOUSLY APPROVED. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2026-002445","date":"2026-05-20","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Electrical work only: Install new branch circuits, devices, lighting, and associated wiring for elevator modernization as per 2017 NEC. Alterations to existing fire alarm system as per 2016 NFPA 72."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2014,"k":"permit","w":"Major alteration"},{"y":2014,"k":"viol","w":"L&I violation"},{"y":2014,"k":"permit","w":"Operations"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2016,"k":"permit","w":"Operations"},{"y":2016,"k":"permit","w":"Operations"},{"y":2018,"k":"permit","w":"Operations"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2026,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"209445","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"BON APPETIT MGMT CO","legalName":"BON APPETIT MGMT CO","address":"3400-04 WALNUT ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2003-04-16","latestIssueDate":"2003-04-16","expirationDate":"2004-04-30","inactiveDate":null},{"number":"425803","type":"Hazardous Materials","status":"Inactive","businessName":"FEAST YOUR EYES INC","legalName":"FEAST YOUR EYES INC","address":"3400-04 WALNUT ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2007-10-09","latestIssueDate":"2007-10-09","expirationDate":"2007-11-30","inactiveDate":"2007-10-24"}],"licenseActivity":[{"number":"425803","type":"Hazardous Materials","businessName":"FEAST YOUR EYES INC","legalName":"FEAST YOUR EYES INC","issuedDate":"2007-10-09","latestIssueDate":"2007-10-09","closureDate":"2007-10-24","expirationDate":"2007-11-30","inactiveDate":"2007-10-24","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"209445","type":"Food Preparing and Serving (30+ SEATS)","businessName":"BON APPETIT MGMT CO","legalName":"BON APPETIT MGMT CO","issuedDate":"2003-04-16","latestIssueDate":"2003-04-16","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-28","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #314474: 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: 336478 (Issued), 356318 (Issued), 21210 (CLOSED), 21280 (CLOSED), 535464 (CLOSED).","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":"2 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 6, 2009.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving (30+ SEATS) #209445: Inactive; Hazardous Materials #425803: Inactive since Oct 24, 2007","why":"A license record proves the licensed activity existed at that time. An inactive or expired license does not establish that the business still operates—or that it may legally reopen under the same use.","action":"If business income matters, verify the current tenant, use registration, and active license in eCLIPSE.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/licenses/business-licenses/"},{"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/"},{"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 4 historical violations across 2 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":"Fire Alarm Certification: Certified through Feb 6, 2027; Sprinkler Certification: Certified through Feb 6, 2027","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/"}]}