{"asOf":"2026-07-28T08:33:39.980Z","block":"3600-3699 N BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/3600-3699-n-broad-st","address":"3601-07 N BROAD ST","parcelNumber":"777089000","source":"https://property.phila.gov/?p=777089000","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"WC0","buildingCodeNew":"620","buildingClass":"HSE WORSHIP ALL 3 STY MAS","buildingClassNew":"RELIGIOUS","useLabel":"Place of worship","owner":"ZION BAPTIST CHURCH","coOwner":"OF PHILA","marketValue":1304900,"landAssessment":169700,"improvementAssessment":1135200,"livableArea":20275,"yearBuilt":1973,"lastSale":{"price":1,"date":"1969-01-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"1534675","date":"2008-08-04","code":"FC-1008.1/3","title":"EGRESS DOOR 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MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1534672","date":"2008-08-04","code":"FC-904.11/4","title":"AFES-COMM KITCH SERVICE & CERT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"502646","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2015-09-16","completedDate":"2017-10-10","violations":[{"number":"4450357","date":"2015-09-14","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4450356","date":"2015-09-14","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4450358","date":"2015-09-14","code":"PM15-304.1","title":"EXTERIOR STRUCTURALLY UNSAFE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"503049","type":"IMMINENTLY DANGEROUS","priority":"IMMINENTLY DANGEROUS","responsibility":"CSU","status":"CLOSED","createdDate":"2015-09-18","completedDate":"2015-10-10","violations":[{"number":"3714798","date":"2015-09-18","code":"PM15-110.1","title":"ID STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3714799","date":"2015-09-18","code":"PM15-304.1E","title":"EXTERIOR STRUCT UNSAFE COND 5","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3714797","date":"2015-09-18","code":"A-503.2","title":"VIOLATION ABATEMENT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"604556","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-09-18","completedDate":"2018-06-18","violations":[{"number":"4455199","date":"2017-09-18","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4455200","date":"2017-09-18","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4455201","date":"2017-09-18","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-043725","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2026-04-29","completedDate":"2026-05-26","violations":[{"number":"VI-2026-026417","date":"2026-04-29","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2026-04-29","resolution":"SVN ISSUED"}]},{"number":"CF-2026-092349","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2026-07-21","completedDate":null,"violations":[{"number":"VI-2026-055843","date":"2026-07-21","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2026-07-21","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2008,"n":4,"worst":null},{"y":2015,"n":6,"worst":"UNSAFE STRUCTURE"},{"y":2017,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2026,"n":2,"worst":null}],"investigations":[{"caseNumber":"58791","date":"2006-02-07","type":"CI INSP","status":"FAILED"},{"caseNumber":"58791","date":"2006-05-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"58791","date":"2006-10-11","type":"CI INSP","status":"PASSED"},{"caseNumber":"172939","date":"2008-08-06","type":"CI INSP","status":"FAILED"},{"caseNumber":"172939","date":"2008-10-10","type":"CI INSP","status":"FAILED"},{"caseNumber":"172939","date":"2008-12-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"172939","date":"2009-02-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"172939","date":"2009-05-05","type":"CI INSP","status":"FAILED"},{"caseNumber":"172939","date":"2009-11-24","type":"CI INSP","status":"FAILED"},{"caseNumber":"172939","date":"2010-02-02","type":"CI INSP","status":"PASSED"},{"caseNumber":"502646","date":"2015-09-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"503049","date":"2015-09-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"503049","date":"2015-09-18","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"502646","date":"2015-10-16","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"502646","date":"2016-03-31","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"502646","date":"2016-04-26","type":"CSUINITIAL","status":"CLOSED"},{"caseNumber":"502646","date":"2016-05-02","type":"PRECOURT","status":"FAILED"},{"caseNumber":"502646","date":"2016-07-01","type":"PRECOURT","status":"FAILED"},{"caseNumber":"502646","date":"2017-02-08","type":"PRECOURT","status":"FAILED"},{"caseNumber":"502646","date":"2017-06-15","type":"PRECOURT","status":"FAILED"},{"caseNumber":"502646","date":"2017-09-08","type":"PRECOURT","status":"FAILED"},{"caseNumber":"604556","date":"2017-09-18","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"502646","date":"2017-10-10","type":"PRECOURT","status":"PASSED"},{"caseNumber":"604556","date":"2018-06-18","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"CF-2026-043725","date":"2026-04-29","type":null,"status":null},{"caseNumber":"CF-2026-092349","date":"2026-07-21","type":null,"status":null}],"inspYears":[{"y":2006,"fails":2,"passes":1},{"y":2008,"fails":3,"passes":0},{"y":2009,"fails":3,"passes":0},{"y":2010,"fails":0,"passes":1},{"y":2015,"fails":3,"passes":0},{"y":2016,"fails":3,"passes":0},{"y":2017,"fails":4,"passes":1},{"y":2018,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00777118067244,"lng":-75.15110802842838,"geom":{"type":"Polygon","coordinates":[[[-75.150900375,40.007742756],[-75.15092419,40.007633229],[-75.151334219,40.007686276],[-75.151285997,40.007910443],[-75.150898385,40.007860466],[-75.150900375,40.007742756]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2023-015123","type":"Facade Report","inspectionDate":"2023-06-23","result":"Safe with Repair","expirationDate":"2028-06-23","buildingId":"1549260"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":null,"lotArea":9031,"zoning":"CMX3","grade":"A-","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"3600 N BROAD ST, PHILADELPHIA PA, 19140","mailOut":false,"appeals":[{"type":"LIRB Violation Appeal","grounds":"Subcontractor list was uploaded via eClipse and reflect work in place on-site.","status":"Closed","outcome":"Complete","date":"2025-11-21","number":"HA-2025-001414","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1224100,"taxable":0,"land":90300,"improvement":1133800,"taxableLand":0,"taxableImprovement":0,"exemptLand":90300,"exemptImprovement":1133800},{"y":2017,"v":1224100,"taxable":0,"land":90300,"improvement":1133800,"taxableLand":0,"taxableImprovement":0,"exemptLand":90300,"exemptImprovement":1133800},{"y":2018,"v":1304900,"taxable":0,"land":169637,"improvement":1135263,"taxableLand":0,"taxableImprovement":0,"exemptLand":169637,"exemptImprovement":1135263},{"y":2019,"v":1304900,"taxable":0,"land":169700,"improvement":1135200,"taxableLand":0,"taxableImprovement":0,"exemptLand":169700,"exemptImprovement":1135200},{"y":2020,"v":1304900,"taxable":0,"land":169700,"improvement":1135200,"taxableLand":0,"taxableImprovement":0,"exemptLand":169700,"exemptImprovement":1135200},{"y":2021,"v":1304900,"taxable":0,"land":169700,"improvement":1135200,"taxableLand":0,"taxableImprovement":0,"exemptLand":169700,"exemptImprovement":1135200},{"y":2022,"v":1304900,"taxable":0,"land":169700,"improvement":1135200,"taxableLand":0,"taxableImprovement":0,"exemptLand":169700,"exemptImprovement":1135200},{"y":2023,"v":1304900,"taxable":0,"land":169700,"improvement":1135200,"taxableLand":0,"taxableImprovement":0,"exemptLand":169700,"exemptImprovement":1135200},{"y":2024,"v":1304900,"taxable":0,"land":169700,"improvement":1135200,"taxableLand":0,"taxableImprovement":0,"exemptLand":169700,"exemptImprovement":1135200},{"y":2025,"v":1304900,"taxable":0,"land":169700,"improvement":1135200,"taxableLand":0,"taxableImprovement":0,"exemptLand":169700,"exemptImprovement":1135200},{"y":2026,"v":1304900,"taxable":0,"land":169700,"improvement":1135200,"taxableLand":0,"taxableImprovement":0,"exemptLand":169700,"exemptImprovement":1135200},{"y":2027,"v":1304900,"taxable":0,"land":169700,"improvement":1135200,"taxableLand":0,"taxableImprovement":0,"exemptLand":169700,"exemptImprovement":1135200}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"26874","date":"2007-05-03","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2008-10-22","scope":"RENOVATE EXISTING KITCHEN IN THE EXISTING CHURCH ONLY."},{"number":"161602","date":"2008-07-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-03-10","scope":"INSTALL SAFEWASTE-FLOOR SINK TO EXISTING PIPING, FOOD PREP SINK, FLOOR DRAIN REPLACED, GARBAGE DISPOSAL"},{"number":"308121","date":"2010-10-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-10-28","scope":"REPLACING 1\" DISTRIBUTION WATER LINE"},{"number":"829874","date":"2017-11-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2018-06-18","scope":"MAKE SAFE PERMIT - TO COMPLY CASE #502646 POINT AND CAULK THE INTERIOR OF THE EXISTING BELL TOWER ON THE ANNEX BUILDING OF ZION BAPTIST CHURCH. PLEASE CONTACT THE BUILDING INSPECTOR AT LEAST 24 HOURS PRIOR TO THE START OF WORK. PROVIDE MANUFACTURERS INSTALLATION INSTRUCTIONS FOR THE EPOXY TO THE BUILDING INSPECTOR AND A WRITTEN REPORT FROM THE CONTRACTOR DESCRIBING THE WORK ALREDY INSTALLED. TO COMPLY CASE #604556 TO PATCH CRACKS TO ARCHWAYS AROUND 1ST FLOOR DOORWAYS AND TO EPOXY SEAL THE CAPSTONE AT THE TOP OF THE TOWER. ENGINEER MUST PROVIDE A FINAL WRITTEN REPORT DETAILING THE COMPLETION OF THE WORK AND THE FINAL CONDITION OF THE BUILDING IN ALL AREAS THAT WERE MADE SAFE.NO OTHER WORK ON THIS PERMIT. CONTRACTOR HAS NO EMPLOYEES PER NOTARIZED LETTER."},{"number":"ZP-2024-008821","date":"2024-10-01","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Public, Civic, and Institutional - Community Center; Medical, Dental, and Health Practitioner - Group Medical, Dental, and Health Practitioner; Office - Business and Professional; Eating and Drinking Establishments - Prepared Food Shop"},{"number":"CP-2024-000830","date":"2024-12-14","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"LEVEL III ALTERATIONS (NO CHANGE OF OCCUPANCY CLASSIFICATION) FOR RENOVATIONS TO EXISTING THREE (3) STORY BUILDING WITH BASEMENT FOR USE AS EXISTING MEDICAL CENTER, COMMUNITY PROGRAM AND OFFICE SPACES AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. *2018 IEBC REVIEW* **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"PP-2024-017062","date":"2025-02-12","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"FOR PLUMBING RENOVATIONS TO EXISTING THREE (3) STORY BUILDING WITH BASEMENT FOR USE AS EXISTING MEDICAL CENTER, COMMUNITY PROGRAM AND OFFICE SPACE.TO INCLUDE NEW LAVS, WCs, SINKS, 2 MOP RECEPTICLES, 2 DRINKING FOUNTAINS, WATER HEATERS"},{"number":"MP-2025-000664","date":"2025-02-27","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF HVAC APPLIANCES, EQUIPMENT, DUCTWORK AND REGISTERS/DIFFUSERS PER APPROVED PLANS AND MANUFACTURER'S SPECIFICATIONS. *2018 IMC REVIEW*"},{"number":"GP-2025-001701","date":"2025-03-06","work":"Tank Install/Removal","type":"General","description":"General Permit","status":"Completed","completedDate":"2025-04-14","scope":"FOR THE REMOVAL OF TWO (2) ABOVE GROUND STORAGE TANKS. REMOVE ANY HEATING OIL PRODUCT/WATER FROM TANK, CLEAN TANK. ALL WORK COMPLETED IN ACCORDANCE WITH PADEP AST REMOVAL GUIDELINES. PROVIDE THE CITY OF PHILADELPHIA WITH A TANK CLOSURE REPORT."},{"number":"EP-2025-001310","date":"2025-04-04","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Provide 200A temporary power for construction site work. Install new light fixtures, lighting controls, receptacles, tele/data raceways, HVAC power wiring, fire alarm, power to fire pump controller, and electrical distribution . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. Amendment: Install two way communication (RAS/AOR system)"},{"number":"FP-2025-001383","date":"2025-07-01","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-07-25","scope":"Rough-In Permit for FP-2025-001362 Install new auto wet sprinkler system throughout per NFPA 13"},{"number":"FP-2025-001362","date":"2025-10-27","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR INSTALLATION OF SPRINKLER SYSTEM PER NFPA 13 WITH 6-INCH FIRE SERVICE LINE AND BFP DEVICE. FIRE PUMP TO BE INSTALLED PER NFPA 20."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2017,"k":"permit","w":"Major alteration"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"permit","w":"Tank Install/Removal"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Rough-In"},{"y":2025,"k":"permit","w":"New Construction"},{"y":2025,"k":"appeal","w":"Appeal complete"},{"y":2026,"k":"viol","w":"2 L&I violations"}],"rented":false,"licenses":[{"number":"622691","type":"Dumpster License - Private Property","status":"Active","businessName":"ZION BAPTIST CHURCH","legalName":"ZION BAPTIST CHURCH","address":"3601-07 N BROAD ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2014-03-24","latestIssueDate":"2014-03-24","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"622691","type":"Dumpster License - Private Property","businessName":"ZION BAPTIST CHURCH","legalName":"ZION BAPTIST CHURCH","issuedDate":"2014-03-24","latestIssueDate":"2014-03-24","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"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":["8 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":"5 permits not marked completed: CP-2024-000830 (Issued), PP-2024-017062 (Issued), MP-2025-000664 (Issued), EP-2025-001310 (Issued), FP-2025-001362 (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 6 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":"18 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Jul 21, 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 filed system certification needs status or date verification","finding":"Facade Report: Safe with Repair through Jun 23, 2028","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 result, expiration, and L&I acceptance before treating the filing as current.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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/"}],"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/"}]}