{"asOf":"2026-07-28T13:32:10.378Z","block":"3500-3599 N BROAD ST","blockUrl":"https://philadelphia.blockreport.homes/block/3500-3599-n-broad-st","address":"3500 N BROAD ST","parcelNumber":"777532000","source":"https://property.phila.gov/?p=777532000","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"VK0","buildingCodeNew":"613","buildingClass":"SCHOOL 10-14 STY MASONRY","buildingClassNew":"COLLEGES & UNIVERSITY","useLabel":"School","owner":"TEMPLE UNIVERSITY","coOwner":null,"marketValue":69986200,"landAssessment":9098206,"improvementAssessment":60887994,"livableArea":485616,"yearBuilt":null,"lastSale":{"price":57000,"date":"1971-08-20T04:00:00Z"},"openViolations":0,"violations":[{"number":"2015218","date":"2011-03-21","code":"A-000.0/1","title":"VIOL NONE 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Certification","inspectionDate":"2025-09-30","result":"Certified","expirationDate":"2026-09-30","buildingId":"1186252"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19140","beds":null,"baths":null,"stories":null,"lotArea":390446,"zoning":"CMX3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1101 MONTGOMERY AVE, PHILADELPHIA PA, 19122","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 1/7/08 DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED REFUSAL OF PERMIT FOR APPLICATION #123619.","status":"OPEN","outcome":"APPROVED","date":"2008-03-10","number":"4588","relatedPermit":"123619"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":65650000,"taxable":0,"land":850000,"improvement":64800000,"taxableLand":0,"taxableImprovement":0,"exemptLand":850000,"exemptImprovement":64800000},{"y":2017,"v":65650000,"taxable":0,"land":850000,"improvement":64800000,"taxableLand":0,"taxableImprovement":0,"exemptLand":850000,"exemptImprovement":64800000},{"y":2018,"v":69986200,"taxable":0,"land":9098206,"improvement":60887994,"taxableLand":0,"taxableImprovement":0,"exemptLand":9098206,"exemptImprovement":60887994},{"y":2019,"v":69986200,"taxable":0,"land":9098206,"improvement":60887994,"taxableLand":0,"taxableImprovement":0,"exemptLand":9098206,"exemptImprovement":60887994},{"y":2020,"v":69986200,"taxable":0,"land":9098206,"improvement":60887994,"taxableLand":0,"taxableImprovement":0,"exemptLand":9098206,"exemptImprovement":60887994},{"y":2021,"v":69986200,"taxable":0,"land":9098206,"improvement":60887994,"taxableLand":0,"taxableImprovement":0,"exemptLand":9098206,"exemptImprovement":60887994},{"y":2022,"v":69986200,"taxable":0,"land":9098206,"improvement":60887994,"taxableLand":0,"taxableImprovement":0,"exemptLand":9098206,"exemptImprovement":60887994},{"y":2023,"v":69986200,"taxable":0,"land":9098206,"improvement":60887994,"taxableLand":0,"taxableImprovement":0,"exemptLand":9098206,"exemptImprovement":60887994},{"y":2024,"v":69986200,"taxable":0,"land":9098206,"improvement":60887994,"taxableLand":0,"taxableImprovement":0,"exemptLand":9098206,"exemptImprovement":60887994},{"y":2025,"v":69986200,"taxable":0,"land":9098206,"improvement":60887994,"taxableLand":0,"taxableImprovement":0,"exemptLand":9098206,"exemptImprovement":60887994},{"y":2026,"v":69986200,"taxable":0,"land":9098206,"improvement":60887994,"taxableLand":0,"taxableImprovement":0,"exemptLand":9098206,"exemptImprovement":60887994},{"y":2027,"v":69986200,"taxable":0,"land":9098206,"improvement":60887994,"taxableLand":0,"taxableImprovement":0,"exemptLand":9098206,"exemptImprovement":60887994}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"47040","date":"2007-01-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-03-21","scope":"SEWER (STORM AND SANITARY) CONNECTIONS AND 6\" DOMESTIC WATER SERVICE TO BUILDING. 1 YARD DRAIN"},{"number":"54875","date":"2007-03-01","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2009-05-12","scope":"CONSTRUCT NEW MULTI STORY MEDICAL SCHOOL AND RESEARCH FACILITY, ASSOCIATED SITE WORK, AS PER SUBMITTED PLANS."},{"number":"50454","date":"2007-03-01","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2008-03-31","scope":"TO INSTALL UNDER GROUND STORM WATER STORAGE TANK. INSTALL PIPING (15\") + (8\") UNDER GROUND PIPING TO INLETS OF TANK. INSTALL PIPING FROM OUTLET OF TANK TO BUILDING LINE. CONNECTIONS FOR SEWER LATERALS TO BE DONE BY OTHERS."},{"number":"59525","date":"2007-03-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2007-03-13","scope":"CONSTRUCTION OF AN EMERGENCY GENERATOR ON A CONCRETE PAD"},{"number":"100850","date":"2007-09-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-08-12","scope":"FURNISH AND INSTALL DOMESTIC COLD WATER AND DOMESTIC HOT WATER PIPING IN BUILDING. FURNISH AND INSTALL: SANITARY AND VENT PIPING IN BLDG, RAIN WATER PIPING IN BLDG, FLOOR DRAINS, ROOF DRAINS, LAVS, URINALS, WC, ELECT WATER COOLERS,. LAB WASTE TO NEUTRALIZATION TANK."},{"number":"98642","date":"2007-09-24","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-09-03","scope":"INSTALL HVAC DUCT WORK TO 2,700 REGISTERS AND DIFFUSERS AS PER PLANS."},{"number":"101259","date":"2007-10-12","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2009-09-18","scope":"FIT OUT OF PRIOR CONSTRUCTED SHELL BUILDING, AT LOCATIONS INDICATED PER SUBMITTED PLANS."},{"number":"110964","date":"2007-11-16","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2009-08-19","scope":"ADD MEW TRANSFORMER 15KW DISCONNECTS AND DISTRIBUTION TO POWER NEW MOTOR CONTROL CENTER FOR 2 NEW CHILLERS, 5 COOLING TOWERS, 3 CHILLER WATER PUMPS, 3 SECONDARY SHW PUMPS AND 3 COND WATER PUMPS WITH BUSH HEATERS IN TOWERS AND HEAT TRACE ON ROOF NO CONTROLS (NORTH DISTRICT)"},{"number":"107365","date":"2007-12-12","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2009-05-12","scope":"INSTALL NEW FIRE SYSTEM INCLUDING NEW FIRE PUMP AND BACKFLOW PREVENTOR"},{"number":"42335","date":"2008-02-25","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2008-02-25","scope":"PRELIMINARY PLAN REVIEW"},{"number":"100907","date":"2008-03-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-29","scope":"ELECTRICAL FIT OUT FOR MEDICAL RESEARCH USE INCLUDING: LIGHTING, WIRING DEVICES, HVAC POWER CONNECTIONS, BUS DUCT, FIRE ALARM SYSTEM, EMERGENCY SYSTEM, AND DISTRIBUTION PANEL (NORTH DIST)"},{"number":"147730","date":"2008-05-16","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-12-01","scope":"INSTALLATION OF 182 DUP RECEPTS, 204 LIGHT FIXTURES, 79 SWITCHES, 4 DIMMER SWITCHES IN CLASSROOMS, CONDUIT, WIRE MOLD RACEWAY, WIRING AND JUNCTION BOXES FROM EXISTING PANELS AS PER 2005 NEC ADDITION TO EXISTING FIRE ALARM SYSTEM, 1 BOOSTER PANEL, 5 PULLSTATIONS, 18 SMOKES, 2 DUCT DETECTORS, 11 SPEAKER STROBES, 26 STROBES, CONDUIT AND ALARM AS PER NFPA72 INSTALLATION OF 182 DUP RECEPTS, 204 LIGHT FIXTURES, 79 SWITCHES, 4 DIMMER SWITCHES IN CLASSROOMS, CONDUIT, WIRE MOLD RACEWAY, WIRING AND JUNCTION BOXES FROM EXISTING PANELS AS PER 2005 NEC ADDITION TO EXISTING FIRE ALARM SYSTEM, 1 BOOSTER PANEL, 5 P"},{"number":"171214","date":"2008-09-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2009-05-07","scope":"INSTALL NEW DRAINAGE SYSTEM"},{"number":"201835","date":"2009-03-20","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALLATION OF FIRE ALARM SYSTEM AS PER NFPA-72 (NORTH DIST)"},{"number":"207905","date":"2009-03-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"HOOKUP 9 REFRIGERATION BOXES - 3 - 4TH, 2 - 6TH, 2 - 7TH, 1 - 10TH, 1 - 11TH EACH UNIT HAS 3 PHASE 2 HP COMPRESSOR, 2 LIGHTS AND 1 - 2 CIRCUIT CONTROL PANEL AS PER 2005 NEC (NORTH DISTRICT)"},{"number":"199678","date":"2009-05-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2009-09-03","scope":"INSTALL TYP1 HOOD & FANS ONLY, ACCESSORY MECHANICALS. SEPARATE PERMIT/PLANS REQUIRED FOR EXHAUST DISCHARGE SYSTEM."},{"number":"199679","date":"2009-09-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2010-03-01","scope":"INSTALL ANSUL - R-102 - 4.5 GAL SYSTEM IN CONJUNCTION WITH PERMIT 199678"},{"number":"243962","date":"2009-10-22","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2009-10-22","scope":"ADDING CAFETERIA TO EXISTING MEDICAL BLDG. ON GROUND FL."},{"number":"19982","date":"2009-10-26","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2009-10-26","scope":"10/29/09-ERECTION OF (1)-15X40 ASSEMBLY USE TENT"},{"number":"319096","date":"2011-02-04","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2013-04-20","scope":"VOICE AND DATA CABLING TO APPROX 350 LOCATIONS THRU-OUT THE 8TH AND 9TH FLOOR OF THE MEDICAL EDUCATION BLDG AS PER 2008 NEC"},{"number":"641637","date":"2015-09-29","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-12","scope":"SUPPLY 1 60KW GENERATOR FOR ONE DAY EVENT OCT 12TH 2015 - GENERATOR IS BEING SUPPLIED BY KELLER ELECTRIC AS PER 2008 NEC (NORTH DISTRICT)"},{"number":"23787","date":"2015-10-02","work":"Operations","type":"OPS PERMIT","description":"OPERATIONS PERMIT","status":"COMPLETED","completedDate":"2015-10-02","scope":"10/06/2015 - ERECTION OF (1)-60'X 120' ASSEMBLY USE, (1)-30'X 45' COOK TENT & (1)-15'X 45' ASSEMBLY USE TENTS AT TEMMPLE SCHOOL OF MEDICINE FOR NAMING CEREMONY EVENT."},{"number":"653644","date":"2015-11-20","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"EXPIRED","completedDate":null,"scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- FOR THE RELOCATION OF SPRINKLER HEADS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"690619","date":"2016-05-09","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2016-11-03","scope":"RELOCATE (8) EXISTING SPRINKLER HEADS IN ORDER TO ACCOMMODATE TENANT LAYOUTS AS PER NFPA NO. 13 AND ALL LOCAL CODES."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Electrical"},{"y":2011,"k":"viol","w":"L&I violation"},{"y":2011,"k":"insp","w":"Inspection passed"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Operations"},{"y":2015,"k":"permit","w":"Suppression"},{"y":2016,"k":"permit","w":"Suppression"},{"y":2016,"k":"viol","w":"L&I violation"},{"y":2016,"k":"insp","w":"Inspection passed"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×2"},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"502577","type":"High Rise","status":"Active","businessName":"TEMPLE UNIV OFM (TEMPLE UNIV OFM)","legalName":"TEMPLE UNIV OFM","address":"3500 N BROAD ST","revenueCode":"3629","rentalCategory":null,"units":null,"issuedDate":"2010-06-21","latestIssueDate":"2026-04-24","expirationDate":"2027-04-30","inactiveDate":null},{"number":"527399","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"SODEXO MGMT INC (MARIANNE BORGESE BOGUCKI)","legalName":"SODEXO MGMT INC","address":"3500 N BROAD ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2011-03-11","latestIssueDate":"2016-05-25","expirationDate":"2017-04-30","inactiveDate":"2017-06-29"},{"number":"756118","type":"Food Preparing and Serving","status":"Closed","businessName":"Aramark Services, Inc. (Aramark @ Temple U - The Court)","legalName":"Aramark Services, Inc.","address":"3500 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2017-11-02","latestIssueDate":"2020-09-18","expirationDate":"2021-11-01","inactiveDate":null},{"number":"929972","type":"Food Preparing and Serving","status":"Active","businessName":"PLESSAS MERB (EARTH CUP COFFEE II)","legalName":"PLESSAS MERB","address":"3500 N BROAD ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2023-08-03","latestIssueDate":"2025-11-18","expirationDate":"2026-08-02","inactiveDate":null}],"licenseActivity":[{"number":"929972","type":"Food Preparing and Serving","businessName":"PLESSAS MERB (EARTH CUP COFFEE II)","legalName":"PLESSAS MERB","issuedDate":"2023-08-03","latestIssueDate":"2025-11-18","closureDate":null,"expirationDate":"2026-08-02","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"756118","type":"Food Preparing and Serving","businessName":"Aramark Services, Inc. (Aramark @ Temple U - The Court)","legalName":"Aramark Services, Inc.","issuedDate":"2017-11-02","latestIssueDate":"2020-09-18","closureDate":"2021-11-01","expirationDate":"2021-11-01","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"527399","type":"Food Preparing and Serving (30+ SEATS)","businessName":"SODEXO MGMT INC (MARIANNE BORGESE BOGUCKI)","legalName":"SODEXO MGMT INC","issuedDate":"2011-03-11","latestIssueDate":"2016-05-25","closureDate":"2017-06-29","expirationDate":"2017-04-30","inactiveDate":"2017-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"502577","type":"High Rise","businessName":"TEMPLE UNIV OFM (TEMPLE UNIV OFM)","legalName":"TEMPLE UNIV OFM","issuedDate":"2010-06-21","latestIssueDate":"2026-04-24","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #59525: 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":"2 permits not marked completed: 147730 (Expired), 653644 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"2 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jan 26, 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":"building-certifications","level":"verify","title":"A filed system certification needs status or date verification","finding":"Facade Report: Safe with Repair through May 17, 2029; Fire Alarm Certification: Certified through Sep 30, 2026","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving (30+ SEATS) #527399: Inactive since Jun 29, 2017; Food Preparing and Serving #756118: Closed","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":"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 3 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/"}],"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/"}]}