{"asOf":"2026-07-28T11:40:18.601Z","block":"9600-9699 KREWSTOWN RD","blockUrl":"https://philadelphia.blockreport.homes/block/9600-9699-krewstown-rd","address":"9620 KREWSTOWN RD","parcelNumber":"778208000","source":"https://property.phila.gov/?p=778208000","ownerType":"owner-occupied","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"WA0","buildingCodeNew":"620","buildingClass":"HSE WORSHIP ALL 1 STY MAS","buildingClassNew":"RELIGIOUS","useLabel":"Place of worship","owner":"FIRST UKRAINIAN EVANGELIC","coOwner":null,"marketValue":852800,"landAssessment":110864,"improvementAssessment":741936,"livableArea":7109,"yearBuilt":1961,"lastSale":{"price":750000,"date":"2010-12-20T05:00:00Z"},"openViolations":0,"violations":[{"number":"1116777","date":"2008-10-02","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1116778","date":"2008-10-02","code":"FC-405.2/3","title":"EVAC DRILL-GRP E-CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1116779","date":"2008-10-02","code":"FC-405.5/1","title":"EVAC DRILL-RECORD CONTENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1116780","date":"2008-10-02","code":"FC-404.2/1","title":"FIRE/EVAC PLN-REQ'D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1116781","date":"2008-10-02","code":"FC-409.5/1","title":"SHELTER DRILL CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1116782","date":"2008-10-02","code":"FC-409.4/1","title":"SHELTER PLN-EMPLY TRNG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1116783","date":"2008-10-02","code":"FC-703.2/3","title":"FIRE DOOR UNBLOCK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1116784","date":"2008-10-02","code":"FC-901.6/4","title":"FA-MANUAL BOX DEFECTIVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1116785","date":"2008-10-02","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"181205","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2008-10-06","completedDate":"2009-06-10","violations":[{"number":"1116777","date":"2008-10-02","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1116778","date":"2008-10-02","code":"FC-405.2/3","title":"EVAC DRILL-GRP E-CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1116779","date":"2008-10-02","code":"FC-405.5/1","title":"EVAC DRILL-RECORD CONTENT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1116780","date":"2008-10-02","code":"FC-404.2/1","title":"FIRE/EVAC PLN-REQ'D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1116781","date":"2008-10-02","code":"FC-409.5/1","title":"SHELTER DRILL CONDUCT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1116782","date":"2008-10-02","code":"FC-409.4/1","title":"SHELTER PLN-EMPLY TRNG","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1116783","date":"2008-10-02","code":"FC-703.2/3","title":"FIRE DOOR UNBLOCK","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1116784","date":"2008-10-02","code":"FC-901.6/4","title":"FA-MANUAL BOX DEFECTIVE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1116785","date":"2008-10-02","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":9,"worst":null}],"investigations":[{"caseNumber":"181205","date":"2008-10-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"181205","date":"2009-06-05","type":"CI INSP","status":"PASSED"}],"inspYears":[{"y":2008,"fails":1,"passes":0},{"y":2009,"fails":0,"passes":1}],"taxOwed":620,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":620,"principalDue":0,"penaltyDue":0,"interestDue":0,"otherChargesDue":620,"yearsOwed":1,"oldestYearOwed":2011,"mostRecentYearOwed":2011,"mostRecentPaymentDate":"2011-04-20","assessmentYear":2022,"totalAssessment":852800,"taxableAssessment":0,"exemptAbatementAssessment":852800,"homesteadValue":0,"netTaxAfterHomestead":0,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.09208558357363,"lng":-75.04135577219556,"geom":{"type":"Polygon","coordinates":[[[-75.041283557,40.091488427],[-75.042479423,40.092147909],[-75.04070435,40.092570272],[-75.040418185,40.092406756],[-75.041283557,40.091488427]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2025-032706","type":"Fire Alarm Certification","inspectionDate":"2025-11-05","result":"Certified","expirationDate":"2026-11-05","buildingId":"1302827"},{"number":"BC-2025-032705","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-11-05","result":"Certified","expirationDate":"2026-11-05","buildingId":"1298323"},{"number":"BC-2025-032704","type":"Fire Alarm Certification","inspectionDate":"2025-11-05","result":"Certified","expirationDate":"2026-11-05","buildingId":"1298323"},{"number":"BC-2025-032707","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-11-05","result":"Certified","expirationDate":"2026-11-05","buildingId":"1302827"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19115","beds":null,"baths":null,"stories":null,"lotArea":105000,"zoning":"RSD3","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"9620 KREWSTOWN RD, PHILADELPHIA PA, 19115","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR A BUSINESS OFFICE IN EXISTING STRUCTURE #2 AND PREVIOUSLY APPROVED CHURCH IN EXISTING STRUCTURE #1, BOTH STRUCTURES IN THE SAME LOT. NO CHANGE IN AREA OR HEIGHT. NO SIGN ON THIS APPLICATION.","status":"CLOSED","outcome":"Withdrawn","date":"2011-11-15","number":"16147","relatedPermit":"344817"},{"type":"Zoning board appeal","grounds":"APPLICATION FOR: FOR THE REMOVAL OF ROOF, TO ERECT A NEW ROOF (MAXIMUM HEIGHT NTE  30 FEET) ON AN EXISTING FRONT STRUCTURE PROPOSED USES AS STORAGE, MAINTAINENCE SHOP, MUSIC ROOM IN FIRST FLOOR,ROOM FOR CHURCH PROGRAMS ON THE  SECOND FLOOR,","status":"CLOSED","outcome":"Granted with conditions","date":"2012-04-04","number":"17274","relatedPermit":"376447"}],"taxYears":[{"year":2011,"total":620,"principal":0,"interest":0,"penalty":0}],"taxNet":620,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":800000,"taxable":0,"land":300000,"improvement":500000,"taxableLand":0,"taxableImprovement":0,"exemptLand":300000,"exemptImprovement":500000},{"y":2017,"v":800000,"taxable":0,"land":300000,"improvement":500000,"taxableLand":0,"taxableImprovement":0,"exemptLand":300000,"exemptImprovement":500000},{"y":2018,"v":852800,"taxable":0,"land":110864,"improvement":741936,"taxableLand":0,"taxableImprovement":0,"exemptLand":110864,"exemptImprovement":741936},{"y":2019,"v":852800,"taxable":0,"land":110864,"improvement":741936,"taxableLand":0,"taxableImprovement":0,"exemptLand":110864,"exemptImprovement":741936},{"y":2020,"v":852800,"taxable":0,"land":110864,"improvement":741936,"taxableLand":0,"taxableImprovement":0,"exemptLand":110864,"exemptImprovement":741936},{"y":2021,"v":852800,"taxable":0,"land":110864,"improvement":741936,"taxableLand":0,"taxableImprovement":0,"exemptLand":110864,"exemptImprovement":741936},{"y":2022,"v":852800,"taxable":0,"land":110864,"improvement":741936,"taxableLand":0,"taxableImprovement":0,"exemptLand":110864,"exemptImprovement":741936},{"y":2023,"v":852800,"taxable":0,"land":110864,"improvement":741936,"taxableLand":0,"taxableImprovement":0,"exemptLand":110864,"exemptImprovement":741936},{"y":2024,"v":852800,"taxable":0,"land":110864,"improvement":741936,"taxableLand":0,"taxableImprovement":0,"exemptLand":110864,"exemptImprovement":741936},{"y":2025,"v":852800,"taxable":0,"land":110864,"improvement":741936,"taxableLand":0,"taxableImprovement":0,"exemptLand":110864,"exemptImprovement":741936},{"y":2026,"v":852800,"taxable":0,"land":110864,"improvement":741936,"taxableLand":0,"taxableImprovement":0,"exemptLand":110864,"exemptImprovement":741936},{"y":2027,"v":852800,"taxable":0,"land":110864,"improvement":741936,"taxableLand":0,"taxableImprovement":0,"exemptLand":110864,"exemptImprovement":741936}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"335978","date":"2011-04-15","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2013-02-22","scope":"INTERIOR NON-BEARING DEMOLITION THROUGHOUT WHERE NEEDED (CONTACT: MIKE KUPETSKY @ 267-455-1550)"},{"number":"355316","date":"2011-07-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-06-14","scope":"EXISTING 200AMP SINGLE PHASE SERVICE, 40 CIRCUIT LOAD CENTER AND GROUND ROD WITH BONDING, 1 - 20AMP CIRCUIT, 1 - 15 AMP CIRCUIT, 10 RECEPTS IN BASEMENT AND 1ST FLOOR ONLY AS PER 2008 NEC (EAST DISTRICT)"},{"number":"376447","date":"2012-05-03","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-05-03","scope":"FOR THE REMOVAL OF ROOF, TO ERECT A NEW ROOF (MAXIMUM HEIGHT NTE 30 FEET) ON AN EXISTING FRONT STRUCTURE.(SIZE AND LOCATION AS SHOWN ON THE APPLICATION). PROPOSED USES AS STORAGE, MAINTAINENCE SHOP, MUSIC ROOM IN FIRST FLOOR,ROOM FOR CHURCH PROGRAMS ON THE SECOND FLOOR, ACCESSORY OFFICES ACCESSORY STORAGE, FOR BOARD ROOM ON THE THIRD FLOOR, ON THE SAME LOT WITH A PREVIOUSLY APPROVED CHURCH WITH ACCESSORY DAY CARE (IN BASEMENT)"},{"number":"412618","date":"2013-03-27","work":"Addition","type":"BP_ADDITON","description":"ADDITION PERMIT","status":"COMPLETED","completedDate":"2014-04-25","scope":"LEVEL 3 ALTERATIONS AND ONE (1) STORY ADDITION ABOVE AN EXISTING ONE (1) STORY STRUCTURE WITH BASEMENT. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS. ****ROOF TRUSS SHOP DRAWINGS, SIGNED AND SEALED BY A LICENSED PROFESSIONAL ENGINEER IN THE STATE OF PENNSYLVANIA, SHALL BE FURNISHED TO THE FIELD INSPECTOR.****"},{"number":"485225","date":"2013-07-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-04-25","scope":"INSTALLATION OF (2) TOILETS, (2)LAVATORIES, KITCHEN SINK"},{"number":"491192","date":"2013-10-01","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-11","scope":"WIRE 52-RECPTS, LIGHTING CONTROLLED BY OCCUPANCY SENSORS, 12-DOUBLEHEAD EM LIGHTS, 6-EXIT SIGNS, 1-HEAT PUMP/AC UNIT AS PER NEC 2008 (CHURCH)"},{"number":"499677","date":"2013-10-18","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-08-25","scope":"AMEND BUILDING PERMIT #412618 TO CLOSE THE DOOR IN THE BASEMENT TO REDUCE THE NUMBER OF EXITS FROM THREE (3) EXITS TO TWO (2) EXISTS AS PER APPROVED PLANS."},{"number":"489771","date":"2013-10-29","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-04-25","scope":"FURNISH AND INSTALL HVAC AND AIR CONDITIONING SYSTEM INCLUDING DUCTWORK, GRILLS, THREE (3) AIR HANDLING UNITS, AND THREE (3) CONDENSING UNITS."},{"number":"513577","date":"2014-01-13","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-04-25","scope":"AMENDING BLDG PERMIT #412618 TO CHANGE THE CONSTRUCTION TYPE FROM V-A TO V-B."},{"number":"492530","date":"2014-03-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL FIRE ALARM PER 2008 NEC & NFPA 72 (OFFICES)"},{"number":"595245","date":"2015-06-19","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-06-19","scope":"FOR THE CREATION OF PRIVATE PARKING LOT FOR THREE (3) MOTOR-VEHICLES, INCLUDING ONE (1) ACCESSIBLE PARKING SPACE, OF SIZE & LOCATION AS SHOWN IN APPROVED PLANS. PRIVATE PARKING LOT ACCESSORY TO EXIST. EDUCATIONAL, STORAGE & BUSINESS OFFICE BUILDING ON THE SAME LOT AS A RELIGIOUS ASSEMBLY W. ACCESSORY DAY CARE BUILDING W. ACCESSORY SIGNAGE & PARKING AS PREVIOUSLY APPROVED."},{"number":"567842","date":"2015-06-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2016-01-25","scope":"FOR PRESCRIPTIVE ALTERATIONS AT SITE TO THE ERECTION OF A MASONRY RETAINING WALL W. HANDRAIL ADJACENT TO EXIST. MIXED-USE EDUCATIONAL/OFFICE BUILDING."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2011,"k":"appeal","w":"Appeal withdrawn"},{"y":2012,"k":"appeal","w":"Appeal granted with conditions"},{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"Addition"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Administrative"},{"y":2013,"k":"permit","w":"Mechanical"},{"y":2014,"k":"permit","w":"Administrative"},{"y":2014,"k":"permit","w":"Electrical"},{"y":2015,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Major alteration"}],"rented":false,"licenses":[{"number":"372638","type":"Food Preparing and Serving","status":"Inactive","businessName":"CALVARY LUTHERAN CHURCH (CALVARY KIDS CHILD DEV CENTER)","legalName":"CALVARY LUTHERAN CHURCH","address":"9620 KREWSTOWN RD","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2006-06-12","latestIssueDate":"2008-07-11","expirationDate":"2009-04-30","inactiveDate":"2012-12-22"}],"licenseActivity":[{"number":"372638","type":"Food Preparing and Serving","businessName":"CALVARY LUTHERAN CHURCH (CALVARY KIDS CHILD DEV CENTER)","legalName":"CALVARY LUTHERAN CHURCH","issuedDate":"2006-06-12","latestIssueDate":"2008-07-11","closureDate":"2012-12-22","expirationDate":"2009-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #17274: CLOSED · Granted with conditions; related permit 376447. Use permit #376447: 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":"1 permit not marked completed: 355316 (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":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$620.00 was recorded in the City’s 2022-06 delinquency snapshot for 2011.","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":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Jun 5, 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 #372638: Inactive since Dec 22, 2012","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 9 historical violations across 1 case.","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 Nov 5, 2026; Emergency and Standby Power Systems Certification: Certified through Nov 5, 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 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/"}]}