{"asOf":"2026-07-28T04:30:10.618Z","block":"1500-1599 S 17TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1500-1599-s-17th-st","address":"1501 S 17TH ST","parcelNumber":"782697400","source":"https://property.phila.gov/?p=782697400","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"VD0","buildingCodeNew":"828","buildingClass":"SCHOOL 4 STY MASONRY","buildingClassNew":"APTS - GARDEN","useLabel":"School","owner":"METAL VENTURES INC","coOwner":null,"marketValue":1257600,"landAssessment":125760,"improvementAssessment":1131840,"livableArea":71928,"yearBuilt":1894,"lastSale":{"price":1,"date":"2016-03-15T04:00:00Z"},"openViolations":2,"violations":[{"number":"4078368","date":"2016-09-13","code":"A-302.8/32","title":"INSURANCE - POST 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TESTING\n","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-007101","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2026-01-23","completedDate":null,"violations":[{"number":"VI-2026-004593","date":"2026-01-23","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-03-18","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2016,"n":3,"worst":null},{"y":2018,"n":2,"worst":null},{"y":2024,"n":2,"worst":null},{"y":2025,"n":2,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"62000","date":"2006-05-03","type":"CI INSP","status":"FAILED"},{"caseNumber":"62000","date":"2007-07-31","type":"CI INSP","status":"FAILED"},{"caseNumber":"62000","date":"2007-12-12","type":"CI INSP","status":"FAILED"},{"caseNumber":"62000","date":"2008-05-20","type":"CI INSP","status":"FAILED"},{"caseNumber":"62000","date":"2008-07-23","type":"CI INSP","status":"FAILED"},{"caseNumber":"62000","date":"2008-12-19","type":"CI INSP","status":"FAILED"},{"caseNumber":"62000","date":"2009-07-24","type":"CI INSP","status":"FAILED"},{"caseNumber":"62000","date":"2009-07-27","type":"CI INSP","status":"FAILED"},{"caseNumber":"62000","date":"2010-06-18","type":"CI INSP","status":"PASSED"},{"caseNumber":"554624","date":"2016-09-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"554624","date":"2016-09-19","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"668381","date":"2018-12-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"668381","date":"2019-02-04","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"668381","date":"2019-02-15","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2024-036519","date":"2024-04-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-134666","date":"2025-12-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-007101","date":"2026-01-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-134666","date":"2026-02-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-134666","date":"2026-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-007101","date":"2026-03-18","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":2,"passes":0},{"y":2008,"fails":3,"passes":0},{"y":2009,"fails":2,"passes":0},{"y":2010,"fails":0,"passes":1},{"y":2016,"fails":1,"passes":1},{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":1,"passes":1},{"y":2024,"fails":1,"passes":0},{"y":2025,"fails":1,"passes":0},{"y":2026,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.9316798836513,"lng":-75.1727544208824,"geom":{"type":"Polygon","coordinates":[[[-75.172653525,39.931110763],[-75.173086323,39.93116545],[-75.17285532,39.932249003],[-75.172422513,39.932194316],[-75.172653525,39.931110763]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2021-007357","type":"Fire Alarm Certification","inspectionDate":"2021-03-03","result":"Certified","expirationDate":"2022-03-03","buildingId":"1488194"},{"number":"BC-2022-007160","type":"Fire Alarm Certification","inspectionDate":"2022-03-16","result":"Certified","expirationDate":"2023-03-16","buildingId":"1488194"},{"number":"BC-2024-011252","type":"Fire Alarm Certification","inspectionDate":"2024-03-21","result":"Certified","expirationDate":"2025-03-21","buildingId":"1488194"},{"number":"BC-2024-017105","type":"Sprinkler Certification","inspectionDate":"2024-06-03","result":"Certified","expirationDate":"2025-06-03","buildingId":"1488194"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":null,"lotArea":35301,"zoning":"RSA5","grade":"A","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"1218 GREEN ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR PROPOSED STAIR TOWER EXTENSION (MAXIMUM HEIGHT NTE 65 FEET) ON AN EXISTING 48 FEET HIGH STRUCTURE, FOR THE ERECTION OF A ROOF DECK A, GREEN ROOF, FOR CREATION OF FORTY EIGHT (48) ACCESSORY OPEN AIR PARKING SPACE INCLUDING FOUR H/","status":"CLOSED","outcome":"Granted with conditions","date":"2015-01-28","number":"24195","relatedPermit":"574524"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1180000,"taxable":1180000,"land":113280,"improvement":1066720,"taxableLand":113280,"taxableImprovement":1066720,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1180000,"taxable":1180000,"land":113280,"improvement":1066720,"taxableLand":113280,"taxableImprovement":1066720,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1257600,"taxable":1257600,"land":125760,"improvement":1131840,"taxableLand":125760,"taxableImprovement":1131840,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1257600,"taxable":1257600,"land":125760,"improvement":1131840,"taxableLand":125760,"taxableImprovement":1131840,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1257600,"taxable":1257600,"land":125760,"improvement":1131840,"taxableLand":125760,"taxableImprovement":1131840,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":1257600,"taxable":1257600,"land":125760,"improvement":1131840,"taxableLand":125760,"taxableImprovement":1131840,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":1257600,"taxable":1257600,"land":125760,"improvement":1131840,"taxableLand":125760,"taxableImprovement":1131840,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1257600,"taxable":1257600,"land":125760,"improvement":1131840,"taxableLand":125760,"taxableImprovement":1131840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1257600,"taxable":1257600,"land":125760,"improvement":1131840,"taxableLand":125760,"taxableImprovement":1131840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1257600,"taxable":1257600,"land":125760,"improvement":1131840,"taxableLand":125760,"taxableImprovement":1131840,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1257600,"taxable":1257600,"land":125760,"improvement":1131840,"taxableLand":125760,"taxableImprovement":1131840,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1257600,"taxable":1257600,"land":125760,"improvement":1131840,"taxableLand":125760,"taxableImprovement":1131840,"exemptLand":0,"exemptImprovement":0}],"taxNow":17604,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"574524","date":"2015-04-27","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-04-27","scope":"FOR THE USE CHANGE TO MULTI-FAMILY RESIDENTIAL CONTAINING (73) DWELLING UNITS, (63) MARKET RATE(10) AFFORDABLE WITH ACCESSORY COMMUNITY ROOM, ACCESSORY MANAGMENT OFFICE TOINCLUDE (48) ACCESSORY VEHICLE PARKING SPACES, (11) BICYCLE PARKING SPACES. A GREEN ROOF WILL BE ADDED TO THE ROOF OF THE EXISTING BUILDING WITH EXTENSIONS OF THE EXISTING STAIR TOWERS, AS PER PLANS EXTENSION OF STAIR TOWERS, METAL FENCE."},{"number":"634085","date":"2015-08-24","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-11-06","scope":"EZ PERMIT RE-ROOFING- FOR THE INSTALLATION OF NEW ROOF COVERINGS ON EXITING ROOFS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"645387","date":"2015-12-16","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2016-08-04","scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION OF NON LOAD-BEARING PARTITION WALLS AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THIS STANDARD WILL RESULT IN PERMIT REVOCATION AND REQUIRE SUBMISSION OF CONSTRUCTION PLANS."},{"number":"686847","date":"2016-04-25","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2017-02-07","scope":"REMOVAL AND CLOSURE OF (1) 12,000 GALLON, UNDERGROUND STORAGE TANK USED TO STORE # 4 HEATING OIL."},{"number":"658699","date":"2016-05-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-02-24","scope":"COMPLETE CHANGE IN USE AND OCCUPANCY CLASSIFICATION. LEVEL III INTERIOR ALTERATIONS TO CREATE SEVENTY THREE (73) DWELLING UNITS(63 UNITS FOR MARKET RATE,10 UNITS FOR AFFORDABLE HOUSING) AS PER PROVISO LETTER. PROPOSED STRUCTURE TO HAVE ROOF DECK/GREEN ROOF AS PER APPROVED PLANS. ACCESSIBLE ROUTE SHALL BE PROVIDE FROM SURFACE PARKING SPACES TO THE BUILDING ENTRANCE. ASBESTOS ABATEMENT REQUIRED PRIOR TO COMMENCEMENT OF WORK. ENTIRE BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. SEPARATE PERMIT REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS."},{"number":"706518","date":"2016-09-13","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-05-14","scope":"ALTERATION: INTERIOR PLUMBING OF A 4-STORY MUTLI-FAMILY BUILDING WITH (73) DWELLING UNITS. - THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUMBING CODE, 2004. A SEPARATE PERMIT IS REQUIRED FOR THE (2) 6\" SANITARY SEWER LATERALS & (1) 8\" SANITARY SEWER LATERAL TO THE STREET MAIN."},{"number":"723795","date":"2016-10-27","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"1 FIRE PANEL, 23 PULL STATIONS 35 HORN STOBES 152 HORNS IN APTS. 10 SMOKE DETECTORS 5 HEAT DETECTORS 22 MODULE FOR SPRINKLER AS PER NFPA72 (SOUTH DISTRICT)"},{"number":"733001","date":"2016-12-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-10-24","scope":"AMEND PERMIT #658699 TO DOCUMENT THE CHANGE IN A FIRE SUPPRESSION SYSTEM TO NPFA 13 AND NFPA 13R & CHANGES TO THE BEDROOMS AS PER APPROVED PLANS. SEPARATE PERMIT REQ'D ANY MEP AND FIRE SUPPRESSION WORK."},{"number":"742273","date":"2017-01-05","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2018-10-24","scope":"FOR THE INSTALLATION OF SIX (6) INCH FIRE SERVICE LINE FOR THE INSTALLATION OF AUTOMATIC FIRE SUPPRESSION SYSTEM PER NFPA 13 AND NFPA 13R AND STANDPIPES PER NFPA 14 AS PER APPROVED PLANS. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS."},{"number":"719328","date":"2017-01-13","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-14","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING (64) SPLIT SYSTEMS (2 TON) AND TWENTY (20) DUCTLESS SYSTEMS AS SHOWN ON PLANS."},{"number":"753409","date":"2017-01-20","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-02-01","scope":"REPLACE CURB TRAP AND FAI PA20170191508 (MULTI FAMILY)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"860077","date":"2018-05-31","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-12-12","scope":"INSTALL 4000AMP 3PHASE SERVICE WITH GROUNDING AND WIRE BUILDING OF 73 DWELLING UNITS WITH RECEPTS,SWITCHES,LIGHTS,FIXTURES,SMOKES AND SOME CABLE AS PER 2008 NEC (SOUTH DISTRICT)"},{"number":"896438","date":"2018-07-24","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-11-23","scope":"TCO FOR 52 RESIDENTIAL UNITS ON FLOORS 1-3"},{"number":"904696","date":"2018-09-26","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-04-22","scope":"TO AMEND PARENT PERMIT NUMBER 658699 FOR THE RELOCATION OF TWO (2) TYPE A ACCESSIBLE DWELLING UNITS AS PER ATTACHED LETTER AND PLANS. SEPARATE PERMIT REQUIRED FOR ANY MEP ANY FIRE SUPPRESSION WORK."},{"number":"933737","date":"2018-12-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-04","scope":"REPLACE CURB TRAP AND FAI \"SELF-CERTIFICATION'S ARE NO LONGER PERMITTED\" - \"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FEET IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"viol","w":"2 L&I violations"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2024,"k":"viol","w":"2 L&I violations"},{"y":2024,"k":"insp","w":"Inspection failed"},{"y":2025,"k":"viol","w":"2 L&I violations"},{"y":2025,"k":"insp","w":"Inspection failed"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 3 failed, 1 passed"}],"rented":false,"licenses":[{"number":"796764","type":"Rental","status":"Inactive","businessName":"METAL VENTURES INC","legalName":"METAL VENTURES INC ","address":"1501 S 17TH ST","revenueCode":"3202","rentalCategory":null,"units":52,"issuedDate":"2018-12-11","latestIssueDate":"2020-11-05","expirationDate":"2020-12-10","inactiveDate":"2021-02-08"},{"number":"844600","type":"Rental","status":"Expired","businessName":"Metal Ventures Inc","legalName":"Metal Ventures Inc","address":"1501 S 17TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":73,"issuedDate":"2020-06-26","latestIssueDate":"2025-08-18","expirationDate":"2026-06-25","inactiveDate":null}],"licenseActivity":[{"number":"844600","type":"Rental","businessName":"Metal Ventures Inc","legalName":"Metal Ventures Inc","issuedDate":"2018-12-11","latestIssueDate":"2025-08-18","closureDate":"2026-06-25","expirationDate":"2026-06-25","inactiveDate":null,"status":"Expired","statusLabel":"Expired","active":false}],"businessLicenseSourceDate":"2026-07-27","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":["2 open L&I violations","failed L&I inspection activity in 2024, 2025, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #574524: 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":"violations","level":"attention","title":"2 open L&I violations","finding":"10 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Mar 21, 2025; Sprinkler Certification: Certified through Jun 3, 2025","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":"Request the correction/reinspection and current filed certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"16 failed, 4 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Mar 18, 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":"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":"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/"}]}