{"asOf":"2026-07-28T00:34:54.246Z","block":"5800-5899 CHESTER AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5800-5899-chester-ave","address":"5800 CHESTER AVE","parcelNumber":"783092500","source":"https://property.phila.gov/?p=783092500","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"JM0","buildingCodeNew":"610","buildingClass":"AMUS REC COMPLEX MASONRY","buildingClassNew":"RECREATIONAL/HEALTH","useLabel":"Commercial","owner":"CITY OF PHILA","coOwner":"FRANCIS MYERS REC CTR","marketValue":5826800,"landAssessment":757484,"improvementAssessment":5069316,"livableArea":22749,"yearBuilt":1943,"lastSale":{"price":2,"date":"1962-05-04T04:00:00Z"},"openViolations":0,"violations":[{"number":"2433757","date":"2008-02-19","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":null,"resolutionDate":null,"resolution":null},{"number":"2433755","date":"2008-02-19","code":"FC-1026.5/1","title":"EMERG LIGHTING REQ","status":null,"resolutionDate":null,"resolution":null},{"number":"2433754","date":"2008-02-19","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":null,"resolutionDate":null,"resolution":null},{"number":"2433759","date":"2008-02-19","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":null,"resolutionDate":null,"resolution":null},{"number":"2433758","date":"2008-02-19","code":"FC-914.1/4","title":"ANNUAL CERT FIRE SUPP","status":null,"resolutionDate":null,"resolution":null},{"number":"2433756","date":"2008-02-19","code":"FC-901.4/5","title":"FA/SUPP TAG","status":null,"resolutionDate":null,"resolution":null},{"number":"2433760","date":"2008-02-27","code":"FC-912.2/1","title":"FIRE CONNECT SIGN-EXIST BLDG","status":null,"resolutionDate":null,"resolution":null},{"number":"3431394","date":"2014-12-22","code":"PM-407.3/1","title":"ELEC-OUTLET MIN-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3431388","date":"2014-12-22","code":"FC-1004.3/1","title":"EGRESS-ASSEM OCC SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3431389","date":"2014-12-22","code":"FC-404.2/1","title":"FIRE/EVAC PLN-REQ'D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3431390","date":"2014-12-22","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3431393","date":"2014-12-22","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3431391","date":"2014-12-22","code":"FC-901.7/1","title":"FIRE PROT SYS MAINTENANCE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3431392","date":"2014-12-22","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3431395","date":"2014-12-22","code":"PM-604.2/1","title":"FIRE DOORS/BARRIERS MAINTAINED","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"147628","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2008-02-20","completedDate":null,"violations":[{"number":"2433757","date":"2008-02-19","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":null,"resolutionDate":null,"resolution":null},{"number":"2433755","date":"2008-02-19","code":"FC-1026.5/1","title":"EMERG LIGHTING REQ","status":null,"resolutionDate":null,"resolution":null},{"number":"2433754","date":"2008-02-19","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":null,"resolutionDate":null,"resolution":null},{"number":"2433759","date":"2008-02-19","code":"FC-914.1/5","title":"ANNUAL CERT STANDBY/EMERG LITE","status":null,"resolutionDate":null,"resolution":null},{"number":"2433758","date":"2008-02-19","code":"FC-914.1/4","title":"ANNUAL CERT FIRE SUPP","status":null,"resolutionDate":null,"resolution":null},{"number":"2433756","date":"2008-02-19","code":"FC-901.4/5","title":"FA/SUPP TAG","status":null,"resolutionDate":null,"resolution":null},{"number":"2433760","date":"2008-02-27","code":"FC-912.2/1","title":"FIRE CONNECT SIGN-EXIST BLDG","status":null,"resolutionDate":null,"resolution":null}]},{"number":"464431","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2014-12-23","completedDate":"2015-02-03","violations":[{"number":"3431394","date":"2014-12-22","code":"PM-407.3/1","title":"ELEC-OUTLET MIN-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3431388","date":"2014-12-22","code":"FC-1004.3/1","title":"EGRESS-ASSEM OCC SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3431389","date":"2014-12-22","code":"FC-404.2/1","title":"FIRE/EVAC PLN-REQ'D","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3431390","date":"2014-12-22","code":"FC-901.6/6","title":"FA-REPAIR SYSTEM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3431393","date":"2014-12-22","code":"FC-907.4/4","title":"FIRE-PULL STATION SIGNS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3431391","date":"2014-12-22","code":"FC-901.7/1","title":"FIRE PROT SYS MAINTENANCE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3431392","date":"2014-12-22","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3431395","date":"2014-12-22","code":"PM-604.2/1","title":"FIRE DOORS/BARRIERS MAINTAINED","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2008,"n":7,"worst":null},{"y":2014,"n":8,"worst":null}],"investigations":[{"caseNumber":"147628","date":"2008-02-19","type":"CI INSP","status":"FAILED"},{"caseNumber":"147628","date":"2008-02-26","type":"CI INSP","status":"FAILED"},{"caseNumber":"147628","date":"2008-02-27","type":"CI INSP","status":"FAILED"},{"caseNumber":"147628","date":"2008-04-01","type":"CI INSP","status":"FAILED"},{"caseNumber":"147628","date":"2008-06-11","type":"CI INSP","status":"FAILED"},{"caseNumber":"147628","date":"2008-11-17","type":"CI INSP","status":"FAILED"},{"caseNumber":"147628","date":"2009-11-04","type":"CI INSP","status":"FAILED"},{"caseNumber":"147628","date":"2009-11-05","type":"CI INSP","status":"FAILED"},{"caseNumber":"147628","date":"2010-01-13","type":"CI INSP","status":"FAILED"},{"caseNumber":"147628","date":"2010-04-13","type":"CI INSP","status":"FAILED"},{"caseNumber":"147628","date":"2010-06-08","type":"CI INSP","status":"CLOSED"},{"caseNumber":"464431","date":"2014-12-22","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"464431","date":"2015-02-02","type":"HCEU INSP","status":"CLOSED"}],"inspYears":[{"y":2008,"fails":6,"passes":0},{"y":2009,"fails":2,"passes":0},{"y":2010,"fails":2,"passes":0},{"y":2014,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93452395837838,"lng":-75.2288582958768,"geom":{"type":"Polygon","coordinates":[[[-75.228157306,39.934163604],[-75.229200996,39.933440618],[-75.230294663,39.934365249],[-75.228529932,39.935610447],[-75.227420651,39.934673899],[-75.228157306,39.934163604]]]},"liDistrict":"SOUTH","certifications":[{"number":"BC-2026-016536","type":"Fire Alarm Certification","inspectionDate":"2026-06-08","result":"Certified","expirationDate":"2027-06-08","buildingId":"1452968"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19143","beds":null,"baths":null,"stories":null,"lotArea":305486,"zoning":"SPPOA","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1401 JOHN F KENNEDY BLVD, PHILADELPHIA PA, 19102","mailOut":false,"appeals":[{"type":"BBS Permit Denial","grounds":"Amendment to revise plans for proposed stairway within existing 3-story building to accommodate a structural component.","status":"Completed","outcome":"Approved","date":"2025-12-15","number":"CP-2023-003549","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":5014500,"taxable":0,"land":4582300,"improvement":432200,"taxableLand":0,"taxableImprovement":0,"exemptLand":4582300,"exemptImprovement":432200},{"y":2017,"v":5014500,"taxable":0,"land":4582300,"improvement":432200,"taxableLand":0,"taxableImprovement":0,"exemptLand":4582300,"exemptImprovement":432200},{"y":2018,"v":5345700,"taxable":0,"land":694941,"improvement":4650759,"taxableLand":0,"taxableImprovement":0,"exemptLand":694941,"exemptImprovement":4650759},{"y":2019,"v":5345700,"taxable":0,"land":694941,"improvement":4650759,"taxableLand":0,"taxableImprovement":0,"exemptLand":694941,"exemptImprovement":4650759},{"y":2020,"v":5345700,"taxable":0,"land":694941,"improvement":4650759,"taxableLand":0,"taxableImprovement":0,"exemptLand":694941,"exemptImprovement":4650759},{"y":2021,"v":5345700,"taxable":0,"land":694941,"improvement":4650759,"taxableLand":0,"taxableImprovement":0,"exemptLand":694941,"exemptImprovement":4650759},{"y":2022,"v":5345700,"taxable":0,"land":694941,"improvement":4650759,"taxableLand":0,"taxableImprovement":0,"exemptLand":694941,"exemptImprovement":4650759},{"y":2023,"v":5826800,"taxable":0,"land":757484,"improvement":5069316,"taxableLand":0,"taxableImprovement":0,"exemptLand":757484,"exemptImprovement":5069316},{"y":2024,"v":5826800,"taxable":0,"land":757484,"improvement":5069316,"taxableLand":0,"taxableImprovement":0,"exemptLand":757484,"exemptImprovement":5069316},{"y":2025,"v":5826800,"taxable":0,"land":757484,"improvement":5069316,"taxableLand":0,"taxableImprovement":0,"exemptLand":757484,"exemptImprovement":5069316},{"y":2026,"v":5826800,"taxable":0,"land":757484,"improvement":5069316,"taxableLand":0,"taxableImprovement":0,"exemptLand":757484,"exemptImprovement":5069316},{"y":2027,"v":5826800,"taxable":0,"land":757484,"improvement":5069316,"taxableLand":0,"taxableImprovement":0,"exemptLand":757484,"exemptImprovement":5069316}],"taxNow":0,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"938758","date":"2019-03-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-05-01","scope":"INSTALL NEW AUTOMATIC FIRE ALARM THRU OUT PER APPROVED PLANS IN ACCORDANCE WITH NFPA 72"},{"number":"AP-2020-009834","date":"2020-09-25","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Issued","completedDate":null,"scope":"PERMIT FOR A CERTIFICATE OF OCCUPANCY FOR A PREVIOUSLY APPROVED STRUCTURE. NO CHANGE IN OCCUPANCY CLASSIFICATION. NO CONSTRUCTION. COMPLIANCE WITH CURRENT FIRE AND PROPERTY MAINTENCE REQUIRED. CONTACT INSPECTIOR TO OBTAIN FINAL CERTIFICATE."},{"number":"ZP-2023-000857","date":"2023-04-17","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-05-27","scope":"For the erection of addition to the existing detached building, size and location as shown on the plans."},{"number":"CP-2023-003549","date":"2023-12-04","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-05-27","scope":"For the Construction of an addition to the existing detached building to include the Renovation of an existing 3-stories above grade Recreation Center, the construction of an Entry Lobby Addition, and associated site improvements. For use as previously approved (as per Zp-2023-000857). As per approved plans. *******Separate permits are required for all other work. ***************************** 01/05/2026 AMENDMENT: Structural connection field condition within a new stairway enclosure. See attached letter describing in detail the condition, original design intent, and suggested mitigation."},{"number":"DP-2024-000006","date":"2024-03-05","work":"Major Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2024-04-24","scope":"FOR THE PARTIAL DEMOLITION OF THE EXISTING THREE (3) STORIES DETACHED STRUCTURE, STRUCTURES TO BE DEMOLISHED BY HAND AND BY MECHANICAL MEANS. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. * ASBESTOS REMEDIATION REQUIRED PRIOR TO START OF WORK * A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS ARE REQUIRED. (CLOSURE TO BE HALF THE HEIGHT OF THE STRUCTURE WHEN MECHANICAL DEMOLITION IS USED, ONE-QUARTER OF THE HEIGHT OF THE STRUCTURE WHEN HAND DEMOLITION IS USED) * 21 DAY POSTING AND NOTICE REQUIRED PER A-303.2."},{"number":"EP-2024-002176","date":"2024-03-06","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-03-14","scope":"Furnish and install new - temporary - 120/240 Volt, 200 Amp service."},{"number":"MP-2024-001522","date":"2024-04-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-11-04","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEMS, ASSOCIATED DUCT WORK, ROOFTOP UNITS, DUCTLESS SYSTEMS, AND REGISTERS/DIFFUSERS AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL, PLUMBING, FIRE SUPPRESSION."},{"number":"EP-2024-001133","date":"2024-05-15","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-14","scope":"Electrical fitout & addition including new service. ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC. **SEPARATE FIRE ALARM PERMIT REQ'D**"},{"number":"PP-2024-005940","date":"2024-05-21","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-02-19","scope":"INSTALL 9 FLOOR DRAINS, 1 ELEVATOR PIT PUMP, 1 EJECTOR SUMP PUMP, 1 PLUMBER SUPPLY BOX, 1 SERVICE SINK, 4 KITCHEN SINKS 2 MOP SINKS, 1 SAND INTERCEPTOR, 2 GREASE INTERCEPTOR, 11 WATER CLOSETS, 1 URINAL, 10 LAVATORIES, 2 ELECTRIC WATER COOLERS, 2 HOT WATER HEATERS, 2 BACKFLOW PREVENTERS, 3 NON FREEZE WATER HYRANTS AND 2 ROOF DRAINS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"PP-2024-009057","date":"2024-08-14","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-12-02","scope":"18\" Storm water tie-in with modified saddle and fresh air inlet"},{"number":"EP-2024-010361","date":"2024-11-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2026-05-15","scope":"INSTALL A NEW FIRE ALARM SYSTEM & TWO-WAY COMMUNICATION SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"FP-2024-002598","date":"2025-01-20","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2026-02-12","scope":"FOR THE INSTALLATION OF 317 NEW SPRINKLER HEADS TO AN EXISTING FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING. AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Major Demolition"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"demo"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"appeal","w":"Appeal approved"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-25","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":["10 permit events since 2023","1 zoning/board appeal since 2023","demolition activity 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":"1 permit not marked completed: AP-2020-009834 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"11 failed, 0 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Feb 2, 2015.","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":"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 15 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 Jun 8, 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/"}]}