{"asOf":"2026-07-21T20:43:54.685Z","block":"0-99 S 20TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/0-99-s-20th-st","address":"18 S 20TH ST","parcelNumber":"871005850","source":"https://property.phila.gov/?p=871005850","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y70","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 4 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"SUNRISE TORRESDALE 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INSP","status":"PASSED"},{"caseNumber":"635411","date":"2018-05-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"635411","date":"2018-06-22","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"635411","date":"2018-08-03","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2020-077610","date":"2020-11-02","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-077610","date":"2021-02-23","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":1,"passes":0},{"y":2008,"fails":0,"passes":1},{"y":2013,"fails":1,"passes":1},{"y":2018,"fails":2,"passes":1},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.952695928441855,"lng":-75.17354226119598,"geom":{"type":"Polygon","coordinates":[[[-75.173445372,39.952708896],[-75.173456049,39.952660173],[-75.17363915,39.952682961],[-75.173628474,39.952731684],[-75.173445372,39.952708896]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2025-004005","type":"Special Hazards Certification","inspectionDate":"2025-02-17","result":"Certified","expirationDate":"2026-02-17","buildingId":"1550435"},{"number":"BC-2026-012874","type":"Special Hazards Certification","inspectionDate":"2026-04-30","result":"Certified","expirationDate":"2027-04-30","buildingId":"1550435"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":4,"lotArea":936,"zoning":"CMX4","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"7217 TORRESDALE AVE, PHILADELPHIA PA, 19135","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR CHANGE USE OF 2ND & 3rd + 4TH FLOORS TO 2 FAMILY, HOUSEHOLD LIVING\nABOVE EXISTING TAKE-OUT RESTARAUNT","status":"OPEN","outcome":"Granted","date":"2018-12-19","number":"35149","relatedPermit":"899227"},{"type":"BBS Permit Denial","grounds":"Amendment to previously issued permit AP#945790 to legalize breaches within the party wall, including an opening into 16 S 20th Street within the basement, and for utilities and sprinkler piping at the basement through fourth floors, as per","status":"Completed","outcome":"Approved","date":"2022-05-18","number":"945790","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":551900,"taxable":551900,"land":187200,"improvement":364700,"taxableLand":187200,"taxableImprovement":364700,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":551900,"taxable":551900,"land":187200,"improvement":364700,"taxableLand":187200,"taxableImprovement":364700,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":779600,"taxable":779600,"land":155920,"improvement":623680,"taxableLand":155920,"taxableImprovement":623680,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":802900,"taxable":802900,"land":160580,"improvement":642320,"taxableLand":160580,"taxableImprovement":642320,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":810900,"taxable":810900,"land":162180,"improvement":648720,"taxableLand":162180,"taxableImprovement":648720,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":810900,"taxable":810900,"land":162180,"improvement":648720,"taxableLand":162180,"taxableImprovement":648720,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":810900,"taxable":810900,"land":162180,"improvement":648720,"taxableLand":162180,"taxableImprovement":648720,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1007700,"taxable":1007700,"land":201540,"improvement":806160,"taxableLand":201540,"taxableImprovement":806160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1007700,"taxable":1007700,"land":201540,"improvement":806160,"taxableLand":201540,"taxableImprovement":806160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":973900,"taxable":973900,"land":194780,"improvement":779120,"taxableLand":194780,"taxableImprovement":779120,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":973900,"taxable":973900,"land":194780,"improvement":779120,"taxableLand":194780,"taxableImprovement":779120,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":977200,"taxable":977200,"land":195400,"improvement":781800,"taxableLand":195400,"taxableImprovement":781800,"exemptLand":0,"exemptImprovement":0}],"taxNow":13633,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"746595","date":"2017-02-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2017-02-13","scope":"FOR THREE (3) FAMILY DWELLING (MULTI-FAMILY DWELLING) FROM 2ND THRU 4TH FLOORS WITH EXISTING TAKE OUT RESTAURANT ON 1ST FLOOR AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"794755","date":"2017-07-25","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2017-07-25","scope":"PROPOSED 3RD & 4TH STORY REAR ADDITION. NO CHANGE IN USE"},{"number":"805883","date":"2017-08-04","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2018-06-06","scope":"INTERIOR DEMO OF NON LOAD BEARING PARTITONS ONLY. (MIXED USE)"},{"number":"841233","date":"2018-01-30","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-01-30","scope":"THE REMOVAL OF EXISTING ROOF DECK ABOVE 2ND FLOOR ROOF. THE ERECTION OF PROPOSED 1-STORY ADDITION ABOVE EXISTING SECOND FLOOR STAIR TOWER W/ NEW (RELOCATED) ROOF DECK ABOVE AS SHOWN ON ZONING PLAN."},{"number":"858005","date":"2018-03-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-01-03","scope":"SHELTER PLATFORM PERMIT- ERECTION OF A SIDEWALK SHELTER PLATFORM AS PER ENGINEERED PLANS. STREETS DEPARTMENT PERMIT IS REQUIRED FOR SIDEWALK CLOSURE PRIOR TO THE START WORK."},{"number":"899227","date":"2019-02-04","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-02-04","scope":"FOR USE AS TWO (2) FAMILY DWELLING FROM 2ND THRU 4TH FLOORS WITH EXISTING TAKE OUT RESTAURANT ON 1ST FLOOR AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT. NO SIGN ON THIS PERMIT."},{"number":"945790","date":"2019-05-01","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-07-14","scope":"**AMENDMENT DATED 6/9/2022: REVISE INTERIOR LAYOUT AND BBS APPROVAL TO LEGALIZE EXISTING PARTY WALL BREACHES** FOR THE ERECTION OF A ONE (1) STORY ADDITION AT REAR LOW ROOF AREA OF EXISTING BUILDING ALONGSIDE LEVEL 3 ALTERATIONS TO CREATE TWO (2) DWELLING UNITS AT UPPER STORIES OF EXIST. FOUR (4) STORY ABOVE GRADE PLANE MIXED-USE BUILDING INCLUDING ERECTION OF PARTITION WALLS REAR ADDITION OF LIGHT-FRAME WOOD CONSTRUCTION, NEW INTERIOR EXIT STAIRWAYS, FLOOR FRAMING ADJUSTMENT, & ALL ASSOCIATED FINISH WORK; BUILDING TO BE FULLY SPRINKLERED PER NFPA 13. SEPARATE PERMIT REQ'D FOR FIT-OUT OF 1ST FLR COMMERCIAL SPACE & ANY MECH., ELEC., PLUMB., & FIRESUPP WORK. SEE BLDG PRMT# 865495 FOR ALL APPROVED CONSTRUCTION DOCUMENTS."},{"number":"1005287","date":"2019-10-04","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2020-11-02","scope":"FOR THE INSTALLATION OF HVAC SYSTEM IN TWO DWELLING UNITS AS PER APPROVED PLANS. SEE A/P NO. 999417 FOR APPROVED PLANS SEPARATE MECHANICAL PERMIT REQUIRED FOR HVAC SYSTEM OF COMMERCIAL TENANT SPACE. ** 2009 IMC **"},{"number":"1025991","date":"2019-11-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-01-15","scope":"1\" WATER SERVICE AS PER 2004 PPC"},{"number":"1020011-RI","date":"2019-11-15","work":"Rough-In","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALLATION OF A FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13 STANDARDS."},{"number":"FP-2020-000346","date":"2020-06-04","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2023-07-14","scope":"FOR THE INSTALLATION OF A TWO (2) INCH FIRE SERVICE LINE, BACKFLOW PREVENTER, FIRE PUMP FOR AUTOMATIC FIRE SUPPRESSION SYSTEM AS PER NFPA 13. ALL WORK SHALL BE DONE IN ACCORDANCE WITH APPROVED PLANS/HYDRAULIC CALCULATIONS."},{"number":"MP-2021-002331","date":"2021-04-15","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-07-14","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"PP-2021-009327","date":"2021-06-08","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-07-14","scope":"New drain and water lines to fixtures to create 2 apartments"},{"number":"ZP-2023-009613","date":"2023-09-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Visitor Accommodations"}],"storyTag":"New construction","storyDelta":0,"timeline":[{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Rough-In"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"viol","w":"L&I violation"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2021,"k":"insp","w":"Inspection passed"},{"y":2022,"k":"appeal","w":"Appeal approved"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"sale","p":2150000}],"rented":true,"licenses":[{"number":"243304","type":"Rental","status":"Inactive","businessName":"MANDANA R HARRISON ET AL","legalName":"MANDANA R HARRISON ET AL","address":"18 S 20TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-03-31","latestIssueDate":"2014-03-01","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"205201","type":"Food Preparing and Serving","status":"Inactive","businessName":"PAD THAI SHACK","legalName":"PAD THAI SHACK","address":"18 S 20TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2003-08-01","latestIssueDate":"2003-08-01","expirationDate":"2004-04-30","inactiveDate":null},{"number":"208543","type":"Food Preparing and Serving","status":"Inactive","businessName":"CHONG YUN","legalName":"CHONG YUN","address":"18 S 20TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2004-09-16","latestIssueDate":"2004-09-16","expirationDate":"2005-04-30","inactiveDate":"2012-12-22"},{"number":"422321","type":"Food Preparing and Serving","status":"Inactive","businessName":"MAMAS VEGETARIAN INC","legalName":"MAMAS VEGETARIAN INC","address":"18 S 20TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2007-09-04","latestIssueDate":"2017-05-13","expirationDate":"2018-04-30","inactiveDate":"2018-06-29"},{"number":"548276","type":"Dumpster License - Private Property","status":"Active","businessName":"MAMAS VEGETARIAN INC","legalName":"MAMAS VEGETARIAN INC","address":"18 S 20TH ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-11-07","latestIssueDate":"2013-07-24","expirationDate":null,"inactiveDate":null},{"number":"0961783","type":"Rental","status":"Active","businessName":"SUNRISE TORRESDALE INC","legalName":"SUNRISE TORRESDALE INC","address":"18 S 20TH ST","revenueCode":"3202","rentalCategory":"Hotel|Residential Dwellings","units":2,"issuedDate":"2024-09-23","latestIssueDate":"2025-10-13","expirationDate":"2026-09-22","inactiveDate":null}],"licenseActivity":[{"number":"0961783","type":"Rental","businessName":"SUNRISE TORRESDALE INC","legalName":"SUNRISE TORRESDALE INC","issuedDate":"2024-09-23","latestIssueDate":"2025-10-13","closureDate":null,"expirationDate":"2026-09-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"548276","type":"Dumpster License - Private Property","businessName":"MAMAS VEGETARIAN INC","legalName":"MAMAS VEGETARIAN INC","issuedDate":"2011-11-07","latestIssueDate":"2013-07-24","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"422321","type":"Food Preparing and Serving","businessName":"MAMAS VEGETARIAN INC","legalName":"MAMAS VEGETARIAN INC","issuedDate":"2007-09-04","latestIssueDate":"2017-05-13","closureDate":"2018-06-29","expirationDate":"2018-04-30","inactiveDate":"2018-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"208543","type":"Food Preparing and Serving","businessName":"CHONG YUN","legalName":"CHONG YUN","issuedDate":"2004-09-16","latestIssueDate":"2004-09-16","closureDate":"2012-12-22","expirationDate":"2005-04-30","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"205201","type":"Food Preparing and Serving","businessName":"PAD THAI SHACK","legalName":"PAD THAI SHACK","issuedDate":"2003-08-01","latestIssueDate":"2003-08-01","closureDate":"2004-04-30","expirationDate":"2004-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"243304","type":"Rental","businessName":"MANDANA R HARRISON ET AL","legalName":"MANDANA R HARRISON ET AL","issuedDate":"2003-03-31","latestIssueDate":"2014-03-01","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-19","units":2,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #35149: OPEN · Granted; related permit 899227. Use permit #746595: 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: 1005287 (Expired), 1020011-RI (Issued). 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":"mixed-use","level":"verify","title":"Residential and business space run on separate compliance tracks","finding":"OPA classifies this parcel as mixed-use.","why":"The zoning/use and occupancy file must cover the actual residential and commercial spaces. Dwelling units can require Rental Licenses and lead compliance; the operator can separately need an Activity License and sector license; installed fire systems can require annual certification.","action":"Match every dwelling and business use to the zoning permit, CO, current operator licenses, and life-safety filings.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1900 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Feb 23, 2021.","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 #205201: Inactive; Food Preparing and Serving #208543: Inactive since Dec 22, 2012; Food Preparing and Serving #422321: Inactive since Jun 29, 2018","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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as mixed-use. 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 8 historical violations across 5 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":"Special Hazards Certification: Certified through Apr 30, 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/"}]}