{"asOf":"2026-07-25T04:17:23.117Z","block":"1600-1699 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-ridge-ave","address":"1602 RIDGE AVE","parcelNumber":"871088100","source":"https://property.phila.gov/?p=871088100","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"820","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS RES","useLabel":"Apartment building","owner":"MAS PROPERTIES II LLC","coOwner":null,"marketValue":378500,"landAssessment":75700,"improvementAssessment":302800,"livableArea":2704,"yearBuilt":1920,"lastSale":{"price":195000,"date":"2022-04-26T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2023-047148","date":"2023-07-06","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2023-07-06","resolution":"SVN ISSUED"},{"number":"VI-2023-055681","date":"2023-07-28","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-07-28","resolution":"SVN ISSUED"},{"number":"VI-2024-005218","date":"2024-01-26","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2025-01-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-005219","date":"2024-01-26","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2025-01-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2025-039814","date":"2025-06-04","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-06-05","resolution":"SVN ISSUED"}],"violationCases":[{"number":"CF-2023-063277","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-07-06","completedDate":null,"violations":[{"number":"VI-2023-047148","date":"2023-07-06","code":"A-302.8","title":"POSTING OF PERMITS \n","status":"SVN ISSUED","resolutionDate":"2023-07-06","resolution":"SVN ISSUED"}]},{"number":"CF-2023-074256","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"SVN ISSUED, BALANCE DUE","createdDate":"2023-07-28","completedDate":null,"violations":[{"number":"VI-2023-055681","date":"2023-07-28","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2023-07-28","resolution":"SVN ISSUED"}]},{"number":"CF-2024-006284","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2024-01-26","completedDate":"2025-01-09","violations":[{"number":"VI-2024-005218","date":"2024-01-26","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"CLOSED","resolutionDate":"2025-01-08","resolution":"CLOSED - STOP PROCESSING"},{"number":"VI-2024-005219","date":"2024-01-26","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"CLOSED","resolutionDate":"2025-01-08","resolution":"CLOSED - STOP PROCESSING"}]},{"number":"CF-2025-053248","type":"SITE VIOLATION NOTICE","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2025-06-04","completedDate":"2026-02-12","violations":[{"number":"VI-2025-039814","date":"2025-06-04","code":"B-3306.2","title":"WALKWAY NOT PROVIDED\n","status":"SVN ISSUED","resolutionDate":"2025-06-05","resolution":"SVN ISSUED"}]}],"violYears":[{"y":2023,"n":2,"worst":null},{"y":2024,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"90442","date":"2006-11-15","type":"BC INSP","status":"CLOSED"},{"caseNumber":"CF-2023-063277","date":"2023-07-06","type":null,"status":null},{"caseNumber":"CF-2023-074256","date":"2023-07-28","type":null,"status":null},{"caseNumber":"CF-2024-006284","date":"2024-01-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-006284","date":"2024-07-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-006284","date":"2024-08-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-006284","date":"2024-09-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-006284","date":"2024-11-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-006284","date":"2025-01-09","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-053248","date":"2025-06-05","type":null,"status":null}],"inspYears":[{"y":2024,"fails":5,"passes":0},{"y":2025,"fails":0,"passes":1}],"taxOwed":103.12,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":103.12,"principalDue":0,"penaltyDue":0,"interestDue":0,"otherChargesDue":103.12,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":219700,"taxableAssessment":219700,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":3075.36,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.969112316688644,"lng":-75.16355725149937,"geom":{"type":"Polygon","coordinates":[[[-75.163441312,39.969153952],[-75.163605759,39.969047044],[-75.163703974,39.969060283],[-75.163483113,39.96919126],[-75.163441312,39.969153952]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1277,"zoning":"CMX2.5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"1636 RIDGE AVE UNIT 1, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[],"taxYears":[{"year":2016,"total":752.75,"principal":608.24,"interest":9.12,"penalty":6.08}],"taxNet":752.75,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":84400,"taxable":54400,"land":31900,"improvement":52500,"taxableLand":31900,"taxableImprovement":22500,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":84400,"taxable":54400,"land":31900,"improvement":52500,"taxableLand":31900,"taxableImprovement":22500,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":211300,"taxable":181300,"land":42260,"improvement":169040,"taxableLand":42260,"taxableImprovement":139040,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":217600,"taxable":217600,"land":43520,"improvement":174080,"taxableLand":43520,"taxableImprovement":174080,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":219700,"taxable":219700,"land":43940,"improvement":175760,"taxableLand":43940,"taxableImprovement":175760,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":219700,"taxable":219700,"land":43940,"improvement":175760,"taxableLand":43940,"taxableImprovement":175760,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":219700,"taxable":219700,"land":43940,"improvement":175760,"taxableLand":43940,"taxableImprovement":175760,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":293100,"taxable":293100,"land":58620,"improvement":234480,"taxableLand":58620,"taxableImprovement":234480,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":293100,"taxable":293100,"land":58620,"improvement":234480,"taxableLand":58620,"taxableImprovement":234480,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":345200,"taxable":345200,"land":69040,"improvement":276160,"taxableLand":69040,"taxableImprovement":276160,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":345200,"taxable":345200,"land":69040,"improvement":276160,"taxableLand":69040,"taxableImprovement":276160,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":378500,"taxable":378500,"land":75700,"improvement":302800,"taxableLand":75700,"taxableImprovement":302800,"exemptLand":0,"exemptImprovement":0}],"taxNow":4832,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"PP-2022-016411","date":"2022-11-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-03-11","scope":"SEAL LATERAL FOR DEMO"},{"number":"ZP-2022-012391","date":"2022-11-21","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE REECTION OF AN ATTACHED STRUCTURE( NTE 55' HIGH). SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"ZP-2022-013371","date":"2022-12-08","work":"Full Demolition","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Zoning only- for complete demolition to create vacant lot"},{"number":"DP-2022-001665","date":"2022-12-28","work":"Minor Demolition","type":"Demolition","description":"Demolition Permit","status":"Completed","completedDate":"2023-04-24","scope":"FOR THE COMPLETE DEMOLITION OF THE ATTACHED THREE-STORY STRUCTURE BY HAND AND HAND HOLD DEVICES. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. *21 DAY POSING AND NOTICE REQUIRED PER A-303.2 *A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN MIN. 12 FEET OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. * DUST CONTROL REQUIRED PER DEPARTMENT OF PUBLIC HEALTH."},{"number":"SP-2022-000574","date":"2023-02-14","work":"Foundation","type":"Site / Utility Permit","description":"Site / Utility Permit","status":"Amendment Ready For Issue","completedDate":null,"scope":"FOR FOUNDATION ONLY PERMIT FOR A PROPOSED STRUCTURE AS PER PLANS. SEPARATE PERMIT REQUIRED FOR NEW CONSTRUCTION. AMENDMENT (5/10/2023) TO REVISE LOCATION OF FOOTINGS FOR INTERIOR CMU WALLS AND LAYOUT OF ELEVATOR PITT AS PER REVISE PLANS. TO UPDATE GEOTECHNICAL REPORT TO REFLECT NEW CONSTRUCTION PROJECT ON ADJACENT LOT."},{"number":"ZP-2023-006190","date":"2023-08-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF AN ATTACHED STRUCTURE WITH CELLAR. SIZE AND LOCATION AS SHOWN IN THE APPLICATION / PLAN."},{"number":"CP-2023-003501","date":"2023-08-29","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A FOUR-STORY STRUCTURE OF TYPE VA CONSTRUCTION AS PER PLANS. FOR A VACANT COMMERCIAL SPACE ON THE GROUND FLOOR AND THREE DWELLING UNITS ABOVE. A SEPARATE PERMIT WILL BE REQUIRED FOR THE CERTIFICATE OF OCCUPANCY FOR COMMERCIAL SPACE. SEPARATE PERMITS WILL BE REQUIRED FOR ALL MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"FP-2024-000242","date":"2024-03-21","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH 2 WILKINS 950XLT2 BACKFLOW PREVENTION ASSEMBLY AND FIRE SYSTEM TO INCLUDE THE INSTALLATION OF TWO STANDPIPES IN EXIT STAIRWAYS, STANDPIPES TO BE INTERCONNECTED PER NFPA 14. AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"MP-2024-000761","date":"2024-03-26","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF REGISTERS, DIFFUSERS AND APPLIANCES WITH ASSOCIATED DUCTWORK. APPLIANCES TO BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER’S SPECIFICATIONS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"PP-2024-000139","date":"2024-04-08","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Issued","completedDate":null,"scope":"Install 1.5\" domestic and 2\" Fire, storm and sanitary curb trap complete with fresh air and main house drains. Install (4) lavatories, (4) water closets, (3) tub/shower, (3)laundry sink, (3)kitchen sink, (4)hot water heater, (2) hose bibs."},{"number":"EP-2023-012311","date":"2024-04-15","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-07-30","scope":"Install new service, meter socket, panels and feeders. Complete wiring throughout common areas, vacant commercial space and four family dwellings with receptacles, switches, light fixtures as per NEC 2017 code. Install fire alarm system complete with low frequency sound in all living rms and bedrooms,pulls, horns, strobes . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE. **SEPARATE ELECTRICAL PERMIT REQ'D FOR COMMERCIAL FITOUT**"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2023,"k":"demo"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"permit","w":"New Construction or Additions"},{"y":2024,"k":"permit","w":"New Construction"},{"y":2024,"k":"viol","w":"2 L&I violations incl UNSAFE STRUCTURE"},{"y":2024,"k":"insp","w":"Inspection failed ×5"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[{"number":"1004984","type":"Food Caterer","status":"Active","businessName":"LMJ (La Maison Jaune)","legalName":"LMJ","address":"1602 RIDGE AVE","revenueCode":"3122","rentalCategory":null,"units":null,"issuedDate":"2026-04-17","latestIssueDate":"2026-04-17","expirationDate":"2027-04-16","inactiveDate":null}],"licenseActivity":[{"number":"1004984","type":"Food Caterer","businessName":"LMJ (La Maison Jaune)","legalName":"LMJ","issuedDate":"2026-04-17","latestIssueDate":"2026-04-17","closureDate":null,"expirationDate":"2027-04-16","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","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":["$103 appeared in the City's June 2022 delinquency snapshot","a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2024"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["6 permit events since 2023","demolition activity since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"The record identifies more than one dwelling/use.","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":"6 permits not marked completed: PP-2022-016411 (Expired), SP-2022-000574 (Amendment Ready For Issue), CP-2023-003501 (Issued), FP-2024-000242 (Issued), MP-2024-000761 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 5 historical violations across 4 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$103.12 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","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":"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-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as mixed-use; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 1 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was unlabeled on Jun 5, 2025.","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 fire-system permit exists, but no annual certification matched","finding":"4 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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/"}],"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/"}]}