{"asOf":"2026-07-16T19:31:42.212Z","block":"2500-2599 BROWN ST","blockUrl":"https://philadelphia.blockreport.homes/block/2500-2599-brown-st","address":"2545 BROWN ST","parcelNumber":"871089550","source":"https://property.phila.gov/?p=871089550","ownerType":"absentee","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":"HOEFER WERNER","coOwner":"HOEFER MADELINE","marketValue":999600,"landAssessment":199900,"improvementAssessment":799700,"livableArea":3830,"yearBuilt":1920,"lastSale":{"price":664725,"date":"2014-10-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"1754130","date":"2010-07-19","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2497915","date":"2012-07-09","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2497914","date":"2012-07-09","code":"A-301.1/6","title":"PERMB- PARTIAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3185868","date":"2014-02-28","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3101653","date":"2014-02-28","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"243754","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2010-07-19","completedDate":"2010-07-27","violations":[{"number":"1754130","date":"2010-07-19","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"337662","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2012-07-09","completedDate":"2012-07-12","violations":[{"number":"2497915","date":"2012-07-09","code":"A-901.13/1","title":"PENALTY- NO BLDG PERM INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2497914","date":"2012-07-09","code":"A-301.1/6","title":"PERMB- PARTIAL DEMOL","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"420788","type":"HAZARDOUS","priority":"HAZARDOUS","responsibility":"HCEU","status":"CLOSED","createdDate":"2014-03-04","completedDate":"2016-07-20","violations":[{"number":"3185868","date":"2014-02-28","code":"PM-102.1/1","title":"LICENSE-RES MFD","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"420790","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2014-03-04","completedDate":"2014-03-04","violations":[{"number":"3101653","date":"2014-02-28","code":"A-000.0/1","title":"VIOL NONE FOUND","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2010,"n":1,"worst":null},{"y":2012,"n":2,"worst":null},{"y":2014,"n":2,"worst":null}],"investigations":[{"caseNumber":"243754","date":"2010-07-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"243754","date":"2010-07-27","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"337662","date":"2012-07-09","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"337662","date":"2012-07-12","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"420790","date":"2014-02-28","type":"BC INSP","status":"PASSED"},{"caseNumber":"420788","date":"2014-02-28","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"420788","date":"2014-04-14","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"420788","date":"2014-05-19","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"420788","date":"2014-11-26","type":"PRECOURT","status":"PASSED"}],"inspYears":[{"y":2010,"fails":1,"passes":1},{"y":2012,"fails":1,"passes":1},{"y":2014,"fails":2,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.970486625970565,"lng":-75.17948675101883,"geom":{"type":"Polygon","coordinates":[[[-75.1794235,39.970600807],[-75.179478094,39.970362297],[-75.179549466,39.970371908],[-75.179496333,39.970610031],[-75.1794235,39.970600807]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2022-003936","type":"Fire Alarm Certification","inspectionDate":"2022-01-17","result":"Certified","expirationDate":"2023-01-17","buildingId":"1022503"},{"number":"BC-2023-000678","type":"Fire Alarm Certification","inspectionDate":"2023-01-10","result":"Certified","expirationDate":"2024-01-10","buildingId":"1022503"},{"number":"BC-2024-000922","type":"Fire Alarm Certification","inspectionDate":"2024-01-10","result":"Certified","expirationDate":"2025-01-10","buildingId":"1022503"},{"number":"BC-2025-010255","type":"Fire Alarm Certification","inspectionDate":"2025-02-26","result":"Certified","expirationDate":"2026-02-26","buildingId":"1022503"},{"number":"BC-2026-016531","type":"Fire Alarm Certification","inspectionDate":"2026-04-29","result":"Certified","expirationDate":"2027-04-29","buildingId":"1022503"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1760,"zoning":"CMX1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2513 BROWN ST, PHILADELPHIA PA, 19130","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE LEGALIZATION OF AN EXISTING \"INTERNET CAFE\" TO INCLUDE THE PREPARING AND / \nSERVING OF HOT / COLD FOODS AND BEVERAGES FOR EAT-IN / TAKE-OUT WITH ALL FOOD SERVED \nON DISPOSABLE / NON-DISPOSABLE WARE FOR CONSUMPTION BY PATRONS ","status":"CLOSED","outcome":"Granted with conditions","date":"2010-09-22","number":"13138","relatedPermit":"294415"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":504000,"taxable":504000,"land":44000,"improvement":460000,"taxableLand":44000,"taxableImprovement":460000,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":504000,"taxable":504000,"land":44000,"improvement":460000,"taxableLand":44000,"taxableImprovement":460000,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":689400,"taxable":689400,"land":137900,"improvement":551500,"taxableLand":137900,"taxableImprovement":551500,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":689400,"taxable":689400,"land":137900,"improvement":551500,"taxableLand":137900,"taxableImprovement":551500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":696200,"taxable":696200,"land":139260,"improvement":556940,"taxableLand":139260,"taxableImprovement":556940,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":696200,"taxable":696200,"land":139260,"improvement":556940,"taxableLand":139260,"taxableImprovement":556940,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":696200,"taxable":696200,"land":139260,"improvement":556940,"taxableLand":139260,"taxableImprovement":556940,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":767300,"taxable":767300,"land":153400,"improvement":613900,"taxableLand":153400,"taxableImprovement":613900,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":767300,"taxable":767300,"land":153400,"improvement":613900,"taxableLand":153400,"taxableImprovement":613900,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":909600,"taxable":909600,"land":181920,"improvement":727680,"taxableLand":181920,"taxableImprovement":727680,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":909600,"taxable":909600,"land":181920,"improvement":727680,"taxableLand":181920,"taxableImprovement":727680,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":999600,"taxable":999600,"land":199900,"improvement":799700,"taxableLand":199900,"taxableImprovement":799700,"exemptLand":0,"exemptImprovement":0}],"taxNow":12733,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"292052","date":"2010-07-20","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2010-08-31","scope":"INTERIOR DEMOLITION OF NON LOAD BEARING WALLS."},{"number":"294415","date":"2010-09-23","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2010-09-23","scope":"FOR THE LEGALIZATION OF USE AS AN EAT-IN / TAKE-OUT RESTAURANT WITH SEATING (COFFEE SHOP WITH PREP AND SERVE OF COLD FOODS/SALADS/SANDWICHES AND TOASTED ITEMS) TO INCLUDE RETAIL SALE OF COFFEE AND TEA, ALL FOOD SERVED ON DISPOSABLE OR NON-DISPOSALE WARE FOR CONSUMPTION BY PATRONS ON OR OFF PREMISES. NO CHANGES IN HEIGHT OR AREA, NO SIGNS THIS APPLICATION."},{"number":"293743","date":"2010-09-27","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-11-08","scope":"REPLACE EXISTING COUNTERS AND REPLACE OLD EQUIPMENT WITH NEW EQUIPMENT PUT IN NEW DROP CEILING, NEW FLOOR, NEW TOILET AND SINK IN BATHROOM, DOOR AND SPACKLE PER SUBMITTED SKETCHES. THREE YEAR TEMPORARY PERMIT (INTERNET CAFE ON FRONT OF FIRST FLOOR ONLY) PER USE PERMIT WITH PROVISO # 294415, DATED 9/23/10."},{"number":"303375","date":"2010-09-28","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2010-11-08","scope":"INSTALL 3 COMPARTMENTS SINK HAND WASH SINK WITH FOOD GRINDER, TOILET AND LAV SINK"},{"number":"304655","date":"2010-10-15","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-05-17","scope":"INSTALL (16)LIGHTS AND (15)RECEPTACLES FOR CAFE. INSTALL WIRING FOR KITCHEN EQUIPMENT (200AMP PANEL IS EXISTING). INSTALL EXIT AND EMERGENCY LIGHTING..... IN ACCORDANCE WITH 2008 NEC"},{"number":"415524","date":"2012-07-10","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2012-11-28","scope":"400 SQUARE FEET, INTERIOR DEMOLITION OF NON LOAD BEARING WALLS AND CEILINGS ONLY. (SHEETROCK ONLY) NO OTHER WORK ALLOWED UNDER THIS PERMIT. SEPARATE PERMITS REQUIRED FOR INTERIOR RENOVATION."},{"number":"437200","date":"2012-11-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-06-23","scope":"INSTALLING NEW TUB,TOILET & KS (3APTS + COFFEE SHOP)"},{"number":"437740","date":"2012-11-14","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL (9) NEW GFCI RECEPTACLES, (10)HI-HATS, NEW SUB-PANEL, (10)RECEPTACLES, (5)SWITCHES.. ALL WORK IN APARTMENT ON FIRST FLOOR ONLY... IN ACCORDANCE WITH 2008 NEC"},{"number":"438943","date":"2012-11-20","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-06-23","scope":"REFRAME INTERIOR NON BEARING WALLS. INSTALL SHEETROCK THROUGH OUT. NEW KITCHEN AND BATH. LEVEL 1 ALTERATION, SHALL COMPLY WITH THE PROVISIONS OF CHAPTER 6 OF THE INTERNATIONAL EXISTING BUILDING CODE. TO INCLUDE THE REMOVAL AND REPLACEMENT OR THE COVERING OF EXISTING MATERIALS, ELEMENTS, EQUIPMENT OR FIXTURES USING NEW MATERIALS, ELEMENTS, EQUIPMENT OR FIXTURES THAT SERVE THE SAME PURPOSE."}],"storyTag":"Renovated & sold on","storyDelta":3.75,"timeline":[{"y":2010,"k":"permit","w":"Major alteration"},{"y":2010,"k":"permit","w":"Plumbing"},{"y":2010,"k":"permit","w":"Electrical"},{"y":2012,"k":"viol","w":"2 L&I violations"},{"y":2012,"k":"permit","w":"Demolition"},{"y":2012,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Electrical"},{"y":2012,"k":"permit","w":"Major alteration"},{"y":2014,"k":"viol","w":"2 L&I violations"},{"y":2014,"k":"insp","w":"L&I: 2 failed, 2 passed"},{"y":2014,"k":"sale","p":664725}],"rented":false,"licenses":[{"number":"264218","type":"Rental","status":"Closed","businessName":"JAN ZARKIN","legalName":"JAN ZARKIN","address":"2545 BROWN ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2004-03-11","latestIssueDate":"2014-06-03","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"460882","type":"Food Preparing and Serving","status":"Closed","businessName":"HIT THE LIGHTS (THE FLYING SAUCER)","legalName":"HIT THE LIGHTS","address":"2545 BROWN ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2008-11-14","latestIssueDate":"2010-05-12","expirationDate":"2011-04-30","inactiveDate":"2012-12-22"},{"number":"519943","type":"Food Preparing and Serving","status":"Closed","businessName":"SOPHIEHOF LLC (FLYING SAUCER CAFE)","legalName":"SOPHIEHOF LLC","address":"2545 BROWN ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2010-11-19","latestIssueDate":"2015-09-02","expirationDate":"2016-04-30","inactiveDate":null},{"number":"676335","type":"Rental","status":"Inactive","businessName":"HOEFER WERNER","legalName":"HOEFER WERNER","address":"2545 BROWN ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2015-09-02","latestIssueDate":"2016-11-09","expirationDate":"2017-09-30","inactiveDate":"2017-11-29"},{"number":"697940","type":"Food Preparing and Serving","status":"Inactive","businessName":"THREEE GROUP  INC","legalName":"THREEE GROUP  INC","address":"2545 BROWN ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2016-03-30","latestIssueDate":"2024-06-04","expirationDate":"2025-03-29","inactiveDate":"2025-05-28"}],"licenseActivity":[{"number":"697940","type":"Food Preparing and Serving","businessName":"THREEE GROUP  INC","legalName":"THREEE GROUP  INC","issuedDate":"2016-03-30","latestIssueDate":"2024-06-04","closureDate":"2025-05-28","expirationDate":"2025-03-29","inactiveDate":"2025-05-28","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"676335","type":"Rental","businessName":"HOEFER WERNER","legalName":"HOEFER WERNER","issuedDate":"2015-09-02","latestIssueDate":"2016-11-09","closureDate":"2017-11-29","expirationDate":"2017-09-30","inactiveDate":"2017-11-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"519943","type":"Food Preparing and Serving","businessName":"SOPHIEHOF LLC (FLYING SAUCER CAFE)","legalName":"SOPHIEHOF LLC","issuedDate":"2010-11-19","latestIssueDate":"2015-09-02","closureDate":"2016-04-30","expirationDate":"2016-04-30","inactiveDate":null,"status":"Closed","statusLabel":"Closed","active":false},{"number":"460882","type":"Food Preparing and Serving","businessName":"HIT THE LIGHTS (THE FLYING SAUCER)","legalName":"HIT THE LIGHTS","issuedDate":"2008-11-14","latestIssueDate":"2010-05-12","closureDate":"2012-12-22","expirationDate":"2011-04-30","inactiveDate":"2012-12-22","status":"Closed","statusLabel":"Inactive","active":false},{"number":"264218","type":"Rental","businessName":"JAN ZARKIN","legalName":"JAN ZARKIN","issuedDate":"2004-03-11","latestIssueDate":"2014-06-03","closureDate":"2015-04-29","expirationDate":"2015-02-28","inactiveDate":"2015-04-29","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-10","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #294415: 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":"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":"4 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Nov 26, 2014.","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 #460882: Closed since Dec 22, 2012; Food Preparing and Serving #519943: Closed; Food Preparing and Serving #697940: Inactive since May 28, 2025","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 5 historical violations across 4 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 Apr 29, 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/"}]}