{"asOf":"2026-07-31T08:13:33.913Z","block":"1900-1999 W GIRARD AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-w-girard-ave","address":"1900 W GIRARD AVE","parcelNumber":"871129000","source":"https://property.phila.gov/?p=871129000","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":"METZGER RICHARD","coOwner":null,"marketValue":276700,"landAssessment":55340,"improvementAssessment":221360,"livableArea":3690,"yearBuilt":1915,"lastSale":{"price":1,"date":"2012-09-05T04:00:00Z"},"openViolations":0,"violations":[{"number":"3652530","date":"2015-06-08","code":"A-504.1/6","title":"SWO- CONSTR W/O PLUMB 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SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2015-06-08","completedDate":"2015-08-24","noticeUrl":null,"violations":[{"number":"3652530","date":"2015-06-08","code":"A-504.1/6","title":"SWO- CONSTR W/O PLUMB PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-08-21","underAppeal":false,"noticeUrl":null},{"number":"3652531","date":"2015-06-08","code":"A-701.1/3","title":"CO- NEW USE OCCUPIED PRE-CO","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-08-21","underAppeal":false,"noticeUrl":null},{"number":"3652529","date":"2015-06-08","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-08-21","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2021-093615","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"FIRE SAFETY INVESTIGATOR","status":"CLOSED","createdDate":"2021-09-28","completedDate":"2021-12-13","noticeUrl":null,"violations":[{"number":"VI-2021-068251","date":"2021-09-28","code":"FC-13-907.5.1","title":"PULL STATION SIGNS","status":"COMPLIED","resolutionDate":"2021-11-12","resolution":"COMPLIED - OWNER REPAIR","latestInvestigationDate":"2021-12-13","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-068249","date":"2021-09-28","code":"LO-1","title":"FAIL OBTAIN LICENSE\n","status":"COMPLIED","resolutionDate":"2021-12-13","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2021-12-13","underAppeal":false,"noticeUrl":null},{"number":"VI-2021-068253","date":"2021-09-28","code":"FC-13-915.1","title":"FIRE ALARM TESTED/CERTIFIED","status":"COMPLIED","resolutionDate":"2021-11-12","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED","latestInvestigationDate":"2021-12-13","underAppeal":false,"noticeUrl":null}]},{"number":"605442","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"noticeUrl":null,"violations":[{"number":"3587144","date":"2015-06-08","code":"A-302.11/1","title":"PERMB- WK DONE W/O NOTIFY INSP","status":"COMPLIED","resolutionDate":null,"resolution":null,"latestInvestigationDate":"2015-08-20","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2015,"n":4,"worst":null},{"y":2021,"n":3,"worst":null}],"investigations":[{"caseNumber":"484335","date":"2015-06-08","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"484335","date":"2015-07-27","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"484335","date":"2015-08-21","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2021-093615","date":"2021-09-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-093615","date":"2021-11-15","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-093615","date":"2021-12-13","type":null,"status":"PASSED"}],"inspYears":[{"y":2015,"fails":2,"passes":1},{"y":2021,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97230086914725,"lng":-75.1675869431006,"geom":{"type":"Polygon","coordinates":[[[-75.167596407,39.972404255],[-75.167533115,39.972395877],[-75.167577478,39.972197484],[-75.167640771,39.972205862],[-75.167596407,39.972404255]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-014401","type":"Fire Alarm Certification","inspectionDate":"2024-05-04","result":"Certified","expirationDate":"2025-05-04","buildingId":"1008351"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19130","beds":null,"baths":null,"stories":null,"lotArea":1350,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"918 N 4TH ST, PHILADELPHIA PA, 19123","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"CERTIFICATE FOR TAKE-OUT CAFE AND SALE OF PRE-PACKAGED FOOD AS PART OF A RETAIL SALE AND RENTAL OF BICYCLES ON 1ST FLOOR  AND ACCESSORY REPAIR OF BICYCLES (NOT TO EXCEED 25% OF GFA) IN BASEMENT WITH EXISTING TWO (2) FAMILY DWELLING ABOVE IN","status":"CLOSED","outcome":"Dismissed","date":"2012-09-19","number":"17886","relatedPermit":"393070"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":185100,"taxable":185100,"land":33800,"improvement":151300,"taxableLand":33800,"taxableImprovement":151300,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":185100,"taxable":185100,"land":33800,"improvement":151300,"taxableLand":33800,"taxableImprovement":151300,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":191500,"taxable":191500,"land":38300,"improvement":153200,"taxableLand":38300,"taxableImprovement":153200,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":197200,"taxable":197200,"land":39440,"improvement":157760,"taxableLand":39440,"taxableImprovement":157760,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":199100,"taxable":199100,"land":39820,"improvement":159280,"taxableLand":39820,"taxableImprovement":159280,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":199100,"taxable":199100,"land":39820,"improvement":159280,"taxableLand":39820,"taxableImprovement":159280,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":199100,"taxable":199100,"land":39820,"improvement":159280,"taxableLand":39820,"taxableImprovement":159280,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":219700,"taxable":219700,"land":43940,"improvement":175760,"taxableLand":43940,"taxableImprovement":175760,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":219700,"taxable":219700,"land":43940,"improvement":175760,"taxableLand":43940,"taxableImprovement":175760,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":262800,"taxable":262800,"land":52560,"improvement":210240,"taxableLand":52560,"taxableImprovement":210240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":262800,"taxable":262800,"land":52560,"improvement":210240,"taxableLand":52560,"taxableImprovement":210240,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":276700,"taxable":276700,"land":55340,"improvement":221360,"taxableLand":55340,"taxableImprovement":221360,"exemptLand":0,"exemptImprovement":0}],"taxNow":3679,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"86890","date":"2007-07-02","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2007-07-02","scope":"1ST FLOOR-BUYING AND SELLING GOLD"},{"number":"362580","date":"2011-09-12","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2011-10-13","scope":"PERMIT TO GRIND AND REPOINT FRONT BRICK FACADE. CLEAN, SCRAPE AND PAINT WINDOWS."},{"number":"393035","date":"2012-03-13","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2012-03-13","scope":"USE TORETAIL SALE OF BICYCLE SHOP"},{"number":"392606","date":"2012-04-10","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-07-04","scope":"INTERIOR ALTERATIONS TO BATHROOM OF VACANT COMMERCIAL PROPERTY.SEPARATE PERMIT IS REQUIRED FOR CERTIFICATE OF OCCUPANCY"},{"number":"403757","date":"2012-05-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REPLACE EXISTING SUB PANEL REPLACE EXISTING LIGHT FIXTURES ADD TWO EXIT LIGHTS IN STORE"},{"number":"404082","date":"2012-05-09","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2012-05-29","scope":"REROUGH WASTE AND WATER LINES AND RESET FIXTURES- 1 WC & 1 LAV SINK (MIXED USE)"},{"number":"402062","date":"2012-05-16","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2012-07-11","scope":"CO APPLICATION FOR BICYCLE SHOP. SEE PRIOR ALTERATIONS/FIT OUT PERMIT AP392606 & 362580."},{"number":"406008","date":"2012-05-18","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2012-07-04","scope":"INSTALLATION OF NOW 100,000 BTU 90% FURNACE WITH 3-TONS OF AIR TO FIRST FLOOR AREA,"},{"number":"562135","date":"2014-09-16","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2014-09-16","scope":"CREATION OF TWO TENAT SAPCES ON FIRST FLOOR (SPACE 1 & 2). PREPARED FOOD SHOP ON FIRST FLOOR SPACE #2 AND RETAIL SALE AND RENTAL OF BICYCLES AND ACCESSORIES ON 1ST FLOOR SPACE #1 AND ACCESSORY STORAGE AND REPAIR (NOT TO EXCEED 25% OF GROSS FLOOR AREA) IN THE BASEMENT IN THE SAME BUILDING WITH EXISTING TWO (2) FAMILY DWELLING ABOVE USES AS PREVIOUSLY APPROVED IN AN EXISTING STRUCTURE. NO SIGN ON THIS PERMIT."},{"number":"605442","date":"2015-05-21","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-08-24","scope":"CERTIFICATE OF OCCUPANCY FOR FREESTANDING COFFEE BAR. COMPLIANCE WITH FIRE AND PROPERTY MAINTENANCE CODES REQ'D PRIOR TO OCCUPANCY"},{"number":"605316","date":"2015-06-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-08-24","scope":"INSTALL SEVERAL RECEPTS IN CAFE STYLE BAR AREA, RECEPTS FOR EXPRESSO MACHINE, ICE MAKER, REFRIG, COFFEE GRINDER, COFFEE MACHINE, SEVERAL CONVENIENCE OUTLETS GFCI TYPE, EXISTING 200AMP SERVICE AS PER NEC 2008"},{"number":"623499","date":"2015-08-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-08-24","scope":"THREE COMPARTMENT SINK,HAND SINK,FLOOR SINKSAFE WASTE INDIRECT AND ICE MACHINE(MIXED USE)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2012,"k":"permit","w":"Plumbing"},{"y":2012,"k":"permit","w":"Administrative"},{"y":2012,"k":"permit","w":"Mechanical"},{"y":2012,"k":"appeal","w":"Appeal dismissed"},{"y":2014,"k":"permit","w":"Use"},{"y":2015,"k":"permit","w":"Administrative"},{"y":2015,"k":"permit","w":"Electrical"},{"y":2015,"k":"viol","w":"4 L&I violations"},{"y":2015,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2015,"k":"permit","w":"Plumbing"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 2 failed, 1 passed"}],"rented":false,"licenses":[{"number":"248325","type":"Rental","status":"Inactive","businessName":"HAROLD METZGER","legalName":"HAROLD METZGER","address":"1900 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-05-20","latestIssueDate":"2012-03-20","expirationDate":"2013-02-28","inactiveDate":"2012-11-05"},{"number":"577027","type":"Rental","status":"Inactive","businessName":"RICHARD G METZER","legalName":"RICHARD G METZER","address":"1900 W GIRARD AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2012-11-05","latestIssueDate":"2015-08-24","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"675660","type":"Food Preparing and Serving","status":"Inactive","businessName":"KAYUH BICYCLES LLC","legalName":"KAYUH BICYCLES LLC","address":"1900 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2015-08-27","latestIssueDate":"2019-04-11","expirationDate":"2020-04-30","inactiveDate":"2020-06-29"},{"number":"883199","type":"Food Preparing and Serving","status":"Inactive","businessName":"Kayuh Bicycles & Cafe LLC","legalName":"Kayuh Bicycles & Cafe LLC","address":"1900 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2021-12-13","latestIssueDate":"2021-12-13","expirationDate":"2022-12-12","inactiveDate":"2023-02-10"},{"number":"949775","type":"Food Preparing and Serving","status":"Active","businessName":"FLORES COFFEE SHOP LLC","legalName":"FLORES COFFEE SHOP LLC","address":"1900 W GIRARD AVE","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2024-04-23","latestIssueDate":"2026-03-31","expirationDate":"2027-04-22","inactiveDate":null}],"licenseActivity":[{"number":"949775","type":"Food Preparing and Serving","businessName":"FLORES COFFEE SHOP LLC","legalName":"FLORES COFFEE SHOP LLC","issuedDate":"2024-04-23","latestIssueDate":"2026-03-31","closureDate":null,"expirationDate":"2027-04-22","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"883199","type":"Food Preparing and Serving","businessName":"Kayuh Bicycles & Cafe LLC","legalName":"Kayuh Bicycles & Cafe LLC","issuedDate":"2021-12-13","latestIssueDate":"2021-12-13","closureDate":"2023-02-10","expirationDate":"2022-12-12","inactiveDate":"2023-02-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"675660","type":"Food Preparing and Serving","businessName":"KAYUH BICYCLES LLC","legalName":"KAYUH BICYCLES LLC","issuedDate":"2015-08-27","latestIssueDate":"2019-04-11","closureDate":"2020-06-29","expirationDate":"2020-04-30","inactiveDate":"2020-06-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"577027","type":"Rental","businessName":"RICHARD G METZER","legalName":"RICHARD G METZER","issuedDate":"2012-11-05","latestIssueDate":"2015-08-24","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"248325","type":"Rental","businessName":"HAROLD METZGER","legalName":"HAROLD METZGER","issuedDate":"2004-05-20","latestIssueDate":"2012-03-20","closureDate":"2012-11-05","expirationDate":"2013-02-28","inactiveDate":"2012-11-05","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-30","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #17886: CLOSED · Dismissed; related permit 393070. Use permit #86890: COMPLETED. The history also contains “CO- NEW USE OCCUPIED PRE-CO.”","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through May 4, 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":"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, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 13, 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 #675660: Inactive since Jun 29, 2020; Food Preparing and Serving #883199: Inactive since Feb 10, 2023","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":"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 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 7 historical violations across 3 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/"}],"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/"}]}