{"asOf":"2026-07-17T23:58:28.345Z","block":"4800-4899 OGLE ST","blockUrl":"https://philadelphia.blockreport.homes/block/4800-4899-ogle-st","address":"4800-02 OGLE ST","parcelNumber":"871527620","source":"https://property.phila.gov/?p=871527620","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":"JAIN SANJIV K","coOwner":null,"marketValue":315000,"landAssessment":63000,"improvementAssessment":252000,"livableArea":2625,"yearBuilt":1935,"lastSale":{"price":256000,"date":"2015-12-31T05:00:00Z"},"openViolations":0,"violations":[{"number":"1071609","date":"2008-02-06","code":"PM-304.8/17","title":"EXT S-DOOR REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1071608","date":"2008-02-06","code":"PM-406.1/8","title":"FLUE/SMOKE PIPE BLOCKED-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1071604","date":"2008-02-15","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1071607","date":"2008-02-15","code":"PM-406.2/2","title":"HEAT CONTINUOUS SUPPLY-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1071606","date":"2008-02-15","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1071605","date":"2008-02-15","code":"FC-907.3/1","title":"FA-INSTALL REQ","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1081490","date":"2008-09-02","code":"PM-304.1/2","title":"EXT S-STEPS REPAIR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1081487","date":"2008-09-02","code":"PM-406.2/4","title":"INT-WATER HEATING SYSTEM-RES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1081488","date":"2008-09-02","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1081486","date":"2008-09-02","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1081489","date":"2008-09-02","code":"PM-408.1/2","title":"UTILITIES-RESTORE GAS-RES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"2007413","date":"2011-03-14","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2007414","date":"2011-03-14","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2023-014272","date":"2023-03-08","code":"PM15-506.1","title":"PLUMBING SYSTEMS- SANITARY DRAINAGE","status":"COMPLIED","resolutionDate":"2024-03-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-014271","date":"2023-03-08","code":"PM15-506.2","title":"PLUMBING SYSTEMS- SANITARY MAINTENANCE","status":"COMPLIED","resolutionDate":"2024-03-25","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"145912","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2008-02-07","completedDate":"2008-10-21","violations":[{"number":"1071609","date":"2008-02-06","code":"PM-304.8/17","title":"EXT S-DOOR REPAIR/REPLACE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1071608","date":"2008-02-06","code":"PM-406.1/8","title":"FLUE/SMOKE PIPE BLOCKED-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1071604","date":"2008-02-15","code":"A-503.2/2","title":"PROSEC- STD INFO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1071607","date":"2008-02-15","code":"PM-406.2/2","title":"HEAT CONTINUOUS SUPPLY-RES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1071606","date":"2008-02-15","code":"FC-906.2/1","title":"FIRE EXTING-INSTALL R2","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1071605","date":"2008-02-15","code":"FC-907.3/1","title":"FA-INSTALL REQ","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"176892","type":"STANDARD","priority":"STANDARD","responsibility":"HCEU","status":"CLOSED","createdDate":"2008-09-03","completedDate":"2009-03-17","violations":[{"number":"1081490","date":"2008-09-02","code":"PM-304.1/2","title":"EXT S-STEPS REPAIR","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1081487","date":"2008-09-02","code":"PM-406.2/4","title":"INT-WATER HEATING SYSTEM-RES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1081488","date":"2008-09-02","code":"PM-304.1/1","title":"EXT S-EXTERIOR REPAIR/MAINTAIN","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1081486","date":"2008-09-02","code":"A-503.1/2","title":"PROSEC- EMERG IMMED RI","status":"CLOSEDCASE","resolutionDate":null,"resolution":null},{"number":"1081489","date":"2008-09-02","code":"PM-408.1/2","title":"UTILITIES-RESTORE GAS-RES","status":"CLOSEDCASE","resolutionDate":null,"resolution":null}]},{"number":"269159","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DN","status":"CLOSED","createdDate":"2011-03-14","completedDate":"2019-05-10","violations":[{"number":"2007413","date":"2011-03-14","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2007414","date":"2011-03-14","code":"A-301.1/7","title":"PERMB- INT DEMOL WALLS ETC","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-019066","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"CLOSED","createdDate":"2023-03-08","completedDate":"2024-05-09","violations":[{"number":"VI-2023-014272","date":"2023-03-08","code":"PM15-506.1","title":"PLUMBING SYSTEMS- SANITARY DRAINAGE","status":"COMPLIED","resolutionDate":"2024-03-25","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2023-014271","date":"2023-03-08","code":"PM15-506.2","title":"PLUMBING SYSTEMS- SANITARY MAINTENANCE","status":"COMPLIED","resolutionDate":"2024-03-25","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2008,"n":11,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"145912","date":"2008-02-06","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"145912","date":"2008-02-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"145912","date":"2008-08-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"145912","date":"2008-08-22","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"145912","date":"2008-09-02","type":"PRECOURT","status":"PASSED"},{"caseNumber":"176892","date":"2008-09-03","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"176892","date":"2009-03-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"182879","date":"2009-03-10","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"269159","date":"2011-03-11","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"269159","date":"2011-05-09","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2023-019066","date":"2023-03-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019066","date":"2024-03-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-019066","date":"2024-05-09","type":null,"status":"PASSED"}],"inspYears":[{"y":2008,"fails":4,"passes":1},{"y":2011,"fails":1,"passes":1},{"y":2023,"fails":1,"passes":0},{"y":2024,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.03279983101576,"lng":-75.23187579514291,"geom":null,"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19127","beds":null,"baths":null,"stories":null,"lotArea":1902,"zoning":null,"grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"7715 CRITTENDEN ST, PHILADELPHIA PA, 19118","mailOut":false,"appeals":[{"type":"ZBA Permit Denial - Variance","grounds":"(PERMIT) FOR THE RELOCATION OF LOT LINE TO CREATE TWO (2) LOTS (PARCEL 'A' & PARCEL 'B') FROM ONE (1) EXISTING ZONING LOT (4800-02 OGLE ST); SIZE AND LOCATION AS SHOWN ON PLAN.\n\nON PARCEL ‘A’, FOR THE COMPLETE DEMOLITION OF AN EXISTING STRU","status":"Completed","outcome":"Granted with conditions","date":"2023-03-14","number":"ZP-2022-007705","relatedPermit":"ZP-2022-007705"},{"type":"LIRB Violation Appeal","grounds":"see attached","status":"Closed","outcome":"Complete","date":"2024-03-27","number":"HA-2023-001436","relatedPermit":null}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":307900,"taxable":307900,"land":35526,"improvement":272374,"taxableLand":35526,"taxableImprovement":272374,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":307900,"taxable":307900,"land":35526,"improvement":272374,"taxableLand":35526,"taxableImprovement":272374,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":229800,"taxable":229800,"land":45960,"improvement":183840,"taxableLand":45960,"taxableImprovement":183840,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":236600,"taxable":236600,"land":47320,"improvement":189280,"taxableLand":47320,"taxableImprovement":189280,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":238900,"taxable":238900,"land":47780,"improvement":191120,"taxableLand":47780,"taxableImprovement":191120,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":238900,"taxable":238900,"land":47780,"improvement":191120,"taxableLand":47780,"taxableImprovement":191120,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":238900,"taxable":238900,"land":47780,"improvement":191120,"taxableLand":47780,"taxableImprovement":191120,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":232300,"taxable":232300,"land":46460,"improvement":185840,"taxableLand":46460,"taxableImprovement":185840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":232300,"taxable":232300,"land":46460,"improvement":185840,"taxableLand":46460,"taxableImprovement":185840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":248700,"taxable":248700,"land":49740,"improvement":198960,"taxableLand":49740,"taxableImprovement":198960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":248700,"taxable":248700,"land":49740,"improvement":198960,"taxableLand":49740,"taxableImprovement":198960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":315000,"taxable":315000,"land":63000,"improvement":252000,"taxableLand":63000,"taxableImprovement":252000,"exemptLand":0,"exemptImprovement":0}],"taxNow":3481,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"333201","date":"2011-04-01","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2013-02-04","scope":"INTERIOR DEMO OF COMMERCIAL PROPERTY. NON BEARING PARTITIONS ONLY"},{"number":"ZP-2022-007705","date":"2023-02-15","work":"Combined Lot Line Relocation and New Dev…","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-25","scope":"FOR THE RELOCATION OF LOT LINE TO CREATE TWO (2) LOTS (PARCEL 'A' & PARCEL 'B') FROM ONE (1) EXISTING ZONING LOT (4800-02 OGLE ST); SIZE AND LOCATION AS SHOWN ON PLAN."},{"number":"ZP-2023-004471","date":"2023-11-14","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING STRUCTURE ON LOT; FOR THE ERECTION OF AN ATTACHED STRUCTURE (MAX. 38' HIGH); FOR USE AS A TWO-FAMILY HOUSEHOLD LIVING; IZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"ZP-2023-012640","date":"2023-11-16","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-02-25","scope":"Residential - Household Living - Two-Family"}],"storyTag":"New construction","storyDelta":-0.15,"timeline":[{"y":2011,"k":"permit","w":"Demolition"},{"y":2011,"k":"viol","w":"2 L&I violations"},{"y":2011,"k":"insp","w":"L&I: 1 failed, 1 passed"},{"y":2015,"k":"sale","p":256000},{"y":2023,"k":"permit","w":"Combined Lot Line Relocation and New Dev…"},{"y":2023,"k":"appeal","w":"Appeal granted with conditions"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"appeal","w":"Appeal complete"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":true,"licenses":[{"number":"227789","type":"Rental","status":"Inactive","businessName":"PIOTROWSKI DENISE M","legalName":"PIOTROWSKI DENISE M","address":"4800-02 OGLE ST","revenueCode":"3202","rentalCategory":null,"units":1,"issuedDate":"2003-06-20","latestIssueDate":"2003-06-20","expirationDate":"2004-02-29","inactiveDate":"2007-10-10"},{"number":"425975","type":"Rental","status":"Inactive","businessName":"OGLE INVESTORS LP","legalName":"OGLE INVESTORS LP","address":"4800-02 OGLE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2007-10-11","latestIssueDate":"2015-03-27","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"698915","type":"Rental","status":"Inactive","businessName":"SANJIV JAIN","legalName":"SANJIV JAIN","address":"4800-02 OGLE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2016-04-11","latestIssueDate":"2022-05-30","expirationDate":"2023-04-10","inactiveDate":"2023-06-09"},{"number":"922801","type":"Rental","status":"Active","businessName":"4802 OGLE ST LLC","legalName":"4802 OGLE ST LLC","address":"4800-02 OGLE ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2023-05-04","latestIssueDate":"2026-06-05","expirationDate":"2027-05-03","inactiveDate":null}],"licenseActivity":[{"number":"922801","type":"Rental","businessName":"4802 OGLE ST LLC","legalName":"4802 OGLE ST LLC","issuedDate":"2023-05-04","latestIssueDate":"2026-06-05","closureDate":null,"expirationDate":"2027-05-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"698915","type":"Rental","businessName":"SANJIV JAIN","legalName":"SANJIV JAIN","issuedDate":"2016-04-11","latestIssueDate":"2022-05-30","closureDate":"2023-06-09","expirationDate":"2023-04-10","inactiveDate":"2023-06-09","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"425975","type":"Rental","businessName":"OGLE INVESTORS LP","legalName":"OGLE INVESTORS LP","issuedDate":"2007-10-11","latestIssueDate":"2015-03-27","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"227789","type":"Rental","businessName":"PIOTROWSKI DENISE M","legalName":"PIOTROWSKI DENISE M","issuedDate":"2003-06-20","latestIssueDate":"2003-06-20","closureDate":"2007-10-10","expirationDate":"2004-02-29","inactiveDate":"2007-10-10","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-10","units":2,"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":["3 permit events since 2023","2 zoning/board appeals since 2023"],"caveat":"Record activity alone does not establish that a sale or redevelopment is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 27% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $248,700 to $315,000","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"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":"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 1935 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":"7 failed, 3 passed, and 3 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 9, 2024.","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":"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 15 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/"}],"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/"}]}