{"asOf":"2026-07-30T21:33:29.021Z","block":"3400-3499 KENSINGTON AVE","blockUrl":"https://philadelphia.blockreport.homes/block/3400-3499-kensington-ave","address":"3404 KENSINGTON AVE","parcelNumber":"871544830","source":"https://property.phila.gov/?p=871544830","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":"TIRADO JOSE","coOwner":null,"marketValue":107100,"landAssessment":21420,"improvementAssessment":85680,"livableArea":2280,"yearBuilt":1915,"lastSale":{"price":15000,"date":"2020-06-24T04:00:00Z"},"openViolations":0,"violations":[{"number":"211974492","date":"2019-10-12","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-05-03","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-05-03","underAppeal":false,"noticeUrl":null},{"number":"211974491","date":"2019-10-12","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":"2023-03-30","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-05-03","underAppeal":false,"noticeUrl":null},{"number":"211974538","date":"2019-10-12","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":"2025-05-03","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-05-03","underAppeal":false,"noticeUrl":null},{"number":"211974493","date":"2019-10-12","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":"2025-05-03","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-05-03","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-007024","date":"2023-02-01","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2023-03-27","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2024-01-26","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-007025","date":"2023-02-01","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2024-01-26","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2024-01-26","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-007026","date":"2023-02-01","code":"A-301.1/27","title":"INSTALL FIRE SUPPRESSION SYSTEM","status":"COMPLIED","resolutionDate":"2024-01-26","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2024-01-26","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-007027","date":"2023-02-01","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2024-01-26","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2024-01-26","underAppeal":false,"noticeUrl":null}],"violationCases":[{"number":"711493","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING COURTS","status":"COMPLIED, BALANCE DUE","createdDate":"2019-10-12","completedDate":null,"noticeUrl":null,"violations":[{"number":"211974492","date":"2019-10-12","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2025-05-03","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-05-03","underAppeal":false,"noticeUrl":null},{"number":"211974491","date":"2019-10-12","code":"A-301.1/4","title":"PERMB- ALTER REPAIR INT PART","status":"COMPLIED","resolutionDate":"2023-03-30","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-05-03","underAppeal":false,"noticeUrl":null},{"number":"211974538","date":"2019-10-12","code":"A-301.1/51","title":"PERME- INST/REPL/REPAIR WIRE","status":"COMPLIED","resolutionDate":"2025-05-03","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-05-03","underAppeal":false,"noticeUrl":null},{"number":"211974493","date":"2019-10-12","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":"2025-05-03","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2025-05-03","underAppeal":false,"noticeUrl":null}]},{"number":"CF-2023-008923","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2023-02-01","completedDate":null,"noticeUrl":null,"violations":[{"number":"VI-2023-007024","date":"2023-02-01","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2023-03-27","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2024-01-26","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-007025","date":"2023-02-01","code":"A-301.1/50","title":"NEW ELECTRICAL WIRING","status":"COMPLIED","resolutionDate":"2024-01-26","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2024-01-26","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-007026","date":"2023-02-01","code":"A-301.1/27","title":"INSTALL FIRE SUPPRESSION SYSTEM","status":"COMPLIED","resolutionDate":"2024-01-26","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2024-01-26","underAppeal":false,"noticeUrl":null},{"number":"VI-2023-007027","date":"2023-02-01","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2024-01-26","resolution":"COMPLIED - PERMIT OBTAINED","latestInvestigationDate":"2024-01-26","underAppeal":false,"noticeUrl":null}]}],"violYears":[{"y":2019,"n":4,"worst":null},{"y":2023,"n":4,"worst":null}],"investigations":[{"caseNumber":"711493","date":"2019-11-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"711493","date":"2022-12-06","type":null,"status":"FAILED"},{"caseNumber":"711493","date":"2023-01-20","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-008923","date":"2023-02-01","type":null,"status":"FAILED"},{"caseNumber":"711493","date":"2023-02-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-008923","date":"2023-03-27","type":null,"status":"FAILED"},{"caseNumber":"711493","date":"2023-03-30","type":null,"status":"FAILED"},{"caseNumber":"711493","date":"2023-05-04","type":null,"status":"FAILED"},{"caseNumber":"711493","date":"2023-06-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-008923","date":"2023-09-22","type":null,"status":"FAILED"},{"caseNumber":"711493","date":"2023-11-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-008923","date":"2023-12-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-008923","date":"2024-01-26","type":null,"status":"PASSED"},{"caseNumber":"711493","date":"2025-05-03","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":1,"passes":0},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":10,"passes":0},{"y":2024,"fails":0,"passes":1},{"y":2025,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99941073544616,"lng":-75.10847131212952,"geom":{"type":"Polygon","coordinates":[[[-75.108385108,39.999353662],[-75.10843148,39.999328147],[-75.108542598,39.999448106],[-75.108531678,39.999498731],[-75.108385108,39.999353662]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2025-003675","type":"Fire Alarm Certification","inspectionDate":"2025-01-27","result":"Certified","expirationDate":"2026-01-27","buildingId":"1019423"},{"number":"BC-2026-000001","type":"Fire Alarm Certification","inspectionDate":"2025-12-30","result":"Certified","expirationDate":"2026-12-30","buildingId":"1019423"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":null,"lotArea":1260,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"3522 MALTA ST, PHILADELPHIA PA, 19134","mailOut":false,"appeals":[],"taxYears":[{"year":2014,"total":1575.53,"principal":1106.44,"interest":215.76,"penalty":77.45},{"year":2015,"total":1469.98,"principal":1106.44,"interest":116.18,"penalty":77.45},{"year":2016,"total":1347.71,"principal":1155.82,"interest":17.34,"penalty":11.56}],"taxNet":4393.22,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":71800,"taxable":71800,"land":6925,"improvement":64875,"taxableLand":6925,"taxableImprovement":64875,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":71800,"taxable":71800,"land":6925,"improvement":64875,"taxableLand":6925,"taxableImprovement":64875,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":51800,"taxable":51800,"land":10360,"improvement":41440,"taxableLand":10360,"taxableImprovement":41440,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":46900,"taxable":46900,"land":9380,"improvement":37520,"taxableLand":9380,"taxableImprovement":37520,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":47300,"taxable":47300,"land":9460,"improvement":37840,"taxableLand":9460,"taxableImprovement":37840,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":47300,"taxable":47300,"land":9460,"improvement":37840,"taxableLand":9460,"taxableImprovement":37840,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":47300,"taxable":47300,"land":9460,"improvement":37840,"taxableLand":9460,"taxableImprovement":37840,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":62200,"taxable":62200,"land":12440,"improvement":49760,"taxableLand":12440,"taxableImprovement":49760,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":62200,"taxable":62200,"land":12440,"improvement":49760,"taxableLand":12440,"taxableImprovement":49760,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":81700,"taxable":81700,"land":16340,"improvement":65360,"taxableLand":16340,"taxableImprovement":65360,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":81700,"taxable":81700,"land":16340,"improvement":65360,"taxableLand":16340,"taxableImprovement":65360,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":107100,"taxable":107100,"land":21420,"improvement":85680,"taxableLand":21420,"taxableImprovement":85680,"exemptLand":0,"exemptImprovement":0}],"taxNow":1144,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"ZP-2020-004969","date":"2020-08-31","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"CP-2020-003789","date":"2020-10-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2022-12-20","scope":"INTERIOR ALTERATION FOR THE REPLACEMENT OF SHEETROCK, WINDOWS AND FLOORING ANDFO R A CERTIFICATE OF OCCUPANCY FOR A VACANT COMMERCIAL SPACE AT FIRST FLOOR FRONT (SEPARATE PERMIT REQUIRED PRIOR TO USE AND OCCUPANCY) IN THE SAME BUILDING WITH ONE (1) APARTMENT AT SECOND FLOOR FRONT AND ONE (1) APARTMENT AT SECOND FLOOR REAR THRU THIRD FLOORS (TOTAL TWO (2) APARTMENTS). SIZE AND LOCATION AS SHOWN ON PLANS. NO OTHER WORK THIS PERMIT. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"EP-2020-009808","date":"2022-03-26","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-12-20","scope":"Per electrical plans to above property per NEC 2017: Install electrical wiring in all units (2 apartments and 1 commercial unit, house) Install electrical for appliances, Install electrical devices, Outlets, Switches, Lights. Install 400 amp service."},{"number":"CP-2023-000638","date":"2023-03-08","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-09-25","scope":"FOR LEVEL II ALTERATIONS TO AN EXISTING COMMERCIAL SPACE ON THE FIRST FLOOR LEVEL WITH AN EXISTING TWO FAMILY DWELLING ABOVE (NO CHANGE IN OCCUPANCY CLASSIFICATIONS THROUGHOUT THE BUILDING). ALTERATIONS TO INCLUDE THE ERECTION OF PARTITION WALLS, REPAIR OF EXISTING PARTITION WALLS AND FINISHES/FURNISHINGS THROUGHOUT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN PROFESSIONAL PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK."},{"number":"EP-2023-010474","date":"2023-12-08","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-01-08","scope":"INSTALL A 400 AMP SERVICE, (4) GANG METER BANK, (1) 200 AMP PANEL & FEEDER, (2) 150 AMP PANELS & FEEDERS, (1) 100 AMP PANEL & FEEDER. INSTALL WIRING THROUGHOUT THE COMMON AREAS, COMMERCIAL SPACE, & TWO DWELLING UNITS. INSTALL LIGHTS NORMAL & EMERGENCY, SWITCHES, SENSORS, RECEPTACLES, & SMOKE ALARMS. PROVIDE POWER FOR THE MECHANICAL & HVAC EQUIPMENT. INSTALL A NEW FIRE ALARM SYSTEM THROUGHOUT. ALL WORK IN ACCORDANCE WITH THE 2017 NEC."},{"number":"PP-2023-017315","date":"2024-01-19","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2024-11-19","scope":"REPLACE 3/4\" BACKFLOW DEVICE"},{"number":"PP-2023-014860","date":"2024-01-23","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-09-25","scope":"INSTALL 3 HOT WATER HEATERS, 1 BACKFLOW PREVENTER, 2 WATER CLOSETS, 2 SHOWER/TUBS, 2 LAVATORIES AND 2 KITCHEN SINKS ACCORDING TO THE 2018 PPC AND PER PLANS."},{"number":"MP-2024-004564","date":"2024-10-08","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-05-15","scope":"Installation of DUCTLESS 1 24000 btu (1ton) condenser with 1 12000 btu inside unit. Also install 42000 btu condenser with 4 9000 btu mini-split head unit , NO OTHER WORK PERMITTED ON THIS PERMIT. No penetrations to fire-rated assemblies or work proposed on duct work or common areas. All work DUCTLESS"}],"storyTag":"Improved","storyDelta":-0.7,"timeline":[{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"viol","w":"4 L&I violations"},{"y":2023,"k":"insp","w":"Inspection failed ×10"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"permit","w":"Alterations"},{"y":2024,"k":"insp","w":"Inspection passed"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2025,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-29","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":["a lien number appears in the historical tax ledger through 2016","failed L&I inspection activity in 2022, 2023"],"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":["5 permit events 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":"3 permits not marked completed: CP-2020-003789 (Expired), EP-2020-009808 (Expired), PP-2023-017315 (Expired). 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-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":"12 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on May 3, 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":"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 2 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 Dec 30, 2026","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/"}]}