{"asOf":"2026-07-27T13:10:17.458Z","block":"1200-1299 S 18TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-s-18th-st","address":"1239 S 18TH ST","parcelNumber":"871551000","source":"https://property.phila.gov/?p=871551000","ownerType":"investor","kind":"mixed-use","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"Y50","buildingCodeNew":"821","buildingClass":"STR/OFF+APT 3 STY MASONRY","buildingClassNew":"ROW MIXED-COM/RES-BLT AS COM","useLabel":"Apartment building","owner":"SOUTH 18TH REAL ESTATE LL","coOwner":null,"marketValue":743500,"landAssessment":148700,"improvementAssessment":594800,"livableArea":2754,"yearBuilt":2025,"lastSale":{"price":235000,"date":"2018-06-08T04:00:00Z"},"openViolations":0,"violations":[{"number":"4907195","date":"2017-07-25","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4907196","date":"2017-07-25","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"211963919","date":"2019-06-11","code":"A-303.3/1","title":"DEMOL- NOT MAINTAINED AFTERWAR","status":"COMPLIED","resolutionDate":"2021-02-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211963917","date":"2019-06-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-02-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211963918","date":"2019-06-11","code":"PM15-304.1D","title":"EXTERIOR STRUCT UNSAFE COND 4","status":"COMPLIED","resolutionDate":"2021-02-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"5087465","date":"2019-06-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5087466","date":"2019-06-25","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-060429","date":"2021-08-27","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"COMPLIED","resolutionDate":"2021-09-08","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"595622","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2017-07-25","completedDate":"2019-05-20","violations":[{"number":"4907195","date":"2017-07-25","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4907196","date":"2017-07-25","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"689826","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2019-06-11","completedDate":"2021-02-04","violations":[{"number":"211963919","date":"2019-06-11","code":"A-303.3/1","title":"DEMOL- NOT MAINTAINED AFTERWAR","status":"COMPLIED","resolutionDate":"2021-02-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211963917","date":"2019-06-11","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-02-03","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211963918","date":"2019-06-11","code":"PM15-304.1D","title":"EXTERIOR STRUCT UNSAFE COND 4","status":"COMPLIED","resolutionDate":"2021-02-03","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"692475","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2019-06-25","completedDate":"2019-09-23","violations":[{"number":"5087465","date":"2019-06-25","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"5087466","date":"2019-06-25","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-083773","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2021-08-30","completedDate":"2021-09-08","violations":[{"number":"VI-2021-060429","date":"2021-08-27","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"COMPLIED","resolutionDate":"2021-09-08","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2017,"n":2,"worst":"UNSAFE STRUCTURE"},{"y":2019,"n":5,"worst":"UNSAFE STRUCTURE"},{"y":2021,"n":1,"worst":null}],"investigations":[{"caseNumber":"595622","date":"2017-07-24","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"595622","date":"2018-03-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"595622","date":"2018-03-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"595622","date":"2018-10-25","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"595622","date":"2018-12-21","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"595622","date":"2019-05-17","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"689826","date":"2019-06-10","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"689826","date":"2019-07-22","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"689826","date":"2019-09-26","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"689826","date":"2020-04-24","type":null,"status":"FAILED"},{"caseNumber":"689826","date":"2020-08-31","type":null,"status":"FAILED"},{"caseNumber":"689826","date":"2021-02-04","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-083773","date":"2021-08-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-083773","date":"2021-09-08","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":1,"passes":0},{"y":2018,"fails":4,"passes":0},{"y":2019,"fails":3,"passes":1},{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":1,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93547309809704,"lng":-75.17364678346671,"geom":{"type":"Polygon","coordinates":[[[-75.173519719,39.935480089],[-75.173528292,39.935434016],[-75.173772206,39.93546482],[-75.173763122,39.935512783],[-75.173519719,39.935480089]]]},"liDistrict":"CENTRAL WEST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19146","beds":null,"baths":null,"stories":3,"lotArea":1139,"zoning":"CMX1","grade":"1","basement":null,"heater":null,"centralAir":null,"extCond":"1","intCond":"1","garage":null,"homestead":false,"mail":"PO BOX 8826, ELKINS PARK PA, 19027","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR ERECTION OF AN ATTACHED STRUCTURE WITH ROOF ACCESS STRUCTURE FOR USE AS TWO FAMILY HOUSEHOLD LIVING (2ND THROUGH 3RD FLOOR) ABOVE VACANT COMMERCIAL SPACE. (SIZE AND LOCATION AS SHOWN ON PLANS)(NO SIGN ON THIS PERMIT)","status":"OPEN","outcome":"Granted with conditions","date":"2019-08-28","number":"37900","relatedPermit":"979022"}],"taxYears":[{"year":2014,"total":0.02,"principal":0,"interest":0.01,"penalty":0},{"year":2015,"total":3867.96,"principal":2719.75,"interest":285.58,"penalty":190.39},{"year":2016,"total":3346.82,"principal":2995.78,"interest":44.94,"penalty":29.96}],"taxNet":7174.8,"taxLien":true,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":216100,"taxable":186100,"land":15730,"improvement":200370,"taxableLand":15730,"taxableImprovement":170370,"exemptLand":0,"exemptImprovement":30000},{"y":2017,"v":216100,"taxable":186100,"land":15730,"improvement":200370,"taxableLand":15730,"taxableImprovement":170370,"exemptLand":0,"exemptImprovement":30000},{"y":2018,"v":263600,"taxable":233600,"land":52720,"improvement":210880,"taxableLand":52720,"taxableImprovement":180880,"exemptLand":0,"exemptImprovement":30000},{"y":2019,"v":271500,"taxable":271500,"land":54300,"improvement":217200,"taxableLand":54300,"taxableImprovement":217200,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":274200,"taxable":274200,"land":54840,"improvement":219360,"taxableLand":54840,"taxableImprovement":219360,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":274200,"taxable":274200,"land":54840,"improvement":219360,"taxableLand":54840,"taxableImprovement":219360,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":274200,"taxable":274200,"land":54840,"improvement":219360,"taxableLand":54840,"taxableImprovement":219360,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":272800,"taxable":272800,"land":54560,"improvement":218240,"taxableLand":54560,"taxableImprovement":218240,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":272800,"taxable":272800,"land":54560,"improvement":218240,"taxableLand":54560,"taxableImprovement":218240,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":272800,"taxable":272800,"land":54560,"improvement":218240,"taxableLand":54560,"taxableImprovement":218240,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":743000,"taxable":743000,"land":148600,"improvement":594400,"taxableLand":148600,"taxableImprovement":594400,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":743500,"taxable":743500,"land":148700,"improvement":594800,"taxableLand":148700,"taxableImprovement":594800,"exemptLand":0,"exemptImprovement":0}],"taxNow":10401,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"898888","date":"2018-08-03","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Expired","completedDate":"2022-10-20","scope":"SEALING LATERAL PA20182110294 \"Self-certification's are no longer permitted\" - \"All excavations and plumbing trenches in excess of 5 feet in depth must have approved shoring in place at the time of inspection\""},{"number":"900478","date":"2018-10-04","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-10-04","scope":"FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED TWO (2) STORY MASONRY STRUCTURE"},{"number":"900479","date":"2018-10-10","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":"2019-06-11","scope":"MAKE SAFE PERMIT TO COMPLY UNSAFE VIOLATION NO. 595622. FOR THE COMPLETE DEMOLITION OF AN EXISTING ATTACHED TWO (2) STORY MASONRY STRUCTURE.STRUCTURE TO BE DEMOLISHED BY HAND ONLY. PEDESTRIAN PROTECTION TO BE IN PLACE PRIOR TO START OF WORK AND TO BE MAINTAINED DURING ALL DEMOLITION ACTIVITIES. SEPARATE STREETS DEPARTMENT APPROVAL REQUIRED FOR SIDEWALK CLOSURE. 21 DAYS POSTING PERIOD WAVIED DUE TO DANGEROUS CASE #595622"},{"number":"979022","date":"2019-10-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-10-10","scope":"PERMIT FOR ERECTION OF AN ATTACHED STRUCTURE WITH ROOF ACCESS STRUCTURE FOR USE AS TWO FAMILY HOUSEHOLD LIVING (2ND THROUGH 3RD FLOOR) ABOVE VACANT COMMERCIAL SPACE. (SIZE AND LOCATION AS SHOWN ON PLANS)(NO SIGN ON THIS PERMIT)"},{"number":"1055972","date":"2020-06-23","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2025-03-14","scope":"For the erection of a three (3) story structure with roof deck and roof deck access structure; for use as two family dwelling at the 2nd and 3rd floor and a vacant commercial space at the 1st floor (U&O and C/O Req’d prior to occupancy). Entire building to be sprinklered per NFPA 13 (exterior wall openings). Separate permit required for MEP and fire suppression work. Work to include underpinning which is to be inspected continuously."},{"number":"FP-2020-002632","date":"2021-04-30","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2025-03-14","scope":"INSTALL NEW FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13 THROUGHOUT THE BUILDING TO INCLUDE 2\" MAIN FIRE SERVICE LINE WITH A 2-1/2\" AMES COLT 200 BACKFLOW PREVENTION ASSEMBLY AS PER APPROVED PLANS. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"PP-2021-015394","date":"2021-08-24","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-09-09","scope":"Main house drain and three, one inch services"},{"number":"PP-2021-014799","date":"2021-11-12","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-02-24","scope":"Installation of all interior water supply and Drain/Waste/Vent pipe per the 2018 Philadelphia Plumbing Code. Sizes and locations per plans."},{"number":"EP-2021-010134","date":"2022-02-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-09-11","scope":"WIRE BUILDING THROUGHOUT. INSTALL 400 AMP SERVICE, 150 AMP SERVICE PANEL IN EACH APARTMENT, 200 AMP PANEL FOR COMM SPACE, 100 AMP HOUSE PANEL, NEW SWITCHES, OUTLETS, SMOKE/CO ALARMS AS PER 2017 NEC. NEW FIRE ALARM 2016 NFPA72."},{"number":"MP-2022-001574","date":"2022-04-19","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-02-24","scope":"FOR THE INSTALLATION OF A NEW HVAC SYSTEM INCLUDING NEW DUCT WORK, NEW FURANCE, NEW COIL AND NEW CONDESER AS PER PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2019,"k":"appeal","w":"Appeal granted with conditions"},{"y":2019,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"insp","w":"Inspection failed ×2"},{"y":2021,"k":"permit","w":"New Construction"},{"y":2021,"k":"viol","w":"L&I violation"},{"y":2021,"k":"insp","w":"L&I: 1 failed, 2 passed"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"New Construction or Additions"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"New Construction"}],"rented":false,"licenses":[{"number":"203168","type":"Food Preparing and Serving","status":"Inactive","businessName":"JOE L NELSON (JO JO SOUL FOOD)","legalName":"JOE L NELSON","address":"1239 S 18TH ST","revenueCode":"3120","rentalCategory":null,"units":null,"issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","expirationDate":"2009-06-30","inactiveDate":null}],"licenseActivity":[{"number":"203168","type":"Food Preparing and Serving","businessName":"JOE L NELSON (JO JO SOUL FOOD)","legalName":"JOE L NELSON","issuedDate":"2005-01-28","latestIssueDate":"2005-01-28","closureDate":"2009-06-30","expirationDate":"2009-06-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 172% in 2026, but no matching permit appears in the property timeline.","evidence":["assessment moved from $272,800 to $743,000","no permit shown in 2025-2027"],"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":"Appeal #37900: OPEN · Granted with conditions; related permit 979022. Use permit #900478: 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":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"2 permits not marked completed: 898888 (Expired), 900479 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 8 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":"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":"11 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 8, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"3 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving #203168: Inactive","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/"}],"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/"}]}