{"asOf":"2026-07-27T20:42:56.481Z","block":"300-399 E ALLEGHENY AVE","blockUrl":"https://philadelphia.blockreport.homes/block/300-399-e-allegheny-ave","address":"321 E ALLEGHENY AVE","parcelNumber":"871602140","source":"https://property.phila.gov/?p=871602140","ownerType":"investor","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":"LAM'S INVESTMENT CORP","coOwner":null,"marketValue":269100,"landAssessment":53820,"improvementAssessment":215280,"livableArea":2925,"yearBuilt":2014,"lastSale":{"price":1,"date":"2015-11-17T05:00:00Z"},"openViolations":0,"violations":[{"number":"944988","date":"2007-01-04","code":"FC-914.1/3","title":"ANNUAL CERT FIRE 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ID","status":"DEMOLISH","resolutionDate":null,"resolution":null},{"number":"3815619","date":"2008-02-14","code":"PM-308.1/6","title":"FLOOR/CEILING FIRE DAMAGED ID","status":"DEMOLISH","resolutionDate":null,"resolution":null}]},{"number":"183175","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2008-10-23","completedDate":"2008-11-07","violations":[{"number":"1135508","date":"2008-10-22","code":"FC-914.1/3","title":"ANNUAL CERT FIRE ALARM","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"1135507","date":"2008-10-22","code":"A-000.0/10","title":"VIOL C&I MESSAGE","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"367382","type":"STANDARD","priority":"STANDARD","responsibility":"CLIP","status":"CLOSED","createdDate":"2013-01-29","completedDate":"2014-01-16","violations":[{"number":"2701200","date":"2013-01-29","code":"CP-01","title":"CLIP VIOLATION NOTICE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2701201","date":"2013-01-29","code":"PM-302.2/4","title":"EXT A-VACANT LOT CLEAN/MAINTAI","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"455031","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3365030","date":"2014-07-31","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"CLOSED","resolutionDate":null,"resolution":null}]},{"number":"561425","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3353531","date":"2014-09-26","code":"A-302.8/30","title":"PERM - MUST 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INSP","status":"PASSED"},{"caseNumber":"96800","date":"2007-05-01","type":"CI INSP","status":"FAILED"},{"caseNumber":"96800","date":"2007-05-01","type":"CI INSP","status":"CLOSED"},{"caseNumber":"147049","date":"2008-02-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"96800","date":"2008-03-17","type":"ADMIN INSP","status":"FAILED"},{"caseNumber":"96800","date":"2008-03-17","type":"ADMIN INSP","status":"CLOSED"},{"caseNumber":"96800","date":"2008-05-12","type":"PRECOURT","status":"FAILED"},{"caseNumber":"96800","date":"2008-05-19","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"183175","date":"2008-10-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"183175","date":"2008-11-07","type":"CI INSP","status":"PASSED"},{"caseNumber":"147049","date":"2009-01-22","type":"CSUINITIAL","status":"CLOSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2007,"fails":3,"passes":1},{"y":2008,"fails":4,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99820563260771,"lng":-75.12464836978653,"geom":{"type":"Polygon","coordinates":[[[-75.124603564,39.998301642],[-75.124642419,39.998103883],[-75.124695581,39.998110709],[-75.124653577,39.998308041],[-75.124603564,39.998301642]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":null,"lotArea":1089,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"PO BOX 221, JENKINTOWN PA, 19046","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A (3) STORY ATTACHED STRUCTURE, HEIGHT (NTE 35'), FOR THE USES AS PERMITTED IN THE C-2 COMMERCIAL DISTRICT 1ST FLOOR AND FOR (2) APARTMENTS 2ND FLOOR AND (1) APARTMENT 3RD FLOOR (THREE FAMILY DWELLING) NO SIGNS IN","status":"CLOSED","outcome":"Granted with conditions","date":"2012-03-14","number":"17381","relatedPermit":"376689"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":5100,"taxable":5100,"land":5100,"improvement":0,"taxableLand":5100,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":13200,"taxable":13200,"land":13200,"improvement":0,"taxableLand":13200,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":150000,"taxable":150000,"land":30000,"improvement":120000,"taxableLand":30000,"taxableImprovement":120000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":190100,"taxable":190100,"land":38000,"improvement":152100,"taxableLand":38000,"taxableImprovement":152100,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":243400,"taxable":243400,"land":48654,"improvement":194746,"taxableLand":48654,"taxableImprovement":194746,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":243400,"taxable":243400,"land":48654,"improvement":194746,"taxableLand":48654,"taxableImprovement":194746,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":243400,"taxable":243400,"land":48654,"improvement":194746,"taxableLand":48654,"taxableImprovement":194746,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":249400,"taxable":249400,"land":49800,"improvement":199600,"taxableLand":49800,"taxableImprovement":199600,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":249400,"taxable":249400,"land":49800,"improvement":199600,"taxableLand":49800,"taxableImprovement":199600,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":224500,"taxable":224500,"land":44900,"improvement":179600,"taxableLand":44900,"taxableImprovement":179600,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":224500,"taxable":224500,"land":44900,"improvement":179600,"taxableLand":44900,"taxableImprovement":179600,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":269100,"taxable":269100,"land":53820,"improvement":215280,"taxableLand":53820,"taxableImprovement":215280,"exemptLand":0,"exemptImprovement":0}],"taxNow":3143,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"376689","date":"2012-04-02","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2012-04-02","scope":"NEW COSNTRUCTION OF A 3 STORY BUILDING TO BE COMMERCIAL AND (3) APTS."},{"number":"455031","date":"2013-05-28","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2014-12-10","scope":"NEW CONSTRUCTION OF A NEW RESIDENTIAL/COMMERCIAL BUILDING ON EXISTING FOUNDATION. SEPARATE PERMIT IS REQUIRED FOR FIRST FLOOR COMMERCIAL SPACE."},{"number":"501277","date":"2013-11-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-01-14","scope":"INSTALL 240V 1 PHASE 5 GANG METER 5 PANELS,55 LIGHTS,18 SWITCHES,58 RECEPTS,3 STOVES,3 HWH,12 SMOKE DETECTORS AS PER 2008 NEC.SERVICE TO BE 3 400KCMIL CONDUCTORS/100A FEEDERS TO BE 3 #3 CONDUCTORS.TO COMPLY WITH ARTICLES 210.8,210.12/210.52 & 406.11."},{"number":"502247","date":"2013-11-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-02-19","scope":"INSTALL 3-WC, 4-LAVS, 3-BT, 3-KS (STORE & 3 UNITS) - PER THE APPROVED PLAN #P1 AND THE PHILADELPHIA PLUMBING CODE 2004 (FOURTH PRINTING) - NOTE: BACKFLOW PREVENTION CONTAINMENT DEVICE, STORM, SITE, SEWER AND WATER CONNECTIONS TO THE CITY MAINS ARE \"BY OTHERS\""},{"number":"505896","date":"2013-12-06","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-12-12","scope":"FOR THE UNDER-PINNING OF A THREE STORY STRUCTURE AS PER APPROVED PLANS."},{"number":"552453","date":"2014-08-12","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-03-02","scope":"FOR THE INSTALLATION OF A FIRE SUPRESSION SYSTEM SERVICED BY A TWO (2) INCH FIRE SERVICE LINE WITH A BACK FLOW PREVENTER ASSEMBLY.ALL WORK TO BE DONE PER APPROVED PLANS. FIRE SUPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"561425","date":"2014-09-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2014-12-02","scope":"INSTALL NEW 5\" LATERAL, HOUSE TRAP & HOUSE DRAIN & INSTALL 3/4 WATER SERV PA20142541204 SELF-CERIFICATION'S ARE NO LONGER PERMITTED - ALL EXCAVATIONS & PLUMBING TRENCHES IN EXCESS OF 5' IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION"},{"number":"591460","date":"2015-03-09","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-10","scope":"INSTALL NEW LIGHT FIXTURES & ADD'L CIRCUIT BREAKER PANEL IN NEW ADD'L & EXISTING RETAIL STORE EXPANDING & COMBINING ALL LOADS TO EXISTING METER AS PER NEC 2008 & EXTENDING EXISTING FIRE ALARM AS PER NFPA 72"}],"storyTag":"Torn down & rebuilt","storyDelta":null,"timeline":[{"y":2011,"k":"land","p":11500},{"y":2012,"k":"appeal","w":"Appeal granted with conditions"},{"y":2012,"k":"permit","w":"Zoning/use"},{"y":2013,"k":"permit","w":"New construction"},{"y":2013,"k":"viol","w":"2 L&I violations"},{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2014,"k":"viol","w":"4 L&I violations"},{"y":2014,"k":"permit","w":"Suppression"},{"y":2014,"k":"permit","w":"Plumbing"},{"y":2015,"k":"permit","w":"Electrical"}],"rented":true,"licenses":[{"number":"284796","type":"Motor Vehicle Repair / Fuel Dispensing","status":"Inactive","businessName":"DURAN TIRE INC","legalName":"DURAN TIRE INC","address":"321 E ALLEGHENY AVE","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2002-08-30","latestIssueDate":"2002-08-30","expirationDate":"2003-12-31","inactiveDate":null},{"number":"333876","type":"Food Establishment, Retail Perm Location (Large)","status":"Active","businessName":"FAMILY DOLLAR STORES OF PENNSYLVANIA LLC (Family Dollar #26868)","legalName":"FAMILY DOLLAR STORES OF PENNSYLVANIA LLC","address":"321 E ALLEGHENY AVE","revenueCode":"3119","rentalCategory":null,"units":null,"issuedDate":"2005-08-23","latestIssueDate":"2026-04-13","expirationDate":"2027-04-30","inactiveDate":null},{"number":"344312","type":"Dumpster License - Private Property","status":"Active","businessName":"FAMILY DOLLAR STORES OF PENNSYLVANIA LLC (Family Dollar #26868)","legalName":"FAMILY DOLLAR STORES OF PENNSYLVANIA LLC","address":"321 E ALLEGHENY AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2005-11-07","latestIssueDate":"2013-07-27","expirationDate":null,"inactiveDate":null},{"number":"344206","type":"Hazardous Materials","status":"Inactive","businessName":"FAMILY DOLLAR STORES OF PENNSYLVANIA LLC (Family Dollar #26868)","legalName":"FAMILY DOLLAR STORES OF PENNSYLVANIA LLC","address":"321 E ALLEGHENY AVE","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2007-01-05","latestIssueDate":"2012-03-08","expirationDate":"2012-12-31","inactiveDate":null},{"number":"906025","type":"Rental","status":"Active","businessName":"Lam's Investment Corp","legalName":"Lam's Investment Corp","address":"321 E ALLEGHENY AVE","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":3,"issuedDate":"2022-09-15","latestIssueDate":"2025-09-05","expirationDate":"2026-09-14","inactiveDate":null}],"licenseActivity":[{"number":"906025","type":"Rental","businessName":"Lam's Investment Corp","legalName":"Lam's Investment Corp","issuedDate":"2022-09-15","latestIssueDate":"2025-09-05","closureDate":null,"expirationDate":"2026-09-14","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"344206","type":"Hazardous Materials","businessName":"FAMILY DOLLAR STORES OF PENNSYLVANIA LLC (Family Dollar #26868)","legalName":"FAMILY DOLLAR STORES OF PENNSYLVANIA LLC","issuedDate":"2007-01-05","latestIssueDate":"2012-03-08","closureDate":"2012-12-31","expirationDate":"2012-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"344312","type":"Dumpster License - Private Property","businessName":"FAMILY DOLLAR STORES OF PENNSYLVANIA LLC (Family Dollar #26868)","legalName":"FAMILY DOLLAR STORES OF PENNSYLVANIA LLC","issuedDate":"2005-11-07","latestIssueDate":"2013-07-27","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"333876","type":"Food Establishment, Retail Perm Location (Large)","businessName":"FAMILY DOLLAR STORES OF PENNSYLVANIA LLC (Family Dollar #26868)","legalName":"FAMILY DOLLAR STORES OF PENNSYLVANIA LLC","issuedDate":"2005-08-23","latestIssueDate":"2026-04-13","closureDate":null,"expirationDate":"2027-04-30","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"284796","type":"Motor Vehicle Repair / Fuel Dispensing","businessName":"DURAN TIRE INC","legalName":"DURAN TIRE INC","issuedDate":"2002-08-30","latestIssueDate":"2002-08-30","closureDate":"2003-12-31","expirationDate":"2003-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":3,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 28% in 2020, but no matching permit appears in the property timeline.","evidence":["assessment moved from $190,100 to $243,400","no permit shown in 2019-2021"],"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 #17381: CLOSED · Granted with conditions; related permit 376689. Use permit #376689: 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-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":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (PO BOX 221, JENKINTOWN PA, 19046).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","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":"8 failed, 2 passed, and 4 CLOSED investigation outcomes are in the fetched history; the latest dated visit was CLOSED on Jan 22, 2009.","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":"2 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":"Motor Vehicle Repair / Fuel Dispensing #284796: Inactive; Hazardous Materials #344206: 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":"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 13 historical violations across 7 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/"}]}