{"asOf":"2026-07-25T20:29:51.604Z","block":"5100-5199 GRISCOM ST","blockUrl":"https://philadelphia.blockreport.homes/block/5100-5199-griscom-st","address":"5127 GRISCOM ST","parcelNumber":"875102080","source":"https://property.phila.gov/?p=875102080","ownerType":"investor","kind":"offices","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":true,"institutional":true,"buildingCode":"SD","buildingCodeNew":null,"buildingClass":"VACANT LAND COMMER ACRE+","buildingClassNew":null,"useLabel":"Vacant lot","owner":"SEPTA","coOwner":null,"marketValue":95900,"landAssessment":95900,"improvementAssessment":0,"livableArea":null,"yearBuilt":null,"lastSale":{"price":1,"date":"2015-01-16T05:00:00Z"},"openViolations":1,"violations":[{"number":"VI-2026-005852","date":"2026-02-02","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"CF-2026-008935","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QOL FIRE SAFETY INVESTIGATOR","status":"IN VIOLATION","createdDate":"2026-02-02","completedDate":null,"violations":[{"number":"VI-2026-005852","date":"2026-02-02","code":"F-901.6","title":"INSPECTION, TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"CF-2026-008935","date":"2026-02-02","type":null,"status":"FAILED"}],"inspYears":[{"y":2026,"fails":1,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.02220152249225,"lng":-75.07932583874977,"geom":{"type":"Polygon","coordinates":[[[-75.078551217,40.02249585],[-75.079079274,40.021886765],[-75.079176966,40.021820983],[-75.079319715,40.021666433],[-75.079998655,40.022037098],[-75.079353152,40.022736808],[-75.078710068,40.022385715],[-75.078573887,40.022510364],[-75.078551217,40.02249585]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2023-001282","type":"Fire Alarm Certification","inspectionDate":"2022-02-22","result":"Certified","expirationDate":"2023-02-22","buildingId":"1543668"},{"number":"BC-2022-006606","type":"Fire Alarm Certification","inspectionDate":"2022-02-22","result":"Certified","expirationDate":"2023-02-22","buildingId":"1543668"},{"number":"BC-2024-000868","type":"Special Hazards Certification","inspectionDate":"2023-08-29","result":"Certified","expirationDate":"2024-08-29","buildingId":"1543668"},{"number":"BC-2024-028756","type":"Special Hazards Certification","inspectionDate":"2024-09-11","result":"Deficient","expirationDate":null,"buildingId":"1543668"},{"number":"BC-2025-023628","type":"Fire Alarm Certification","inspectionDate":"2025-02-26","result":"Certified","expirationDate":"2026-02-26","buildingId":"1543668"},{"number":"BC-2026-008385","type":"Fire Alarm Certification","inspectionDate":"2026-02-25","result":"Certified","expirationDate":"2027-02-25","buildingId":"1543668"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19124","beds":null,"baths":null,"stories":null,"lotArea":4100,"zoning":"CMX3","grade":null,"basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"1234 MARKET ST, PHILADELPHIA PA, 19107","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2017,"v":1262600,"taxable":0,"land":1262600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1262600,"exemptImprovement":0},{"y":2018,"v":1262600,"taxable":0,"land":1262600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1262600,"exemptImprovement":0},{"y":2019,"v":1262600,"taxable":0,"land":1262600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1262600,"exemptImprovement":0},{"y":2020,"v":1262600,"taxable":0,"land":1262600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1262600,"exemptImprovement":0},{"y":2021,"v":1262600,"taxable":0,"land":1262600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1262600,"exemptImprovement":0},{"y":2022,"v":1262600,"taxable":0,"land":1262600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1262600,"exemptImprovement":0},{"y":2023,"v":1262600,"taxable":0,"land":1262600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1262600,"exemptImprovement":0},{"y":2024,"v":1262600,"taxable":0,"land":1262600,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":1262600,"exemptImprovement":0},{"y":2025,"v":10300,"taxable":0,"land":10300,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":10300,"exemptImprovement":0},{"y":2026,"v":10300,"taxable":0,"land":10300,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":10300,"exemptImprovement":0},{"y":2027,"v":95900,"taxable":0,"land":95900,"improvement":0,"taxableLand":0,"taxableImprovement":0,"exemptLand":95900,"exemptImprovement":0}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"581034","date":"2014-12-23","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2014-12-23","scope":"RELOCATION OF LOT LINES TO CREATE ONE LOT FROM SEVEN DEEDED LOTS IN SIX(6) OPA ACCOUNT NUMBERS."},{"number":"569298","date":"2015-01-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2015-01-16","scope":"FOR THE DOCUMENTATION OF THE CONSOLIDATION OF 5110-18 FRANKFORD AVE, 5120 FRANKFORD AVE, 5136 FRANKFORD AVE, AND 5140 FRANKFORD AVE. DEED OF CONSOLIDATION TO BE RECORDED PRIOR TO PERMIT ISSUANCE. FOR THE ERECTION OF A DETACHED STRUCTURE ON THE SAME LOT AS AN EXISTING DETACHED STRUCTURE. SIZE AND LOCATION AS SHOWN ON PLANS/APPLICATION. EXISTING STRUCTURE FOR CONTINUED USE AS TRUCKING & TRANSPORTATION TERMINAL, PROPOSED STRUCTURE FOR USE AS BUSINESS AND PROFESSIONAL OFFICE. NO SIGNS ON THIS APPLICATION."},{"number":"620966","date":"2015-09-01","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2017-12-11","scope":"NEW CONSTUCTION OF A ONE (1) STORY OFFICE BUILDING FOR TRANSPORTATION CENTER AND ASSOCIATED SITEWORK AS PER APPROVED PLANS. ROOM 200 TO BE LEFT VACANT AT THIS TIME, SEPARATE PERMITS REQUIRED FOR FIT OUT AS ANCILLARY CONTROL CENTER. BUILDING TO BE SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR MEP AND FIRE SUPPRESSION WORK**"},{"number":"623199","date":"2015-10-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2017-12-11","scope":"INSTALL ACCESS CONTROL,LIGHTING,RECEPTACLES,BRANCH CIRCUITS,ELECTRICAL CONNECTIONS TO MECHANICAL & PLUMBING EQUIP,ELECTRICAL GEAR,DUCT BANKS,OUTDOOR CONCERTE PADS PER 2008 NEC (COMMERICAL)INSTALL FIRE ALARM PER NFPA 72."},{"number":"638776","date":"2015-10-30","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2017-05-26","scope":"FOR THE INSTALLATION OF A NEW MECHANICAL SYSTEM IN ITS ENTIRETY THROUGHOUT A NEW ONE-STORY STRUCTURE. WORK INCLUDES REGISTERS/DIFFUSERS, APPLIANCES, ROOFTOP UNITS, VAV BOXES AND ALL SUPPLEMENTAL DUCTWORK AS SHOWN IN APPROVED PLANS."},{"number":"638763","date":"2015-11-19","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-05-18","scope":"INTERIOR PLUMBING CONSTRUCTION TO A POINT 5'-0\" OUTSIDE ONLY FOR A NEW (1)STORY OFFICE BUILDING FOR A TRANSPORTATION CENTER - NOTE: SEPARATE PERMIT(S) FOR EXTERIOR, SEWER/WATER CONNECTIONS TO THE CITY MAINS AND FUEL GAS PIPING - THE INSTALLATION WILL COMPLY WITH THE APPROVED PLANS AND THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"702774","date":"2016-06-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-07-01","scope":"INSTALL NEW 6\"LATERAL,HOUSE TRAP AND FAI-PA1#20161610202-\"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":"659031","date":"2016-06-27","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2017-05-26","scope":"FOR THE INSTALLATION OF PHASE I OF A NFPA 13 SYSTEM IN THE OFFICE AREA OF A ONE STORY STRUCTURE. FIRE SUPPRESSION SYSTEM SERVICED BY A FOUR INCH FIRE SERVICE LINE WITH A BACKFLOW PREVENTER ASSEMBLY. FIRE SUPPRESSION FOR ANCILLARY CONTROL AREA TO BE INSTALLED DURING PHASE II OF FIRE SUPPRESSION WORK WITH A SEPARATE PERMIT. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. FIRE SUPPRESSION SYSTEM TO BE INSTALLED IN ACCORDANCE WITH NFPA 13 STANDARD."},{"number":"716913","date":"2016-08-23","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2017-02-24","scope":"TO INSTALL 3\" WATER DISTRIBUTION FROM CURB TO 5' OUTSIDE FOUNDATION-PA1#20162360821-\"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\"THE INSTALLATION WILL COMPLY WITH THE PHILADEPHIA PLUBMING CODE 2004"},{"number":"783459","date":"2017-05-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-05-31","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR THE DISTRICT BUILDING ONLY."},{"number":"836108","date":"2017-12-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2017-12-13","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR THE DISTRICT BUILDING ONLY."},{"number":"883288","date":"2018-06-06","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2018-09-10","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR THE DISTRICT BUILDING ONLY."},{"number":"888060","date":"2018-07-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-07-10","scope":"FOR THE ERECTION OF A MEZZANINE OF AN EXISTING STRUCTURE FOR USE AS AN EXISTING BUSINESS AND PROFESSIONAL OFFICE IN AN EXISTING STRUCTURE ON THE SALE LOT EXISTING TRUCKING & TRANSPORTATION TERMINAL AS PREVIOUSLY APPROVED. NO SIGNS ON THIS APPLICATION."},{"number":"879093","date":"2018-07-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2021-07-12","scope":"LEVEL II ALTERATIONS FOR RENOVATION OF AN EXISTING STRUCTURE INCLUDING ONLY GENERAL CONSTRUCTION AS PER PLAN. ** THE FOLLOWING DICIPLINES WILL APPLY FOR SEPARATE PERMITS. HVAC, SPRINKLER, FIRE ALARM, PLUMBING AND ELECTRICAL.**"},{"number":"887218","date":"2018-07-24","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-05-24","scope":"INSTALLATION OF A TEMP 120/240V 320AMP MAIN SERVICE FOR A CONSTRUCTION TRAILER COMPOUND AND FOUR 120/240V 100AMP BRANCH CIRCUITS TO THE CONSTRUCTION TRAILER PANEL, INSTALL 1 GFCI OUTDOOR QUAD RECEPTACLE ON A 20AMP CIRCUIT, INSTALLATION AND GROUNDING"},{"number":"877701","date":"2018-07-24","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-09-30","scope":"INSTALLATION OF (2)NEW 15KV SERVICES,MEDIUM VOLTAGE SWITCHES,PAD MOUNT TRANSFORMERS,MDP,UPS,PDU,GROUNDING,PANELBOARDS,GENERATOR,ATS,LIGHT FIXTURES,RECEPTACLES,SECURITY SYSTEM AND COMMUNICATION CABLING PER 2008 NEC (OFFICE SPACE) INSTALL FIRE ALARM PER NFPA 72"},{"number":"894625","date":"2018-08-16","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2021-09-14","scope":"INSTALLATION OF HVAC MECHANICAL SYSTEM IN ANCILLARY CONTROL CENTER FOR SEPTA AS PER APPROVED PLANS."},{"number":"894624","date":"2018-09-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-01-13","scope":"FIT OUT OF EIXSTING SHELL SPACE, ADDING 2 GANG BATHROOMS (WATER CLOSET, LAVY SINK, URINALS, FLOOR DRAINS) MOP RECEPTORS, ELECTRIC WATER COOLER & KITCHEN SINKS, USING EXISTING PLUMBING SYSTEM FOR HOT WATER & SANITARY DRAINS - THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"956710","date":"2019-03-12","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-03-22","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR THE DISTRICT BUILDING ONLY."},{"number":"988831","date":"2019-08-08","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2020-02-28","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 13, WITH A NEW 4-INCH FIRE SERVICE LINE; FOR THE INSTALLTION OF A BACKFLOW PREVENTION ASSEMBLY, AS PER APPROVED PLANS."},{"number":"1013752","date":"2019-09-25","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-09-26","scope":"TEMPORARY CERTIFICATE OF OCCUPANCY FOR THE DISTRICT BUILDING ONLY."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"Electrical"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-24","signals":[{"kind":"record-pressure","level":"watch","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["1 open L&I violation","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 831% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $10,300 to $95,900","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":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Fire Alarm Certification: Certified through Feb 25, 2027; Special Hazards Certification: Deficient","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #569298: 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":"3 permits not marked completed: 879093 (Expired), 887218 (Expired), 894625 (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":"1 open L&I violation","finding":"1 violation row are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 0 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Feb 2, 2026.","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":"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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"}],"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/"}]}