{"asOf":"2026-07-25T14:25:43.605Z","block":"1200-1299 LOCUST ST","blockUrl":"https://philadelphia.blockreport.homes/block/1200-1299-locust-st","address":"1201 LOCUST ST","parcelNumber":"881008250","source":"https://property.phila.gov/?p=881008250","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"BIRCH ROW ASSOCIATES LLC","coOwner":null,"marketValue":3200000,"landAssessment":640000,"improvementAssessment":2560000,"livableArea":20942,"yearBuilt":1890,"lastSale":{"price":700000,"date":"1997-06-03T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.94790953892766,"lng":-75.1608692539051,"geom":{"type":"Polygon","coordinates":[[[-75.160914278,39.947826469],[-75.160878326,39.947998159],[-75.160823536,39.947991787],[-75.160861313,39.947819899],[-75.160914278,39.947826469]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2022-005075","type":"Sprinkler Certification","inspectionDate":"2022-02-08","result":"Certified","expirationDate":"2023-02-08","buildingId":"1500415"},{"number":"BC-2025-011334","type":"Sprinkler Certification","inspectionDate":"2025-02-04","result":"Certified","expirationDate":"2026-02-04","buildingId":"1500415"},{"number":"BC-2025-016496","type":"Fire Alarm Certification","inspectionDate":"2025-06-03","result":"Certified","expirationDate":"2026-06-03","buildingId":"1500415"},{"number":"BC-2026-003582","type":"Sprinkler Certification","inspectionDate":"2026-01-19","result":"Certified","expirationDate":"2027-01-19","buildingId":"1500415"},{"number":"BC-2026-014713","type":"Fire Alarm Certification","inspectionDate":"2026-05-14","result":"Certified","expirationDate":"2027-05-14","buildingId":"1500415"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19107","beds":null,"baths":null,"stories":4,"lotArea":6048,"zoning":"CMX5","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":null,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2580500,"taxable":2318867,"land":372971,"improvement":2207529,"taxableLand":372971,"taxableImprovement":1945896,"exemptLand":0,"exemptImprovement":261633},{"y":2017,"v":2525000,"taxable":2269000,"land":365000,"improvement":2160000,"taxableLand":365000,"taxableImprovement":1904000,"exemptLand":0,"exemptImprovement":256000},{"y":2018,"v":2525000,"taxable":2525000,"land":757500,"improvement":1767500,"taxableLand":757500,"taxableImprovement":1767500,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":3100000,"taxable":3100000,"land":930000,"improvement":2170000,"taxableLand":930000,"taxableImprovement":2170000,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":2850000,"taxable":2850000,"land":855000,"improvement":1995000,"taxableLand":855000,"taxableImprovement":1995000,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":2850000,"taxable":2850000,"land":855000,"improvement":1995000,"taxableLand":855000,"taxableImprovement":1995000,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":2850000,"taxable":2850000,"land":855000,"improvement":1995000,"taxableLand":855000,"taxableImprovement":1995000,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3200000,"taxable":3200000,"land":960000,"improvement":2240000,"taxableLand":960000,"taxableImprovement":2240000,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":3200000,"taxable":3200000,"land":960000,"improvement":2240000,"taxableLand":960000,"taxableImprovement":2240000,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":3200000,"taxable":3200000,"land":960000,"improvement":2240000,"taxableLand":960000,"taxableImprovement":2240000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":3200000,"taxable":3200000,"land":960000,"improvement":2240000,"taxableLand":960000,"taxableImprovement":2240000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":3200000,"taxable":3200000,"land":640000,"improvement":2560000,"taxableLand":640000,"taxableImprovement":2560000,"exemptLand":0,"exemptImprovement":0}],"taxNow":44794,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"695407","date":"2016-05-26","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-06-14","scope":"REPLACE CURB TRAP TO BASEMENT WALL AND FAI-PA1#20161470229-\"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":"741155","date":"2016-12-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-12-15","scope":"REPLACE FAI 5\" CURBTAP TO 5\" LATERAL PA20163370172 SELF CERTIFICATION NO LONGER ACCEPTED ALL TRENCHES IN EXCESS OF 5 FT MUST HAVE APPROVED SHORING AT THE TIME OF INSPECTION."},{"number":"960693","date":"2019-04-22","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-12-31","scope":"LEVEL II INTERIOR ALTERATION (NO CHANGE IN OCCUPANCY) TO THE FIRST FLOOR OF AN EXISTING ATTACHED STRUCTURE PER APPROVED PLANS **SEPARATE PERMITS REQUIRED FOR ANY MEP**"},{"number":"1039586","date":"2020-01-07","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2020-01-17","scope":"REPLACE 3/4\" WATER SERVICE-PA1#20200070153-\"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":"1041024","date":"2020-01-13","work":"Alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-02-07","scope":"ALL WOOD SASH REPLACEMENT KITS IN EXISTING WOOD SURROUND AS PER ATTACHED DRAWINGS (*** AS PER HISTORIC COMMISSION APPROVAL***)"},{"number":"ZP-2021-007943","date":"2021-07-21","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2021-003944","date":"2021-08-24","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-12-27","scope":"FOR INTERIOR LEVEL 2 ATERATIONS AS PER PLANS. AMENDMENT (11/09/2022) TO CHANGE WALL CONFIGURATION AS PER REVISED PLANS."},{"number":"AP-2021-012865","date":"2022-01-06","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2024-04-02","scope":"FOR CERTIFICATE OF OCCUPANCY; BUILDING TO COMPLY WITH THE PHILADELPHIA PROPERTY MAINTAINANCE AND FIRE CODE."},{"number":"AP-2021-012926","date":"2022-01-06","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2024-04-02","scope":"FOR CERTIFICATE OF OCCUPANCY; BUILDING TO COMPLY WITH THE PHILADELPHIA PROPERTY MAINTAINANCE AND FIRE CODE."},{"number":"AP-2021-012861","date":"2022-01-06","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2024-03-28","scope":"FOR CERTIFICATE OF OCCUPANCY; BUILDING TO COMPLY WITH THE PHILADELPHIA PROPERTY MAINTAINANCE AND FIRE CODE."},{"number":"AP-2021-012858","date":"2022-01-06","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2024-03-28","scope":"FOR CERTIFICATE OF OCCUPANCY; BUILDING TO COMPLY WITH THE PHILADELPHIA PROPERTY MAINTAINANCE AND FIRE CODE."},{"number":"AP-2021-011804","date":"2022-01-06","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2024-04-04","scope":"FOR CERTIFICATE OF OCCUPANCY; BUILDING TO COMPLY WITH THE PHILADELPHIA PROPERTY MAINTAINANCE AND FIRE CODE."},{"number":"AP-2021-012862","date":"2022-01-06","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2024-03-28","scope":"FOR CERTIFICATE OF OCCUPANCY; BUILDING TO COMPLY WITH THE PHILADELPHIA PROPERTY MAINTAINANCE AND FIRE CODE."},{"number":"EP-2022-007176","date":"2022-08-12","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2023-03-07","scope":"Install lights normal and emergency exit signs on the existing lighting circuits. Install switches. Install additional receptacles in the offices on the existing receptacle circuit. Install new receptacles in the kitchen area on new circuits. Relocate the fire alarm devices. all work in accordance with the 2017 nec & 2016 nfpa-72."},{"number":"PP-2022-012710","date":"2022-08-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-12-27","scope":"FIXTURE REPLACEMENT OF (2) hand wash sinks on first floor, and (1) kitchen sink on the second floor. WITHOUT PIPING"},{"number":"EP-2022-012819","date":"2023-02-13","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2026-02-05","scope":"Install exit and emergency lighting, install 110v interconnected hard-wired smoke alarms and Install fire alarm . ALL WORK IS TO BE DONE ACCORDING TO APPROVED DRAWINGS-2017 NEC,2016 NFPA-72,2018 PHILA FIRE CODE."},{"number":"FP-2024-001919","date":"2024-10-24","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2026-04-25","scope":"FOR THE INSTALLATION OF A NEW 2\" BACKFLOW PREVENTION ASSEMBLY. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"FP-2024-001918","date":"2024-10-24","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2026-04-25","scope":"INSTALL A NEW 2\" WILKINS 950XLT2BFSS BACKFLOW PREVENTION ASSEMBLY FOR AN EXISTING FIRE SUPPRESSION SYSTEM COMPLYING WITH NFPA 13. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA. **THIS IS A PARTIAL (BASEMENT ONLY) SYSTEM AS PER THE APPROVED PLANS ** **NO EXTERIOR WORK PER PHILADEPHIA HISTORICAL COMMISSION APPROVAL**"},{"number":"FP-2024-001917","date":"2024-10-24","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2026-04-25","scope":"FOR THE INSTALLATION OF 2\" WILKINS 950XLT2BFSS BACKFLOW PREVENTION ASSEMBLY TO THE EXISTING FIRE SUPPRESSION SYSTEM AS PER APPROVED PLANS."},{"number":"FP-2024-001921","date":"2024-10-24","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Expired","completedDate":"2026-04-25","scope":"FOR THE REPLACEMENT OF THE EXISTING CHECK VALVE WITH 2\" BFP DEVICE TO THE EXISTING FIRE SERVICE MAIN AS PER APPROVED PLANS."},{"number":"FP-2024-001920","date":"2024-11-21","work":"Addition and/or Alterations","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Issued","completedDate":null,"scope":"FOR THE INSTALLATION OF A TWO (2) INCH DC WILKINGS 950XLT2BFSS BACKFLOW PREVENTION ASSEMBLY FOR AN EXISTING FIRE SUPPRESSION SYSTEM THROUGHOUT THE BASEMENT OF THE STRUCTURE AS PER APPROVED PLANS AND IN ACCORDANCE WITH THE 2016 NFPA 13. IF FIELD CONDITIONS VARY, CONTACT DESIGN ENGINEER PRIOR TO START OF ANY WORK. ALL WORK SHALL BE PERFORMED BY A FIRE SUPPRESSION CONTRACTOR LICENSED BY THE CITY OF PHILADELPHIA."},{"number":"ZP-2026-000782","date":"2026-02-10","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2022,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2022,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2022,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2024,"k":"permit","w":"Addition and/or Alterations"},{"y":2026,"k":"permit","w":"Change of Use"}],"rented":true,"licenses":[{"number":"235689","type":"Rental","status":"Inactive","businessName":"BIRCH ROW ASSOCIATES LLC","legalName":"BIRCH ROW ASSOCIATES LLC","address":"1201 LOCUST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2003-03-20","latestIssueDate":"2014-03-01","expirationDate":"2015-02-28","inactiveDate":"2015-04-29"},{"number":"354096","type":"Rental","status":"Inactive","businessName":"BIRCH ROW ASSOCIATES LLC","legalName":"BIRCH ROW ASSOCIATES LLC","address":"1201 LOCUST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2006-01-30","latestIssueDate":"2006-01-30","expirationDate":"2007-01-30","inactiveDate":"2012-08-31"},{"number":"354097","type":"Rental","status":"Inactive","businessName":"330/335 S JUNIPER ST, ASSOC, LLC (NEW OWNER)","legalName":"330/335 S JUNIPER ST, ASSOC, LLC","address":"1201 LOCUST ST","revenueCode":"3202","rentalCategory":null,"units":3,"issuedDate":"2006-01-30","latestIssueDate":"2006-01-30","expirationDate":"2007-01-30","inactiveDate":"2012-08-31"},{"number":"354099","type":"Rental","status":"Inactive","businessName":"BIRCH ROW ASSOCIATES LLC","legalName":"BIRCH ROW ASSOCIATES LLC","address":"1201 LOCUST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2006-01-30","latestIssueDate":"2006-01-30","expirationDate":"2007-01-30","inactiveDate":"2012-08-31"},{"number":"354101","type":"Rental","status":"Inactive","businessName":"BIRCH ROW ASSOCIATES LLC","legalName":"BIRCH ROW ASSOCIATES LLC","address":"1201 LOCUST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2006-01-30","latestIssueDate":"2006-01-30","expirationDate":"2007-01-30","inactiveDate":"2012-08-31"},{"number":"354104","type":"Rental","status":"Active","businessName":"BIRCH ROW ASSOCIATES LLC","legalName":"BIRCH ROW ASSOCIATES LLC","address":"1201 LOCUST ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":13,"issuedDate":"2007-01-18","latestIssueDate":"2026-01-29","expirationDate":"2027-02-28","inactiveDate":null}],"licenseActivity":[{"number":"354097","type":"Rental","businessName":"330/335 S JUNIPER ST, ASSOC, LLC (NEW OWNER)","legalName":"330/335 S JUNIPER ST, ASSOC, LLC","issuedDate":"2006-01-30","latestIssueDate":"2006-01-30","closureDate":"2012-08-31","expirationDate":"2007-01-30","inactiveDate":"2012-08-31","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"354104","type":"Rental","businessName":"BIRCH ROW ASSOCIATES LLC","legalName":"BIRCH ROW ASSOCIATES LLC","issuedDate":"2003-03-20","latestIssueDate":"2026-01-29","closureDate":null,"expirationDate":"2027-02-28","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","units":13,"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":["7 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":"7 permits not marked completed: EP-2022-007176 (Expired), EP-2022-012819 (Expired), FP-2024-001919 (Expired), FP-2024-001918 (Expired), FP-2024-001917 (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":"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 1890 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. 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":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Sprinkler Certification: Certified through Jan 19, 2027; Fire Alarm Certification: Certified through May 14, 2027","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/"}]}