{"asOf":"2026-07-27T12:34:14.254Z","block":"1800-1899 N GRATZ ST","blockUrl":"https://philadelphia.blockreport.homes/block/1800-1899-n-gratz-st","address":"1837-41 N GRATZ ST","parcelNumber":"881146611","source":"https://property.phila.gov/?p=881146611","ownerType":"investor","kind":"apartments","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"804","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - LOW RISE","useLabel":"Apartment building","owner":"1837 1841 NORTH GRATZ STREET OWNER LLC","coOwner":null,"marketValue":908100,"landAssessment":90800,"improvementAssessment":817300,"livableArea":7546,"yearBuilt":1915,"lastSale":{"price":1925000,"date":"2022-01-28T05:00:00Z"},"openViolations":0,"violations":[{"number":"4767359","date":"2018-08-03","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4767358","date":"2018-08-03","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4767361","date":"2018-08-03","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4767360","date":"2018-08-03","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":null,"resolution":null}],"violationCases":[{"number":"648164","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2018-08-06","completedDate":"2019-12-30","violations":[{"number":"4767359","date":"2018-08-03","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4767358","date":"2018-08-03","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4767361","date":"2018-08-03","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4767360","date":"2018-08-03","code":"PM15-304.15","title":"EXTERIOR STRUCTURE DOORS","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2018,"n":4,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"648164","date":"2018-08-03","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"648164","date":"2019-12-30","type":"CSUINITIAL","status":"PASSED"}],"inspYears":[{"y":2018,"fails":1,"passes":0},{"y":2019,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.982204362121074,"lng":-75.16429033293267,"geom":{"type":"Polygon","coordinates":[[[-75.164342719,39.982281371],[-75.164140765,39.982250932],[-75.164169742,39.982118387],[-75.164439654,39.98215645],[-75.164410292,39.982290889],[-75.164342719,39.982281371]]]},"liDistrict":"NORTH","certifications":[{"number":"BC-2024-011140","type":"Fire Alarm Certification","inspectionDate":"2024-04-18","result":"Certified","expirationDate":"2025-04-18","buildingId":"1002408"},{"number":"BC-2025-016633","type":"Sprinkler Certification","inspectionDate":"2024-09-18","result":"Certified","expirationDate":"2025-09-18","buildingId":"1002408"},{"number":"BC-2025-010471","type":"Fire Alarm Certification","inspectionDate":"2025-04-18","result":"Certified","expirationDate":"2026-04-18","buildingId":"1002408"},{"number":"BC-2026-000316","type":"Sprinkler Certification","inspectionDate":"2025-09-02","result":"Certified","expirationDate":"2026-09-02","buildingId":"1002408"},{"number":"BC-2026-010732","type":"Fire Alarm Certification","inspectionDate":"2026-04-14","result":"Certified","expirationDate":"2027-04-14","buildingId":"1002408"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19121","beds":null,"baths":null,"stories":3,"lotArea":3814,"zoning":"RM1","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"500 N FRANKLIN TPKE #307, RAMSEY NJ, 07446","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":true,"assessmentExemption":true,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":256000,"taxable":256000,"land":7600,"improvement":248400,"taxableLand":7600,"taxableImprovement":248400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":256000,"taxable":256000,"land":7600,"improvement":248400,"taxableLand":7600,"taxableImprovement":248400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":284700,"taxable":284700,"land":56940,"improvement":227760,"taxableLand":56940,"taxableImprovement":227760,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":1000000,"taxable":285400,"land":100000,"improvement":900000,"taxableLand":100000,"taxableImprovement":185400,"exemptLand":0,"exemptImprovement":714600},{"y":2021,"v":1000000,"taxable":940450,"land":100000,"improvement":900000,"taxableLand":100000,"taxableImprovement":840450,"exemptLand":0,"exemptImprovement":59550},{"y":2022,"v":1000000,"taxable":100000,"land":100000,"improvement":900000,"taxableLand":100000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":900000},{"y":2023,"v":1000000,"taxable":100000,"land":100000,"improvement":900000,"taxableLand":100000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":900000},{"y":2024,"v":1000000,"taxable":100000,"land":100000,"improvement":900000,"taxableLand":100000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":900000},{"y":2025,"v":1000000,"taxable":100000,"land":100000,"improvement":900000,"taxableLand":100000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":900000},{"y":2026,"v":1000000,"taxable":100000,"land":100000,"improvement":900000,"taxableLand":100000,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":900000},{"y":2027,"v":908100,"taxable":90800,"land":90800,"improvement":817300,"taxableLand":90800,"taxableImprovement":0,"exemptLand":0,"exemptImprovement":817300}],"taxNow":1400,"familyHeld":true,"lastTransferNominal":true,"permits":[{"number":"839465","date":"2018-01-10","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-01-10","scope":"ERECTION OF A ROOF ACCESS STRUCTURE AND CREATION OF TWO (2) INTERIOR BICYCLE PARKING SPACES FOR USE AS MULTI FAMILY HOUSEHOLD LIVING (EIGHT(8) UNITS) WITH ROOF DECK ACCESSED THROUGH PILOT HOUSE. (SIZE AND LOCATION AS SHOWN ON PLANS)"},{"number":"864671","date":"2018-07-26","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-01-26","scope":"FOR THE CONSTRUCTION OF AN ADDITION (DORMERS) TO AN EXISTING STRUCTURE AND INTERIOR ALTERATIONS THROUGHOUT TO CREATE EIGHT (8) DWELLING UNITS, AS PER APPROVED PLANS."},{"number":"864665","date":"2018-07-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2018-07-26","scope":"ADDITION AND CHANGE IN USE."},{"number":"897461","date":"2018-09-27","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-08-26","scope":"AMEND PERMIT #864671 TO REMOVE DORMERS AND FURRING WALLS AT LIVING SPACES PREVIOUSLY APPROVED, AS PER SUBMITTED PLANS."},{"number":"907137","date":"2018-10-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-01-26","scope":"FOR THE INSTALLATION OF A NFPA 13R SYSTEM FOR A MUTLI-FAMILY DWELLING SERVICED BY A TWO INCH FIRE SERVICE LINE WITH A BACKFLOW PREVENTER ASSEMBLY. 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 13R."},{"number":"932524","date":"2019-01-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-01-26","scope":"INSTALLATION OF 8 UNIT, 8 KITCHENS, 8 W/BOX, 14 SHOWERS, 14 TOILETS, 14 LAVS, 1 FD"},{"number":"956445","date":"2019-03-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-12-30","scope":"IN ACCORDANCE WITH CODE BULLETIN PM1801, A PA PROFESSIONAL ENGINEER IS REQUIRED TO MONITOR REPAIRS MADE UNDER THIS PERMIT. THE ENGINEER MUST SUBMIT A SEALED STATEMENT TO THE DEPARTMENT CONFIRMING THAT THE STRUCTURE IS IN SOUND CONDITION AT COMPLETION.” MAKE SAFE PERMIT - FOR (REPAIR/REPLACE LOOSE BRICK ON FACADE WALL AND REPAIR DISLODGED GATE) TO RESOLVE CASE #648164. ABUTTING SIDEWALK MUST BE CLOSED WITH FENCING A MINIMUM OF 6’ IN HEIGHT. SEPARATE STREETS DEPARTMENT PERMIT REQUIRED FOR SIDEWALK CLOSURE. A SEPARATE PERMIT IS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON CASE #648164."},{"number":"986976","date":"2019-07-15","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-12-04","scope":"MAKE SAFE PERMIT TO ADDRESS L&I UNSAFE CASE #648164 FOR FRACTURES ALONG EXTERIOR WALLS AND FOR IMPROPER INSTALLATION OF FASTENERS FOR FRONT SECURITY GATE; FOR THE FULL REPLACEMENT OF THE ENTIRE TWO (2) STORY EXTERIOR MASONRY FRONT WALL WITH NEW FRT WOOD SHEAR WALL AND ANCHORED MASONRY VENEER, AS PER PLANS; NO OTHER WORK ON THIS PERMIT THAT DOES NOT EXPLICITLY ADDRESS CASE #648164; SEE AP#864671 FOR ONGOING RENOVATION WORK; PEDESTRIAN PROTECTION REQUIRED W/IN EIGHT (8) FEET OF FRONT WALL; OPENINGS TO REMAIN IN EXISTING LOCATIONS."},{"number":"956478","date":"2019-10-10","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-03-22","scope":"FOR INTERIOR ALTERATIONS TO INCLUDE THE INSTALLATION OF WOOD LOAD-BEARING COLUMNS. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY ADDITIONAL ALTERATION WORK."},{"number":"1006439","date":"2019-12-03","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-12-04","scope":"WIRE AS PER PLANS WITH 8 UNITS FIRE ALARM, 600 AMP SERVICE 9 METERS ROUGH AND FINISH COMPLETE AS PER 2008 NEC AND NFPA 72(NORTH DIST) FURNISH AND INSTALL A COMPLETE FIRE ALARM SYSTEM AS PER 2017 NEC AND 2016 NFPA 72(NORTH DIST)"},{"number":"1025568","date":"2019-12-11","work":"Amend for conversion","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-01-26","scope":"TO AMEND PERMIT #864671 TO REFLECT LAYOUT CHANGES FOR UNITS# 102, 103 AND 203, AS PER APPROVED PLANS."},{"number":"MP-2020-006472","date":"2021-01-05","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-01-26","scope":"INSTALLATION OF HVAC SYSTEM IN EXISTING BUILDING FOR EIGHT DWELLING UNITS AS PER APPROVED PLANS."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Zoning/use"},{"y":2018,"k":"insp","w":"Inspection failed"},{"y":2018,"k":"permit","w":"Administrative"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"permit","w":"Major alteration"},{"y":2019,"k":"insp","w":"Inspection passed"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Amend for conversion"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"}],"rented":true,"licenses":[{"number":"785586","type":"Vacant Commercial Property","status":"Inactive","businessName":"lofts on North Gratz LLC","legalName":"lofts on North Gratz LLC","address":"1837-41 N GRATZ ST","revenueCode":"3634","rentalCategory":null,"units":null,"issuedDate":"2018-08-09","latestIssueDate":"2020-06-27","expirationDate":"2021-08-07","inactiveDate":"2021-10-06"},{"number":"905109","type":"Rental","status":"Inactive","businessName":"1837-1841 NORTH GRATZ STREET OWNER LLC","legalName":"1837-1841 NORTH GRATZ STREET OWNER LLC","address":"1837-41 N GRATZ ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":8,"issuedDate":"2022-09-06","latestIssueDate":"2024-07-23","expirationDate":"2025-09-05","inactiveDate":"2025-11-04"},{"number":"0988025","type":"Rental","status":"Active","businessName":"1837-1841 NORTH GRATZ STREET OWNER LLC","legalName":"1837-1841 NORTH GRATZ STREET OWNER LLC","address":"1837-41 N GRATZ ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":8,"issuedDate":"2025-09-04","latestIssueDate":"2025-09-04","expirationDate":"2026-09-03","inactiveDate":null}],"licenseActivity":[{"number":"0988025","type":"Rental","businessName":"1837-1841 NORTH GRATZ STREET OWNER LLC","legalName":"1837-1841 NORTH GRATZ STREET OWNER LLC","issuedDate":"2022-09-06","latestIssueDate":"2025-09-04","closureDate":null,"expirationDate":"2026-09-03","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"785586","type":"Vacant Commercial Property","businessName":"lofts on North Gratz LLC","legalName":"lofts on North Gratz LLC","issuedDate":"2018-08-09","latestIssueDate":"2020-06-27","closureDate":"2021-10-06","expirationDate":"2021-08-07","inactiveDate":"2021-10-06","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","units":8,"signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #839465: 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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 4 historical violations across 1 case.","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":"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 (500 N FRANKLIN TPKE #307, RAMSEY NJ, 07446).","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":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1915 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"1 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Dec 30, 2019.","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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Vacant Commercial Property #785586: Inactive since Oct 6, 2021","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 and appears related-party/family-held.","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":"abatement","level":"verify","title":"A reduced taxable assessment is not a verified abatement","finding":"OPA’s numeric assessment fields show a reduced taxable assessment; BlockReport has no official program determination for this parcel.","why":"The numeric treatment can reflect an improvement abatement or another exemption. It does not identify the ordinance, approval, start or end date, or continuation requirements after a transfer. Once OPA verifies a specific active abatement, many common programs attach the benefit to the property for the remaining term rather than ending automatically at sale, but some require a new-owner filing and continued qualifying use or tax compliance.","action":"Obtain the OPA exemption/abatement determination and history, then underwrite the buyer’s bill from the verified program terms.","url":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/get-a-property-tax-abatement/"},{"id":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as apartments. 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":"Fire Alarm Certification: Certified through Apr 14, 2027; Sprinkler Certification: Certified through Sep 2, 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/"}]}