{"asOf":"2026-07-29T00:00:57.648Z","block":"100-199 S 22ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/100-199-s-22nd-st","address":"129-31 S 22ND ST","parcelNumber":"881549800","source":"https://property.phila.gov/?p=881549800","ownerType":"investor","kind":"multi-family","isHouse":false,"home":false,"commercial":false,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"CA0","buildingCodeNew":"806","buildingClass":"APTS 5-50 UNITS MASONRY","buildingClassNew":"APARTMENTS - BLT AS RESID","useLabel":"Apartment building","owner":"131 S 22ND ST ASSOC","coOwner":"A LTD PART","marketValue":1946300,"landAssessment":389200,"improvementAssessment":1557100,"livableArea":9500,"yearBuilt":1920,"lastSale":{"price":134000,"date":"1984-12-28T05:00:00Z"},"openViolations":3,"violations":[{"number":"2411857","date":"2010-05-07","code":"PM-704.2/1","title":"DA-HIST DIST-OBTAIN PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2411856","date":"2010-05-07","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4518682","date":"2017-10-19","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2021-004874","date":"2021-01-26","code":"PM15-605.3.1","title":"ELECTRICAL- EXTERIOR LIGHTING MULTI FAMILY","status":"COMPLIED","resolutionDate":"2021-03-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-004873","date":"2021-01-26","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-03-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-004872","date":"2021-01-26","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2023-004630","date":"2023-01-23","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"CLOSED","resolutionDate":"2023-10-05","resolution":"CLOSED - REISSUED/REWRITTEN"},{"number":"VI-2023-077399","date":"2023-10-05","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-05-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}],"violationCases":[{"number":"234388","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DCC","status":"CLOSED","createdDate":"2010-05-07","completedDate":null,"violations":[{"number":"2411857","date":"2010-05-07","code":"PM-704.2/1","title":"DA-HIST DIST-OBTAIN PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"2411856","date":"2010-05-07","code":"A-504.1/3","title":"SWO- CONSTR W/O BLDG PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"608979","type":"STANDARD","priority":"STANDARD","responsibility":"CI","status":"CLOSED","createdDate":"2017-10-19","completedDate":"2018-01-02","violations":[{"number":"4518682","date":"2017-10-19","code":"FC-13-101115","title":"FIRE ESCAPE REPORT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2021-006516","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"PROPERTY MAINTENANCE INVESTIGATOR","status":"IN VIOLATION","createdDate":"2021-01-27","completedDate":null,"violations":[{"number":"VI-2021-004874","date":"2021-01-26","code":"PM15-605.3.1","title":"ELECTRICAL- EXTERIOR LIGHTING MULTI FAMILY","status":"COMPLIED","resolutionDate":"2021-03-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-004873","date":"2021-01-26","code":"FC-13-915","title":"CERTIFICATION","status":"COMPLIED","resolutionDate":"2021-03-02","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2021-004872","date":"2021-01-26","code":"9-3902 (2)","title":"RENTAL LICENSE MULTI FAMILY (R2)","status":"OPEN","resolutionDate":null,"resolution":null}]},{"number":"CF-2023-005730","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"COMPLIED, BALANCE DUE","createdDate":"2023-01-23","completedDate":null,"violations":[{"number":"VI-2023-004630","date":"2023-01-23","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"CLOSED","resolutionDate":"2023-10-05","resolution":"CLOSED - REISSUED/REWRITTEN"}]},{"number":"CF-2023-104170","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"AUDITS AND INVESTIGATIONS BUILDING CERTS","status":"CLOSED","createdDate":"2023-10-05","completedDate":"2024-05-14","violations":[{"number":"VI-2023-077399","date":"2023-10-05","code":"F-1104.16.5.1.8","title":"FIRE ESCAPE REPORT REQUIRED\n","status":"COMPLIED","resolutionDate":"2024-05-14","resolution":"COMPLIED - LICENSE/CERTIFICATE/REPORT OBTAINED"}]}],"violYears":[{"y":2010,"n":2,"worst":null},{"y":2017,"n":1,"worst":null},{"y":2021,"n":3,"worst":null},{"y":2023,"n":2,"worst":null}],"investigations":[{"caseNumber":"234388","date":"2010-05-06","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"234388","date":"2010-06-10","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"234388","date":"2011-01-31","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"234388","date":"2011-02-01","type":"BP_BLDG","status":"CLOSED"},{"caseNumber":"234388","date":"2012-04-16","type":"PRECOURT","status":"FAILED"},{"caseNumber":"234388","date":"2013-09-10","type":"PRECOURT","status":"PASSED"},{"caseNumber":"608979","date":"2017-10-19","type":"CI INSP","status":"FAILED"},{"caseNumber":"608979","date":"2017-11-28","type":"CI INSP","status":"FAILED"},{"caseNumber":"608979","date":"2018-01-02","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2021-006516","date":"2021-01-27","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-006516","date":"2021-03-03","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-006516","date":"2021-04-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-005730","date":"2023-01-23","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-005730","date":"2023-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-005730","date":"2023-06-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-005730","date":"2023-09-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-005730","date":"2023-10-05","type":null,"status":"PASSED"},{"caseNumber":"CF-2023-104170","date":"2023-10-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-104170","date":"2023-12-01","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-104170","date":"2024-05-14","type":null,"status":"PASSED"}],"inspYears":[{"y":2010,"fails":2,"passes":0},{"y":2011,"fails":1,"passes":0},{"y":2012,"fails":1,"passes":0},{"y":2013,"fails":0,"passes":1},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":0,"passes":1},{"y":2021,"fails":3,"passes":0},{"y":2023,"fails":6,"passes":1},{"y":2024,"fails":0,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.95138478049082,"lng":-75.17693197844002,"geom":{"type":"Polygon","coordinates":[[[-75.176725954,39.951421402],[-75.176750693,39.9513013],[-75.177138231,39.951348455],[-75.177113891,39.951468017],[-75.176725954,39.951421402]]]},"liDistrict":"CENTRAL WEST","certifications":[{"number":"BC-2023-000295","type":"Fire Escape Report","inspectionDate":"2017-11-28","result":"Safe","expirationDate":"2022-11-28","buildingId":"1418023"},{"number":"BC-2023-013596","type":"Fire Alarm Certification","inspectionDate":"2022-02-18","result":"Certified","expirationDate":"2023-02-18","buildingId":"1432483"},{"number":"BC-2022-002221","type":"Fire Alarm Certification","inspectionDate":"2022-02-18","result":"Certified","expirationDate":"2023-02-18","buildingId":"1418023"},{"number":"BC-2023-015346","type":"Fire Alarm Certification","inspectionDate":"2023-07-26","result":"Certified","expirationDate":"2024-07-26","buildingId":"1418023"},{"number":"BC-2024-002561","type":"Fire Escape Report","inspectionDate":"2024-01-22","result":"Safe","expirationDate":"2029-01-22","buildingId":"1418023"},{"number":"BC-2024-021156","type":"Fire Alarm Certification","inspectionDate":"2024-07-22","result":"Certified","expirationDate":"2025-07-22","buildingId":"1418023"},{"number":"BC-2025-026658","type":"Fire Alarm Certification","inspectionDate":"2025-10-08","result":"Certified","expirationDate":"2026-10-08","buildingId":"1418023"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19103","beds":null,"baths":null,"stories":4,"lotArea":5006,"zoning":"CMX4","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"110 NOCENTINO DR, SWEDESBORO NJ, 08085","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1283800,"taxable":1283800,"land":261650,"improvement":1022150,"taxableLand":261650,"taxableImprovement":1022150,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1283800,"taxable":1283800,"land":261650,"improvement":1022150,"taxableLand":261650,"taxableImprovement":1022150,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":2097000,"taxable":2097000,"land":629100,"improvement":1467900,"taxableLand":629100,"taxableImprovement":1467900,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":2216500,"taxable":2216500,"land":664950,"improvement":1551550,"taxableLand":664950,"taxableImprovement":1551550,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":2238600,"taxable":2238600,"land":671580,"improvement":1567020,"taxableLand":671580,"taxableImprovement":1567020,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":2238600,"taxable":2238600,"land":671580,"improvement":1567020,"taxableLand":671580,"taxableImprovement":1567020,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":2238600,"taxable":2238600,"land":671580,"improvement":1567020,"taxableLand":671580,"taxableImprovement":1567020,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":2238600,"taxable":2238600,"land":671580,"improvement":1567020,"taxableLand":671580,"taxableImprovement":1567020,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":2238600,"taxable":2238600,"land":671580,"improvement":1567020,"taxableLand":671580,"taxableImprovement":1567020,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":2238600,"taxable":2238600,"land":671580,"improvement":1567020,"taxableLand":671580,"taxableImprovement":1567020,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":2238600,"taxable":2238600,"land":671580,"improvement":1567020,"taxableLand":671580,"taxableImprovement":1567020,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1946300,"taxable":1946300,"land":389200,"improvement":1557100,"taxableLand":389200,"taxableImprovement":1557100,"exemptLand":0,"exemptImprovement":0}],"taxNow":31336,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"217945","date":"2009-06-17","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2010-01-19","scope":"INSTALL SLATE ROOF ON FRONT FACADE. INSTALL RUBBER SLATE ON REAR MANSARD ROOF. NEW BUILT UP ROOF ON THE FRONT AREA OF MAIN ROOF AND THE HIGH FLAT ROOF. REMOVE EXISTING SKYLIGHT AND INSTALL NEW KAL-WALL SKYLIGHT. NEW METAL GUTTERS AND DOWNSPOUT AS PER PLAN.NEW KALWALL SKYLIGHT NOT APPROVED PENDING SUBMISSION OF SHOP DRAWINGS."},{"number":"302858","date":"2010-11-01","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-05-23","scope":"AMEND BLDG PERMIT #217945 ISSUED 061709. NEW RED SLATE ROOF ON FRONT FACADE., NEW RUBBER SHEET ROOFING ON MAIN AND PENT ROOF. NEW COPPER GUTTER, TRIM, RIDGE ROLLS AND DOWN SPUTS PER ATTACHED."},{"number":"860628","date":"2018-03-19","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-04-03","scope":"INSTALL TEMPORARY LIGHTS AND PORWER OUTLETS. REMOVE NON-ESSENTIAL LINES IN BASEMENT AREA BY USING BUILDING'S EXISTING 200AMP SERVICE TO SUPPORT WORK FOR DEMOLITION DESCRIBED IN AP#850893, AS PER 2008 NEC."},{"number":"861997","date":"2018-04-05","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2018-04-05","scope":"FOR THE REMOVAL OF THE REAR 1ST FLOOR LEVEL ROOF RAFTER; CONTINUED USE AS MULTI-FAMILY (13 DWELLING UNITS) HOUSEHOLD LIVING."},{"number":"850893","date":"2018-04-05","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2020-10-14","scope":"PHASE 1A LIMITED DEMOLITION AT BASEMENT LEVEL. 1. REMOVAL OF ALL DETERIORATED GYPSUM BOARD CEILINGS TO REVEAL JOIST. 2. REMVOAL ROOF RAFTERS AND DECKING AT REAR FIRST FLOOR LEVEL TO CREATE SUNKEN PATIO AREA OPEN TO SKY AT REAR OF BASEMENT. 3. DEMOLITION OF NON BEARING BRICK WALL AT REAR OF BASEMENT WALL ADJACENT TO PROPOSED PATIO. INSTALL TEMP 2X4 STUD/PLYWOOD PARTITION TO CLOSE EXISTING OPENINGS ALONG REAR OF BASEMENT AGAINST WEATHER CONDITIONS."},{"number":"882641","date":"2018-06-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-02-26","scope":"REPLACE HOUSE DRAIN, 5\" CURB TRAP & FRESH AIR INLET - PA# 2018-1560304 - \"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":"860620","date":"2018-06-14","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"INSTALL FIRE ALARM SYSTEM AS PER PLANS PER 2008 NEC. INSTALL FIRE ALARM SYSTEM AS PER PLANS PER 2008 NEC."},{"number":"885895","date":"2018-10-09","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"UPGRADE EXISTING 200AMP TO 800AMP 120/240V AS PER NEC 2008 (SERVICE ONLY) CC DISTRICT"},{"number":"941528","date":"2019-01-15","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2019-01-15","scope":"USE BASEMENT OF AN EXISTING BUILDING AS AN EDUCATIONAL FACILITY,(TUTORING OF SCHOOL AGE CHILDREN). FLOORS ABOVE TO REMAIN AS PREVIOUSLY APPROVED. NO CHANGE IN HEIGHT OR SQUARE FOOTAGE. NO SIGN WITH THIS PERMIT."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Zoning"},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"permit","w":"New Construction"},{"y":2019,"k":"permit","w":"Use"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 6 failed, 1 passed"},{"y":2024,"k":"insp","w":"Inspection passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","failed L&I inspection activity in 2021, 2023"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #941528: 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: 850893 (Expired), 860620 (Issued), 885895 (Issued). 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":"3 open L&I violations","finding":"8 violation rows 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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; 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":"15 failed, 4 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on May 14, 2024.","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":"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":"Fire Escape Report: Safe through Jan 22, 2029; Fire Alarm Certification: Certified through Oct 8, 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/"}]}