{"asOf":"2026-07-25T04:01:35.464Z","block":"900-999 S 11TH ST","blockUrl":"https://philadelphia.blockreport.homes/block/900-999-s-11th-st","address":"915-17 S 11TH ST","parcelNumber":"881571305","source":"https://property.phila.gov/?p=881571305","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":"WHITE BIRCH VENTURES LLC","coOwner":null,"marketValue":1104500,"landAssessment":220900,"improvementAssessment":883600,"livableArea":5410,"yearBuilt":1915,"lastSale":{"price":1750000,"date":"2023-09-21T04:00:00Z"},"openViolations":0,"violations":[{"number":"2391944","date":"2012-02-15","code":"A-302.8/30","title":"PERM - MUST 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STRUCTURE","status":"COMPLIED","resolutionDate":"2023-08-17","resolution":"COMPLIED - OWNER REPAIR"}]},{"number":"411432","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3091137","date":"2014-02-21","code":"A-104.1/1","title":"WORKMANLIKE- BUILDING CODE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3091138","date":"2014-02-21","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3104317","date":"2014-03-06","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"458918","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3114845","date":"2014-03-06","code":"A-302.8/30","title":"PERM - MUST 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CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3114865","date":"2014-03-06","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"490840","type":null,"priority":null,"responsibility":null,"status":"CLOSED","createdDate":null,"completedDate":null,"violations":[{"number":"3392050","date":"2014-03-06","code":"A-302.8/32","title":"INSURANCE - POST CERT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3392049","date":"2014-03-06","code":"A-302.8/30","title":"PERM - MUST POST","status":"COMPLIED","resolutionDate":null,"resolution":null}]}],"violYears":[{"y":2012,"n":1,"worst":null},{"y":2014,"n":10,"worst":null},{"y":2022,"n":2,"worst":null}],"investigations":[{"caseNumber":"316229","date":"2012-02-15","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"316229","date":"2012-03-21","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"316229","date":"2012-04-25","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2022-125391","date":"2022-12-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-125391","date":"2023-03-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-125391","date":"2023-08-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-125391","date":"2023-08-17","type":null,"status":"PASSED"}],"inspYears":[{"y":2012,"fails":2,"passes":1},{"y":2022,"fails":1,"passes":0},{"y":2023,"fails":2,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.93886855056684,"lng":-75.160759224473,"geom":{"type":"Polygon","coordinates":[[[-75.160593901,39.938870624],[-75.160632867,39.938786101],[-75.160916525,39.938865011],[-75.160897877,39.938951589],[-75.160593901,39.938870624]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-011843","type":"Sprinkler Certification","inspectionDate":"2023-05-10","result":"Certified","expirationDate":"2024-05-10","buildingId":"1478838"},{"number":"BC-2024-015631","type":"Sprinkler Certification","inspectionDate":"2024-05-23","result":"Certified","expirationDate":"2025-05-23","buildingId":"1478838"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19147","beds":null,"baths":null,"stories":2,"lotArea":2803,"zoning":"RM1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"2107 SPRUCE ST, PHILADELPHIA PA, 19108","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF A SECOND FLOOR TO AN EXISTING TWO STORY ATTACHED STRUCTURE WITH CELLAR TO CREATE A THREE STORY ATTACHED STRUCTURE WITH CELLAR, FOR THE ERECTION OF A PILOT HOUSE (MAXIMUM HEIGHT NTE 44 FEET 5 INCHES), FOR USE AS A ","status":"CLOSED","outcome":"Granted with conditions","date":"2012-03-21","number":"17294","relatedPermit":"386192"},{"type":"Building standards appeal","grounds":"ON 8/21/12 DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED NOTICE OF REFUSAL FOR APPLICATION #411432.","status":"OPEN","outcome":"APPROVED","date":"2012-10-24","number":"18805","relatedPermit":"411432"},{"type":"Building standards appeal","grounds":"ON 4/10/13, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #462052.","status":"OPEN","outcome":"APPROVED","date":"2013-05-29","number":"20391","relatedPermit":"462052"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1002500,"taxable":321900,"land":70100,"improvement":932400,"taxableLand":70100,"taxableImprovement":251800,"exemptLand":0,"exemptImprovement":680600},{"y":2017,"v":1002500,"taxable":321900,"land":70100,"improvement":932400,"taxableLand":70100,"taxableImprovement":251800,"exemptLand":0,"exemptImprovement":680600},{"y":2018,"v":1081500,"taxable":528896,"land":324450,"improvement":757050,"taxableLand":324450,"taxableImprovement":204446,"exemptLand":0,"exemptImprovement":552604},{"y":2019,"v":1081500,"taxable":528896,"land":324450,"improvement":757050,"taxableLand":324450,"taxableImprovement":204446,"exemptLand":0,"exemptImprovement":552604},{"y":2020,"v":1084200,"taxable":530216,"land":325260,"improvement":758940,"taxableLand":325260,"taxableImprovement":204956,"exemptLand":0,"exemptImprovement":553984},{"y":2021,"v":1084200,"taxable":530216,"land":325260,"improvement":758940,"taxableLand":325260,"taxableImprovement":204956,"exemptLand":0,"exemptImprovement":553984},{"y":2022,"v":1084200,"taxable":530216,"land":325260,"improvement":758940,"taxableLand":325260,"taxableImprovement":204956,"exemptLand":0,"exemptImprovement":553984},{"y":2023,"v":1084200,"taxable":371881,"land":108420,"improvement":975780,"taxableLand":108420,"taxableImprovement":263461,"exemptLand":0,"exemptImprovement":712319},{"y":2024,"v":1084200,"taxable":371881,"land":108420,"improvement":975780,"taxableLand":108420,"taxableImprovement":263461,"exemptLand":0,"exemptImprovement":712319},{"y":2025,"v":875000,"taxable":875000,"land":131250,"improvement":743750,"taxableLand":131250,"taxableImprovement":743750,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":875000,"taxable":875000,"land":131250,"improvement":743750,"taxableLand":131250,"taxableImprovement":743750,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1104500,"taxable":1104500,"land":220900,"improvement":883600,"taxableLand":220900,"taxableImprovement":883600,"exemptLand":0,"exemptImprovement":0}],"taxNow":12248,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"384311","date":"2012-01-20","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2013-01-04","scope":"INTERIOR DEMO OF NON-LOAD BEARING WALLS,NO STRUCTURAL WORK ON THIS PERMIT"},{"number":"386192","date":"2012-07-16","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"CLOSED","completedDate":null,"scope":"USE TO 5FD WITH THE ERECTION OF A NEW FLOOR AT THE 2ND LEVEL ABOVE EXISTING 1ST FLOOR AS PER PLANS FOR A TOTAL OF 3 RESIDENTIAL FLOORS. ERECTION OF A ROOF DECK WITH PILOT ATOP PROPOSED 3RD FLOOR."},{"number":"411432","date":"2012-12-14","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2014-04-03","scope":"INTERIOR ALTERATIONS AND CERTIFICATE OF OCCUPANCY FOR THE CONVERSION OF AN EXISTING 2500 SF WAREHOUSE SPACE INTO FIVE (5) RESIDENTIAL UNITS, WITH 2ND FLOOR TO BE FRAMED, NEW LINTELS AND OPENINGS AT E AND N FAÇADE, NEW STAIRWELL, AND NEW PILOT HOUSE TO ACCESS NEW ROOF DECK. BUILDING TO BE FULLY SPRINKLERED, INCLUDING AT CENTERLINE OF WINDOWS ALONG PROPERTY LINE. ASBESTOS REMOVAL REQUIRED PRIOR TO DEMOLITION AND ALTERATION. SEPARATE FIRE SUPPRESSION, ELECTRICAL, PLUMBING, AND MECHANICAL PERMIT TO BE REQUIRED. SEE BBS VARIANCE, CASE NO. 18805."},{"number":"473711","date":"2013-05-24","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2013-06-06","scope":"INSTALLING 6\" LATERAL, HOUSE DRAIN, HOUSE TRAP, FRESH AIR INLET,(5) 3/4 WATER SERVICE REPLACING (1) 3/4 EXISTING WATER SERVICE PA20131441343"},{"number":"467813","date":"2013-06-18","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2016-01-07","scope":"ALL NEW ELECTRIC INSTALL AS REQUIRED BY CODE AND IN PLANS ALL NEW FIRE ALARM INSTALL AS REQUIRED BY CODE AS PER NEC 2008 & NFPA 72 (APARMENT COMPLEX)"},{"number":"462052","date":"2013-08-05","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2014-04-03","scope":"FOR THE AMENDMENT OF PERMIT AP#411432 FOR CENTRAL STAIR ENCLOSURE TREAD DEPTH AND RISER HEIGHTS TO PERMIT A RISER HEIGHT OF 7.75 INCHES AND A TREAD DEPTH OF 10 INCHES."},{"number":"470618","date":"2013-08-15","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2016-04-07","scope":"INSTALLING 13 TOILETS, 13 LAVS, 11 SHOWERS 5 KITCHEN 6 WATER HEATERS 6 WASHER (5 FAMILY)"},{"number":"458918","date":"2013-08-21","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-04-03","scope":"INSTALLATION OF AUTOMATIC SPRINKLER SYSTEM WITH BACKFLOW PREVENTION DEVICE IN ACCORDANCE WITH NFPA 13 IN THE BASEMENT LEVEL AND NFPA 13-R IN THE FIRST THROUGH THIRD FLOORS OF AN EXISTING THREE (3) STORY STRUCTURE (FIVE (5) DWELLING UNITS WITH TENANT STORAGE AND MECHANICAL SPACE AT BASEMENT LEVEL). SPRINKLER COVERAGE TO BE PROVIDED AT WINDOW OPENINGS ON PARTY WALL PER BBS VARIANCE / COMMISSIONER'S LETTER (CASE # 18805)."},{"number":"490854","date":"2013-08-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2016-04-07","scope":"INSTALL 1 HEAT PUMP UNIT FOR 1ST FLOOR COMMON AREA OF 5-FAMILY DWELLING. ALSO INSTALL LESS THAN 2,000 CFM DUCTWORK. SELF-CONTAINED UNIT, NO PENETRATION OF FIRE WALLS AND NO ROOF-TOP UNIT."},{"number":"490840","date":"2013-08-22","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2014-12-04","scope":"INSTALL 5 HVAC UNITS (5-FAMILY DWELLING) - ALL SELF-CONTAINED UNITS, NO PENETRATION OF FIRE WALLS AND NO ROOF-TOP UNITS."},{"number":"ZP-2023-012654","date":"2023-11-27","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Multi-Family"},{"number":"CP-2024-002065","date":"2024-06-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2024-12-27","scope":"FOR LEVEL II ALTERATIONS (NO CHANGE IN OCCUPANCY CLASSIFICATION) PER APPROVED PLANS. NFPA 13R SPRINKLER SYSTEM REQUIRED IN WORK AREA. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2013,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Administrative"},{"y":2013,"k":"permit","w":"Plumbing"},{"y":2013,"k":"permit","w":"Suppression"},{"y":2013,"k":"permit","w":"Mechanical"},{"y":2013,"k":"permit","w":"Mechanical"},{"y":2014,"k":"viol","w":"10 L&I violations"},{"y":2022,"k":"viol","w":"2 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed"},{"y":2023,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2023,"k":"permit","w":"Change of Use"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":true,"licenses":[{"number":"198524","type":"Food Manufacturer / Wholesaler","status":"Inactive","businessName":"PURE SPICE PRODUCTS INC","legalName":"PURE SPICE PRODUCTS INC","address":"915-17 S 11TH ST","revenueCode":"3113","rentalCategory":null,"units":null,"issuedDate":"2001-08-16","latestIssueDate":"2001-08-16","expirationDate":"2002-04-30","inactiveDate":null},{"number":"798506","type":"Rental","status":"Inactive","businessName":"915-17 S 11th st LLC","legalName":"915-17 S 11th st LLC","address":"915-17 S 11TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":5,"issuedDate":"2019-01-03","latestIssueDate":"2023-11-20","expirationDate":"2025-01-02","inactiveDate":"2025-03-03"},{"number":"0960203","type":"Rental","status":"Active","businessName":"Douglas Troutman (White Birch Ventures)","legalName":"Douglas Troutman","address":"915-17 S 11TH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":6,"issuedDate":"2024-09-02","latestIssueDate":"2026-07-21","expirationDate":"2027-09-01","inactiveDate":null}],"licenseActivity":[{"number":"0960203","type":"Rental","businessName":"Douglas Troutman (White Birch Ventures)","legalName":"Douglas Troutman","issuedDate":"2024-09-02","latestIssueDate":"2026-07-21","closureDate":null,"expirationDate":"2027-09-01","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"798506","type":"Rental","businessName":"915-17 S 11th st LLC","legalName":"915-17 S 11th st LLC","issuedDate":"2019-01-03","latestIssueDate":"2023-11-20","closureDate":"2025-03-03","expirationDate":"2025-01-02","inactiveDate":"2025-03-03","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"198524","type":"Food Manufacturer / Wholesaler","businessName":"PURE SPICE PRODUCTS INC","legalName":"PURE SPICE PRODUCTS INC","issuedDate":"2001-08-16","latestIssueDate":"2001-08-16","closureDate":"2002-04-30","expirationDate":"2002-04-30","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","units":6,"signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 26% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $875,000 to $1,104,500","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Appeal #17294: CLOSED · Granted with conditions; related permit 386192. Use permit #386192: CLOSED.","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":"1 permit not marked completed: 386192 (CLOSED).","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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Sprinkler Certification: Certified through May 23, 2025","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":"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 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":"5 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Aug 17, 2023.","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":"Food Manufacturer / Wholesaler #198524: 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":"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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 13 historical violations across 8 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/"}]}