{"asOf":"2026-07-25T13:19:10.647Z","block":"1700-1799 S 2ND ST","blockUrl":"https://philadelphia.blockreport.homes/block/1700-1799-s-2nd-st","address":"1714-20 S 2ND ST","parcelNumber":"882933078","source":"https://property.phila.gov/?p=882933078","ownerType":"absentee","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"ZV0","buildingCodeNew":"254","buildingClass":"MISC DAY CARE MASONRY","buildingClassNew":"DOWNTOWN ROW TYPE-* SNGL OCCP","useLabel":"Commercial","owner":"MICHAEL & ALEXIS BIRNBAUM","coOwner":null,"marketValue":900000,"landAssessment":180000,"improvementAssessment":720000,"livableArea":4738,"yearBuilt":1920,"lastSale":{"price":460334,"date":"2015-02-04T05:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[{"caseNumber":"57344","date":"2005-10-20","type":"BC 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Certification","inspectionDate":"2022-08-24","result":"Certified","expirationDate":"2023-08-24","buildingId":"1478309"},{"number":"BC-2022-013260","type":"Special Hazards Certification","inspectionDate":"2022-08-24","result":"Certified","expirationDate":"2023-08-24","buildingId":"1478309"},{"number":"BC-2022-013257","type":"Fire Alarm Certification","inspectionDate":"2022-08-24","result":"Certified","expirationDate":"2023-08-24","buildingId":"1478309"},{"number":"BC-2023-004501","type":"Sprinkler Certification","inspectionDate":"2023-01-30","result":"Certified","expirationDate":"2024-01-30","buildingId":"1478309"},{"number":"BC-2023-006548","type":"Fire Alarm Certification","inspectionDate":"2023-03-22","result":"Certified","expirationDate":"2024-03-22","buildingId":"1478309"},{"number":"BC-2024-002917","type":"Sprinkler Certification","inspectionDate":"2024-01-16","result":"Certified","expirationDate":"2025-01-16","buildingId":"1478309"},{"number":"BC-2024-008119","type":"Fire Alarm Certification","inspectionDate":"2024-03-20","result":"Certified","expirationDate":"2025-03-20","buildingId":"1478309"},{"number":"BC-2024-022032","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2024-05-08","result":"Certified","expirationDate":"2025-05-08","buildingId":"1478309"},{"number":"BC-2024-022033","type":"Special Hazards Certification","inspectionDate":"2024-05-08","result":"Certified","expirationDate":"2025-05-08","buildingId":"1478309"},{"number":"BC-2024-022031","type":"Fire Alarm Certification","inspectionDate":"2024-05-09","result":"Certified","expirationDate":"2025-05-09","buildingId":"1478309"},{"number":"BC-2025-001340","type":"Sprinkler Certification","inspectionDate":"2025-01-14","result":"Certified","expirationDate":"2026-01-14","buildingId":"1478309"},{"number":"BC-2025-009421","type":"Fire Alarm Certification","inspectionDate":"2025-04-04","result":"Certified","expirationDate":"2026-04-04","buildingId":"1478309"},{"number":"BC-2025-015047","type":"Fire Alarm Certification","inspectionDate":"2025-06-03","result":"Certified","expirationDate":"2026-06-03","buildingId":"1478309"},{"number":"BC-2025-015049","type":"Emergency and Standby Power Systems Certification","inspectionDate":"2025-06-03","result":"Certified","expirationDate":"2026-06-03","buildingId":"1478309"},{"number":"BC-2025-015048","type":"Special Hazards Certification","inspectionDate":"2025-06-03","result":"Certified","expirationDate":"2026-06-03","buildingId":"1478309"},{"number":"BC-2026-005151","type":"Sprinkler Certification","inspectionDate":"2026-01-16","result":"Certified","expirationDate":"2027-01-16","buildingId":"1478309"},{"number":"BC-2026-010186","type":"Fire Alarm Certification","inspectionDate":"2026-04-09","result":"Certified","expirationDate":"2027-04-09","buildingId":"1478309"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":null,"baths":null,"stories":1,"lotArea":4958,"zoning":"CMX2","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"1752 MORRIS DR, CHERRY HILL NJ, 08003","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE ERECTION OF ROOF DECK AND PILOT HOUSE AS PART OF EXISTING STRUCTURE FOR THE EXTENSION OF EXISTING DAY CARE CENTER AT ROOF DECK.\n SIZE AND LOCATION AS SHOWN IN THE APPLICATION.","status":"CLOSED","outcome":"Granted with conditions","date":"2016-10-25","number":"28278","relatedPermit":"691980"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT FOR THE EXTENSION OF AN EXISTING ROOF DECK TO AN EXISTING STRUCTURE. FOR USE AS A PREVIOUSLY APPROVED CHILD CARE CENTER. SIZE AND LOCATION AS SHOWN IN APPLICATION/PLAN.","status":"Completed","outcome":"Granted","date":"2024-01-04","number":"ZP-2023-001694","relatedPermit":"ZP-2023-001694"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":448300,"taxable":448300,"land":112100,"improvement":336200,"taxableLand":112100,"taxableImprovement":336200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":668800,"taxable":448300,"land":112100,"improvement":556700,"taxableLand":112100,"taxableImprovement":336200,"exemptLand":0,"exemptImprovement":220500},{"y":2018,"v":743100,"taxable":507636,"land":148620,"improvement":594480,"taxableLand":148620,"taxableImprovement":359016,"exemptLand":0,"exemptImprovement":235464},{"y":2019,"v":742300,"taxable":507089,"land":148460,"improvement":593840,"taxableLand":148460,"taxableImprovement":358629,"exemptLand":0,"exemptImprovement":235211},{"y":2020,"v":747800,"taxable":510846,"land":149560,"improvement":598240,"taxableLand":149560,"taxableImprovement":361286,"exemptLand":0,"exemptImprovement":236954},{"y":2021,"v":747800,"taxable":510846,"land":149560,"improvement":598240,"taxableLand":149560,"taxableImprovement":361286,"exemptLand":0,"exemptImprovement":236954},{"y":2022,"v":747800,"taxable":510846,"land":149560,"improvement":598240,"taxableLand":149560,"taxableImprovement":361286,"exemptLand":0,"exemptImprovement":236954},{"y":2023,"v":818700,"taxable":556716,"land":163740,"improvement":654960,"taxableLand":163740,"taxableImprovement":392976,"exemptLand":0,"exemptImprovement":261984},{"y":2024,"v":818700,"taxable":556716,"land":163740,"improvement":654960,"taxableLand":163740,"taxableImprovement":392976,"exemptLand":0,"exemptImprovement":261984},{"y":2025,"v":818700,"taxable":556716,"land":163740,"improvement":654960,"taxableLand":163740,"taxableImprovement":392976,"exemptLand":0,"exemptImprovement":261984},{"y":2026,"v":818700,"taxable":818700,"land":163740,"improvement":654960,"taxableLand":163740,"taxableImprovement":654960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":900000,"taxable":900000,"land":180000,"improvement":720000,"taxableLand":180000,"taxableImprovement":720000,"exemptLand":0,"exemptImprovement":0}],"taxNow":11460,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"590421","date":"2015-02-17","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-09-11","scope":"INTERIOR CLEAN OUT DEMO 1 LEVEL BUILDING (NON LOAD BEARING ELEMENTS)"},{"number":"607517","date":"2015-05-12","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2015-05-12","scope":"FOR USE AS A DAY CARE CENTER IN AN EXISTING BUILDING. NO SIGNS ON THIS APPLICATION."},{"number":"604375","date":"2015-05-12","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-09-16","scope":"LEVEL III ALTERATIONS TO CREATE A DAYCARE CENTER IN AN EXISTING ONE STORY BUILDING AS PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. NO CHILDREN UNDER 2 1/2 IN BASEMENT (GROUP E OCCUPANCY). AFFIDAVIT OF LIMITED COOKING FOR FOOD PREPARATION FOR CHILDREN ONLY. **SEPARATE PERMITS REQUIRED FOR MEP & FIRE SUPPRESSION WORK**"},{"number":"612517","date":"2015-06-11","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-09-11","scope":"FITOUT - INSTALL NEW 4\" MAIN DRAIN IN REAR OF BLDG FOR NEW BATHROOMS, INSTALL 3/4\" COPPER WATER LINES & WATER HEATER & STACK (COMM) THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"624006","date":"2015-07-31","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2015-09-11","scope":"AMEND PERMIT NUMBER 604375 TO INCLUDE THE ERECTION OF INTERIOR MEZZANINES (NO CHANGE TO BUILDING HEIGHT) AND A NEW STAGE AREA AS PER APPROVED PLANS."},{"number":"620929","date":"2015-08-06","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2015-11-14","scope":"INSTALL 400AMP 3 SINGLE PHASE SERVICE, 60-RECEPTACLES, 27-HIGH HATS, 61 1/8 FIXTURES & 6-CEILING FANS AS PER NEC 2008 (DAYCARE) SOUTH DISTRICT"},{"number":"625031","date":"2015-08-13","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2015-09-16","scope":"INSTALL NEW AUTO WET SPRINKLER THROUGHOUT PER NFPA 13"},{"number":"634251","date":"2015-08-25","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-09-02","scope":"NEW 3/4 WATER SERVICE PA20152363213 (DAYCARE)SELF CERTIFICATION'S ARE NO LONGER PERMITTED\",\"ALL EXCAVATIONS AND PLUMBING TRENCHES IN EXCESS OF 5 FT IN DEPTH MUST HAVE APPROVED SHORING IN PLACE AT THE TIME OF INSPECTION\""},{"number":"626296","date":"2015-09-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-11-08","scope":"INSTALLATION OF NEW FIRE ALARM SYSTEM THROUGHOUT, TIED INTO SPRINKLER SYSTEM AS PER 2008 NEC AND NFPA 72. (SOUTH DISTRICT)"},{"number":"627568","date":"2015-09-10","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2015-09-11","scope":"INSTALLATION OF NEW HVAC DUCTED SYSTEM WITH SPIRAL DUCT AND DUCTLESS HVAC SYSTEM FOR THE BASEMENT OFFICE FOR DAY CARE CENTER AS PER APPROVED PLANS."},{"number":"712463","date":"2016-08-19","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2017-10-24","scope":"LEVEL II INTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) TO CREATE A STAIRWAY TO A PREVIOUSLY APPROVED MEZZANINE (SEE A/P 624006) WITHIN AN EXISTING DAY CARE CENTER AS PER APPROVED PLANS. EXISTING BUILDING FULLY SPRINKLERED. **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"691980","date":"2016-11-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2016-11-15","scope":"ADDITION OF BOLLARDS AT THE CURB -BOLLOARDS NOT PART OF APPLICATION FIR. ADDITION OF A ROOFDECK WITH STAIR ACCESS, STORAGE CLOSETS, AND EXTERIOR EGRESS STAIR."},{"number":"852888","date":"2018-04-19","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2018-04-19","scope":"FOR THE REMOVAL OF INTERIOR STAIR ACCESS TO THE ROOF DECK.THE EXTERIOR STAIR WILL BE ADDED BY ORDINANCE APPROVAL. EXISTING DAY CARE CENTER AND PREVIOUSLY APPROVED ROOF DECK REMAINS. THE ACCESSORY STORAGE FOR DAY CARE CENTER IS PROPOSED IN STAIR TOWER.SIZE AND LOCATION AS SHOWN IN THE APPLICATION"},{"number":"751684","date":"2018-05-30","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-11-13","scope":"FOR THE CREATION OF A NEW ROOF DECK ACCESSORY TO AN EXISTING ONE-STORY DAY CARE CENTER. ROOF DECK TO MAINTAIN TWO (2) COMPLIANT MEANS OF EGRESS. SEPARATE PERMITS REQUIRED FOR MECHANICAL AND ELECTRICAL SYSTEMS."},{"number":"930313","date":"2018-12-05","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2019-01-10","scope":"ALTERATIONS INCLUDES BATHROOM REMODEL WITH DOOR RELOCATION AS PER PLAN."},{"number":"933634","date":"2018-12-10","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2019-01-10","scope":"RELOCATE 3 TOILETS LINES TWO 1 1/2\" SINK DRAIN 1 TOILET 2 LAVS"},{"number":"940737","date":"2019-02-19","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2019-11-13","scope":"AMEND PERMIT 751684. REVISION TO MEANS OF EGRESS STAIR REMOVED EXTERIOR EMERGENCY DROP DOWN STAIR ADDED INTERIOR STAIR TO ROOF DECK STRUCTURE AS PER PLANS."},{"number":"993031","date":"2019-07-17","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-10-21","scope":"ADD NEW 100AMP SUB PANEL IN ROOFTOP PILOT HOUSE, ADD 2 SURFACE MOUNT LIGHT FIXTURES ON PILOT HOUSE, 3 NEW STAIRWAY LIGHTS, 2-3 WAY SWITCHES, ADD 4 GFCI RECEPTACLES ON ROOF DECK, NEW 30 AMP 220/VOLT FOR NEW MINI SPLIT IN STAIRWAY, PER 2017 NEC"},{"number":"1007121","date":"2019-09-04","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2019-11-13","scope":"EZ PERMIT SPRINKLER RELOCATION (NFPA 13)- FOR THE RELOCATION OF SPRINKLER HEADS AS PER ATTACHED STANDARDS. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"1008569","date":"2019-10-16","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2019-11-13","scope":"INSTALLATION OF A DUCTLESS MINI-SPLIT SYSTEM AS PER MANUFACTURER'S INSTRUCTIONS AND APPROVED PLANS."},{"number":"PP-2020-007141","date":"2020-08-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-03-18","scope":"For minor construction work at the subject property in accordance with all applicable provisions of the Philadelphia Code, all references codes and standards, and the attached EZ Standard, where included. Deviation from this standard shall result in permit revocation. A separate permit from the Philadelphia Department of Streets is required for any sidewalk and street closures. All means of pedestrian protection required at the site in accordance with the Philadelphia Building Code Chapter 33 shall be in place prior to start of work."},{"number":"ZP-2023-001694","date":"2023-11-15","work":"New construction, addition, GFA change","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2026-03-19","scope":"For the erection of a roof deck above an existing attached structure, size and location as shown on plan/application."},{"number":"CP-2024-002704","date":"2024-07-19","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2026-03-19","scope":"FOR THE ERECTION OF A ROOF DECK AS PER APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY OTHER WORK. *ASBESTOS ABATEMENT REQUIRED PRIOR TO START OF WORK.* AMENDMENT 11/21/24 TO MODIFY STRUCTURAL WORK TO INCLUDE STEEL BEAMS. AMENDMENT 1/24/25 TO SHOW CORRECT BEAM LOCATIONS"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Zoning admin review"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Major alteration"},{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"permit","w":"Administrative"},{"y":2019,"k":"permit","w":"Electrical"},{"y":2019,"k":"permit","w":"Suppression"},{"y":2019,"k":"permit","w":"Mechanical"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2023,"k":"permit","w":"New construction, addition, GFA change"},{"y":2024,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"Addition and/or Alteration"}],"rented":false,"licenses":[{"number":"689343","type":"Food Preparing and Serving (30+ SEATS)","status":"Inactive","businessName":"YOUNG CHILDREN'S CENTER FOR THE ARTS INC","legalName":"YOUNG CHILDREN'S CENTER FOR THE ARTS INC","address":"1714-20 S 2ND ST","revenueCode":"3121","rentalCategory":null,"units":null,"issuedDate":"2016-01-22","latestIssueDate":"2016-01-22","expirationDate":"2016-04-30","inactiveDate":"2016-06-29"}],"licenseActivity":[{"number":"689343","type":"Food Preparing and Serving (30+ SEATS)","businessName":"YOUNG CHILDREN'S CENTER FOR THE ARTS INC","legalName":"YOUNG CHILDREN'S CENTER FOR THE ARTS INC","issuedDate":"2016-01-22","latestIssueDate":"2016-01-22","closureDate":"2016-06-29","expirationDate":"2016-04-30","inactiveDate":"2016-06-29","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-24","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":["2 permit events since 2023","1 zoning/board appeal 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":"Appeal #28278: CLOSED · Granted with conditions; related permit 691980. Use permit #607517: 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":"building-certifications","level":"attention","title":"A life-safety certification appears expired","finding":"Fire Alarm Certification: Certified through Apr 9, 2027; Emergency and Standby Power Systems Certification: Certified through Jun 3, 2026; Special Hazards Certification: Certified through Jun 3, 2026; Sprinkler Certification: Certified through Jan 16, 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":"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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Food Preparing and Serving (30+ SEATS) #689343: Inactive since Jun 29, 2016","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 commercial. 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/"}],"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/"}]}