{"asOf":"2026-07-28T08:18:49.678Z","block":"5500-5599 RIDGE AVE","blockUrl":"https://philadelphia.blockreport.homes/block/5500-5599-ridge-ave","address":"5501 RIDGE AVE","parcelNumber":"882963385","source":"https://property.phila.gov/?p=882963385","ownerType":"investor","kind":"commercial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"EA0","buildingCodeNew":"240","buildingClass":"BANK/OFF 1 STY MASONRY","buildingClassNew":"BANK","useLabel":"Bank","owner":"LIVESTREET REALTY CORP","coOwner":null,"marketValue":1790100,"landAssessment":358000,"improvementAssessment":1432100,"livableArea":3060,"yearBuilt":2012,"lastSale":{"price":4545455,"date":"2014-08-15T04:00:00Z"},"openViolations":0,"violations":[{"number":"VI-2022-020644","date":"2022-03-28","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-06-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-020645","date":"2022-03-28","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-06-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-020646","date":"2022-03-28","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-06-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-020630","date":"2022-03-28","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-06-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-020631","date":"2022-03-28","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-06-01","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"CF-2022-025312","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-03-28","completedDate":"2022-06-01","violations":[{"number":"VI-2022-020644","date":"2022-03-28","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-06-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-020645","date":"2022-03-28","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-06-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-020646","date":"2022-03-28","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-06-01","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2022-025314","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2022-03-28","completedDate":"2022-06-01","violations":[{"number":"VI-2022-020630","date":"2022-03-28","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2022-06-01","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2022-020631","date":"2022-03-28","code":"PM15-304.1(G)","title":"EXTERIOR WALLS","status":"COMPLIED","resolutionDate":"2022-06-01","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2022,"n":5,"worst":"UNSAFE STRUCTURE"}],"investigations":[{"caseNumber":"71109","date":"2006-07-14","type":"CI INSP","status":"FAILED"},{"caseNumber":"71109","date":"2008-10-30","type":"CI INSP","status":"FAILED"},{"caseNumber":"71109","date":"2008-12-01","type":"CI INSP","status":"FAILED"},{"caseNumber":"71109","date":"2009-02-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"71109","date":"2010-01-19","type":"CI INSP","status":"FAILED"},{"caseNumber":"71109","date":"2010-03-22","type":"CI INSP","status":"FAILED"},{"caseNumber":"71109","date":"2010-05-24","type":"CI INSP","status":"FAILED"},{"caseNumber":"71109","date":"2011-05-04","type":"CI INSP","status":"CLOSED"},{"caseNumber":"71109","date":"2011-08-31","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2022-025314","date":"2022-03-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025312","date":"2022-03-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025312","date":"2022-05-12","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-025312","date":"2022-06-01","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-025314","date":"2022-06-01","type":null,"status":"PASSED"}],"inspYears":[{"y":2006,"fails":1,"passes":0},{"y":2008,"fails":2,"passes":0},{"y":2009,"fails":1,"passes":0},{"y":2010,"fails":3,"passes":0},{"y":2011,"fails":0,"passes":1},{"y":2022,"fails":3,"passes":2}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.024287695384686,"lng":-75.20755163425274,"geom":{"type":"Polygon","coordinates":[[[-75.207127222,40.024148911],[-75.207669933,40.023902691],[-75.207961723,40.024442096],[-75.207454034,40.024669556],[-75.207127222,40.024148911]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19128","beds":null,"baths":null,"stories":1,"lotArea":35935,"zoning":"CMX2","grade":"C","basement":null,"heater":null,"centralAir":null,"extCond":"3","intCond":"3","garage":null,"homestead":false,"mail":"32-37 STEINWAY ST, JACKSON HEIGHTS NY, 11372","mailOut":true,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR THE RELOCATION OF LOT LINES TO CREATE ONE (1) LOT FROM THREE (3) LOTS. FOR THE COMPLETE DEMOLITION OF EXISTING STRUCTURES ON THE LOT, FOR THE ERECTION OF A ONE (1) STORY STRUCTURE WITH DRIVE THRU CANOPY MAX HEIGHT NOT TO EXCEED 3","status":"CLOSED","outcome":"Granted with conditions","date":"2010-06-30","number":"11908","relatedPermit":"282017"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":917000,"taxable":917000,"land":898400,"improvement":18600,"taxableLand":898400,"taxableImprovement":18600,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":917000,"taxable":917000,"land":898400,"improvement":18600,"taxableLand":898400,"taxableImprovement":18600,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1260700,"taxable":1260700,"land":252140,"improvement":1008560,"taxableLand":252140,"taxableImprovement":1008560,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":2904300,"taxable":2904300,"land":580860,"improvement":2323440,"taxableLand":580860,"taxableImprovement":2323440,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":2904300,"taxable":2904300,"land":580860,"improvement":2323440,"taxableLand":580860,"taxableImprovement":2323440,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":2904300,"taxable":2904300,"land":580860,"improvement":2323440,"taxableLand":580860,"taxableImprovement":2323440,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":2904300,"taxable":2904300,"land":580860,"improvement":2323440,"taxableLand":580860,"taxableImprovement":2323440,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":1832800,"taxable":1832800,"land":1282951,"improvement":549849,"taxableLand":1282951,"taxableImprovement":549849,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":1832800,"taxable":1832800,"land":1282951,"improvement":549849,"taxableLand":1282951,"taxableImprovement":549849,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":1829900,"taxable":1829900,"land":1280930,"improvement":548970,"taxableLand":1280930,"taxableImprovement":548970,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":1829900,"taxable":1829900,"land":1280930,"improvement":548970,"taxableLand":1280930,"taxableImprovement":548970,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":1790100,"taxable":1790100,"land":358000,"improvement":1432100,"taxableLand":358000,"taxableImprovement":1432100,"exemptLand":0,"exemptImprovement":0}],"taxNow":25615,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"282017","date":"2010-07-15","work":"Zoning","type":"ZP_ZONING","description":"ZONING PERMIT","status":"COMPLETED","completedDate":"2010-07-15","scope":"COMPLETE DEMO OF 5501 RIDGE AVE. RELOCATION OF LOTLINES TO CREATE ONE LOT FROM THREE LOTS. ERECTION OF A ONE STORY STRUCTURE WITH CANOPY FOR USE AS A BANK WITH 29 ACCESSORY PARKING SPACES INCLUDING 2H/C SPACES WITH LANDSCAPING AS SHOWN ON PLAN. NO SIGNS THIS APPLICATION."},{"number":"297179","date":"2010-09-02","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2010-09-02","scope":"REQUEST ADM. REVIEW FOR AP # 282017. REDUCE BUILDING SQUARE FOOTAGE, REDUCE NUMBER OF APPROVED PARKING SPACES"},{"number":"301146","date":"2010-09-29","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-09-29","scope":"COMPLETE DEMO OF 5501 RIDGE AVE. RELOCATION OF LOTLINES TO CREATE ONE LOT FROM THREE LOTS. ERECTION OF A ONE STORY STRUCTURE WITH CANOPY FOR USE AS A BANK WITH 29 ACCESSORY PARKING SPACES INCLUDING 2H/C SPACES WITH LANDSCAPING AS SHOWN ON PLAN. NO SIGNS THIS APPLICATION."},{"number":"307349","date":"2010-10-26","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2010-10-26","scope":"ACC SIGNS"},{"number":"315799","date":"2011-01-11","work":"Sign","type":"BP_SIGN","description":"SIGN PERMIT","status":"COMPLETED","completedDate":"2011-11-07","scope":"FOR THE ERECTION OF A 3 SIDED MONUMENT SIGN, 5 D/F FREE STANDING SIGNS, 1 S/F FREE STANDING SIGN AND 5 S/F WALL SIGNS ACCESSORY TO FINANCIAL INSTITUTION AS PER PLANS."},{"number":"313486","date":"2011-04-05","work":"New construction","type":"BP_NEWCNST","description":"NEW CONSTRUCTION PERMIT","status":"COMPLETED","completedDate":"2011-11-07","scope":"DEMOLITION OF ALL STRUCTURES ON SITE AND ERECTION OF NEW ONE STORY BANK STRUCTURE WITH DRIVE THRU CANOPY."},{"number":"333126","date":"2011-04-05","work":"Mechanical","type":"BP_MECH","description":"MECHANICAL PERMIT","status":"COMPLETED","completedDate":"2011-11-07","scope":"INSTALLATION OF HVAC SYSTEM IN A NEW ONE-STORY BANK BUILDING CONSTRUCTED UNDER PERMIT #313486. SEE AP #313486 FOR MECHANICAL PLANS."},{"number":"337704","date":"2011-05-24","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2011-11-07","scope":"AMENDING BLDG PERMIT#313486 TO ELIMINATED REAR ENTRANCE VESTIBULE AND INTERIOR ALTERATION."},{"number":"346480","date":"2011-06-10","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-11-23","scope":"TEMPORARY SERVICE FOR CONSTRUCTION AS PER 2008 NEC"},{"number":"348510","date":"2011-07-05","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-11-07","scope":"SITE WORK FOR NEW BANK 1 1/4\" DOMISTIC SERVICE FROM CURB TO BLDG,6 ROOF DRAINS, 5 AREA DRAINS"},{"number":"349185","date":"2011-07-08","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2011-11-07","scope":"SANITARY VENT DOMESTIC WATER AND STORM/ RAIN WATER PIPING SYSTEM FOR A TD BANK AND INSTALLATION OF NECESSARY FIXTURES"},{"number":"351962","date":"2011-07-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-11-30","scope":"NEW CONSTRUCION: LIGHTING,POWER,NEW SERVICE (400A),CONDUIT AND BOXES FOR FIRE ALARM SYSTEM (SYSTEM BY OTHERS),AS PER CONDUIT AND BOXES FOR TELE/DATA (SYSTEM BY OTHERS), AS PER 2008 NEC (NORTH DIST)"},{"number":"359502","date":"2011-08-25","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Expired","completedDate":"2022-05-12","scope":"INSTALLATION OF SECURITY DEVICES AND ASSOCIATED LOW VOLTAGE CABLING PER THE PROJECT PLANS AND SPECIFICATIONS. DEVICES WILL INCLUDE SECURITY CAMERAS, EXIT BUTTONS, CARD READERS,DOOR CONTACTS,MOTION DETECTORS, KEYPADS,HOLD UP BUTTONS,AND INDICATOR LIGH"},{"number":"365437","date":"2011-09-28","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"INSTALL CATEGORY 5 CABLE TO THIRTY (30) LOCATIONS, LONGEST CABLE 150', AS PER 2008 NEC (NORTH DIST)"},{"number":"363568","date":"2011-10-03","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2011-11-07","scope":"INSTALLATION OF NEW FIRE ALARM SYSTEM AS PER NFPA-72 (NORTH DIST)"},{"number":"372643","date":"2011-12-07","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2012-01-20","scope":"INSTALLATION OF SOLAR PV SYSTEM ATOP DRIVE THRU ROOF STRUCTURE AS PART OF EXISTING BANK. SYSTEM CONSISTS OF PANELS AFFIXED TO STRUCTURAL STEEL AND LAMINATE SYSTEM AS PER SPECS."},{"number":"366890","date":"2011-12-07","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2012-02-15","scope":"SOLAR INSTALL OF 60 SANYO PANELS AND 9 SHEET OF SOLAR FILM AND 3 INVERTERS AS PER 2008 NEC, BANK, BUILDING PERMIT #372643"},{"number":"465097","date":"2013-04-26","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2013-05-21","scope":"FOR THE REMOVAL AND REPLACEMENT OF AN ATM MACHINE IN THE EXTERIOR WALL OF AN EXISTING FINANCIAL ESTABLISHMENT (TD BANK). WORK TO INCLUDE CREATING A LARGER OPENING IN THE EXTERIOR WALL AND RECONFIGURING EQUIPMENT ON THE INTERIOR SPACE."},{"number":"CP-2022-001998","date":"2022-05-16","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2022-12-06","scope":"**MAKE SAFE PERMIT** FOR REPLACEMENT/REPAIR OF BRICK WALL TO COMPLY WITH VIOLATION CASE #CF-2022-025314. NOT TO EXCEED SCOPE OF WORK NOTED IN ENGINEER'S REPORT AND SHOWN ON APPROVED PLANS. SEPARATE PERMITS REQUIRED FOR ANY ADDITIONAL ALTERATIONS THAT ARE NOT SPECIFICALLY ADDRESSED ON THE VIOLATIONS. IN ACCORDANCE WITH CODE BULLETIN PM-1801, 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."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2011,"k":"permit","w":"Electrical"},{"y":2011,"k":"insp","w":"Inspection passed"},{"y":2011,"k":"permit","w":"New Construction"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2011,"k":"permit","w":"Major alteration"},{"y":2011,"k":"permit","w":"Electrical"},{"y":2013,"k":"permit","w":"Major alteration"},{"y":2014,"k":"sale","p":4545455},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"viol","w":"5 L&I violations incl UNSAFE STRUCTURE"},{"y":2022,"k":"insp","w":"L&I: 3 failed, 2 passed"}],"rented":false,"licenses":[{"number":"566570","type":"Dumpster License - Private Property","status":"Active","businessName":"TD BANK NA","legalName":"TD BANK NA","address":"5501 RIDGE AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2012-06-15","latestIssueDate":"2014-02-04","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"566570","type":"Dumpster License - Private Property","businessName":"TD BANK NA","legalName":"TD BANK NA","issuedDate":"2012-06-15","latestIssueDate":"2014-02-04","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-27","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #301146: 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":"1 permit not marked completed: 359502 (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":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 5 historical violations across 2 cases.","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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"10 failed, 3 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Jun 1, 2022.","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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"2 fire/suppression-related permits matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"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/"}]}