{"asOf":"2026-07-27T20:57:42.025Z","block":"1900-1999 COTTMAN AVE","blockUrl":"https://philadelphia.blockreport.homes/block/1900-1999-cottman-ave","address":"1919 COTTMAN AVE","parcelNumber":"883367900","source":"https://property.phila.gov/?p=883367900","ownerType":"absentee","kind":"offices","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":true,"institutional":false,"buildingCode":"DE0","buildingCodeNew":"241","buildingClass":"OFF BLD N/COM W/PKG MASON","buildingClassNew":"OFFICE BLDNG - Low Rise","useLabel":"Offices","owner":"P A T H","coOwner":"PEOPLE ACTING TO HELP INC","marketValue":2716100,"landAssessment":543200,"improvementAssessment":2172900,"livableArea":57696,"yearBuilt":1958,"lastSale":{"price":1,"date":"2019-02-13T05:00:00Z"},"openViolations":0,"violations":[{"number":"5238806","date":"2019-10-03","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"VI-2026-000727","date":"2026-01-06","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-02-17","resolution":"CLOSED - ADMINISTRATIVELY"}],"violationCases":[{"number":"710107","type":"CONSTRUCTION SERVICES","priority":"CONSTRUCTION SERVICES","responsibility":"DE","status":"CLOSED","createdDate":"2019-10-03","completedDate":"2020-01-09","violations":[{"number":"5238806","date":"2019-10-03","code":"A-302.10/2","title":"PERMB- WORK NOT SAME AS PERMIT","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-001337","type":"NOTICE OF VIOLATION","priority":"ADMINISTRATIVE NOTICE OF VIOLATION","responsibility":"OOS INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2026-01-06","completedDate":null,"violations":[{"number":"VI-2026-000727","date":"2026-01-06","code":"9-3402(2)","title":"BENCHMARKING LATE","status":"CLOSED","resolutionDate":"2026-02-17","resolution":"CLOSED - ADMINISTRATIVELY"}]}],"violYears":[{"y":2019,"n":1,"worst":null},{"y":2026,"n":1,"worst":null}],"investigations":[{"caseNumber":"710107","date":"2019-10-03","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"710107","date":"2019-11-07","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"710107","date":"2020-01-08","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2026-001337","date":"2026-01-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-001337","date":"2026-02-18","type":null,"status":"PASSED"}],"inspYears":[{"y":2019,"fails":2,"passes":0},{"y":2020,"fails":0,"passes":1},{"y":2026,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.051916581329856,"lng":-75.06668389202467,"geom":{"type":"Polygon","coordinates":[[[-75.066229987,40.051455264],[-75.067294372,40.052077139],[-75.067069011,40.052304934],[-75.066925163,40.052223577],[-75.066871095,40.052278229],[-75.066675681,40.052022219],[-75.06630819,40.052062113],[-75.06619919,40.05146916],[-75.066229987,40.051455264]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2026-013633","type":"Fire Alarm Certification","inspectionDate":"2026-05-05","result":"Certified","expirationDate":"2027-05-05","buildingId":"1248636"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19111","beds":null,"baths":null,"stories":null,"lotArea":38969,"zoning":"CMX1","grade":"C+","basement":null,"heater":null,"centralAir":null,"extCond":null,"intCond":null,"garage":null,"homestead":false,"mail":"8220 CASTOR AVE, PHILADELPHIA PA, 19152","mailOut":false,"appeals":[{"type":"Building standards appeal","grounds":"ON 6/17/2019, THE DEPARTMENT OF LICENSES AND INSPECTIONS ISSUED A NOTICE OF REFUSAL FOR APPLICATION #947892.","status":"OPEN","outcome":null,"date":"2019-07-25","number":"37994","relatedPermit":"947892"},{"type":"ZBA Permit Denial - Variance","grounds":"PERMIT For the installation of three wall signs:\nOne mechanically animated, internally illuminated non-accessory wall sign, one internally illuminated Building Identification sign, and one internally illuminated, animated digital sign for b","status":"Completed","outcome":"Granted","date":"2021-12-10","number":"ZP-2021-006859","relatedPermit":"ZP-2021-006859"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":0,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":2981500,"taxable":2981500,"land":389700,"improvement":2591800,"taxableLand":389700,"taxableImprovement":2591800,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":2981500,"taxable":2981500,"land":389700,"improvement":2591800,"taxableLand":389700,"taxableImprovement":2591800,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":3200400,"taxable":3200400,"land":640080,"improvement":2560320,"taxableLand":640080,"taxableImprovement":2560320,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":3296400,"taxable":0,"land":659280,"improvement":2637120,"taxableLand":0,"taxableImprovement":0,"exemptLand":659280,"exemptImprovement":2637120},{"y":2020,"v":2502900,"taxable":0,"land":500580,"improvement":2002320,"taxableLand":0,"taxableImprovement":0,"exemptLand":500580,"exemptImprovement":2002320},{"y":2021,"v":2502900,"taxable":0,"land":500580,"improvement":2002320,"taxableLand":0,"taxableImprovement":0,"exemptLand":500580,"exemptImprovement":2002320},{"y":2022,"v":2502900,"taxable":0,"land":500580,"improvement":2002320,"taxableLand":0,"taxableImprovement":0,"exemptLand":500580,"exemptImprovement":2002320},{"y":2023,"v":2502900,"taxable":0,"land":500580,"improvement":2002320,"taxableLand":0,"taxableImprovement":0,"exemptLand":500580,"exemptImprovement":2002320},{"y":2024,"v":2502900,"taxable":0,"land":500580,"improvement":2002320,"taxableLand":0,"taxableImprovement":0,"exemptLand":500580,"exemptImprovement":2002320},{"y":2025,"v":2502900,"taxable":0,"land":500580,"improvement":2002320,"taxableLand":0,"taxableImprovement":0,"exemptLand":500580,"exemptImprovement":2002320},{"y":2026,"v":2502900,"taxable":0,"land":500580,"improvement":2002320,"taxableLand":0,"taxableImprovement":0,"exemptLand":500580,"exemptImprovement":2002320},{"y":2027,"v":2716100,"taxable":0,"land":543200,"improvement":2172900,"taxableLand":0,"taxableImprovement":0,"exemptLand":543200,"exemptImprovement":2172900}],"taxNow":0,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"953115","date":"2019-02-28","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2019-02-28","scope":"FOR THE ERECTION OF A FOUR(4)STORY ADDITION OF AN EXISTING STRUCTURE; FOR THE ERECTION OF A FOUR(4) STORY STRUCTURE FOR A DAYCARE CENTER AT FIRST FLOOR AND MEDICAL, DENTAL AND HEALTH PRACTITIONER ( GROUP PRACTITIONER) FROM FIRST FLOOR THRU THIRD FLOORS FRONT AND BUSINESS AND PROFESSIONAL OFFICES FROM THIRD FLOOR THRU FOURTH FLOORS REAR ( EXISTING AND FOUR(4) STORY ADDITION BUILDING) IN THE SAME LOT MEDICAL, DENTAL AND HEALTH PRACTITIONER ( GROUP PRACTITIONER) AND BUSINESS AND PROFESSIONAL OFFICE FROM FIRST FLOOR THROUGH FOURTH(4TH ) FLOORS ( NEW BUILDING) WITH CREATION OF TWENTY(20) ACCESSORY PARKING SPACES INCLUDING WITH FIVE(5) ACCESSIBLE SPACES AND WITH TWO(2) VAN ACCESSIBLE SPACES.SIZE AND LOCATION AS SHOWN IN THE APPLICATION."},{"number":"977832","date":"2019-05-21","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Completed","completedDate":"2020-05-19","scope":"EZ INTERIOR DEMOLITION- For the interior demolition on non-bearing partition wall and ceilings as per attached standard. Deviations from these standards require submission of construction and site plans. SELECTIVE DEMOLITION OF NON-LOAD BEARING WALLS, CEILINGS, AND FLOOR COVERINGS."},{"number":"992602","date":"2019-11-18","work":"New Construction","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-07-21","scope":"FOR BUILDING C: FOR THE ERECTION OF A FOUR (4) STORY STRUCTURE WITH ROOF DECK; FOR USE AS GROUP PRACTICTIONER AND BUSINESS AND PROFESSION OFFICES (1ST - 4TH FLOOR) AS PER APPROVED PLANS WITH ACCESSORY PARKING SPACES. SEE BBS VARIANCE CASE NO. 37994 FOR PROVISO. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK."},{"number":"1027453","date":"2019-11-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-07-21","scope":"FOR BUILDING A/E: FOR THE ERECTION OF A FOUR (4) STORY HORIZONTAL ADDITION TO AN EXISTING FOUR STORY STRUCTURE & INTERIOR ALTERATIONS THROUGHOUT THE EXISTING STRUCTURE; FOR USE AS DAYCARE CENTER AT THE FIRST FLOOR (SEPARATE CO REQUIRED), GROUP PRACTICTIONER (1ST - 3RD FRONT) AND BUSINESS AND PROFESSION OFFICES (3RD - 4TH REAR) AS PER APPROVED PLANS WITH ACCESSORY PARKING SPACES. SEE BBS VARIANCE CASE NO. 37994 FOR PROVISO. BUILDING TO BE FULLY SPRINKLERED. SEPARATE PERMIT REQUIRED FOR MEP AND FIRE SUPPRESSION WORK. SEE AP#992602 FOR PLANS AND DOCUMENTS."},{"number":"26702","date":"2019-11-19","work":"Temporary Tents and Canopies","type":"Operations","description":"Operations Permit","status":"Completed","completedDate":"2019-11-19","scope":null},{"number":"1018033","date":"2019-12-18","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2020-01-09","scope":"FOR THE PARTIAL DEMOLITION, BY HAND METHODS, OF THE WEST WALL AND STAIRS FROM 1ST FLOOR TO 4TH FLOOR OF AN EXISTING STRUCTURE ON THE LOT. A COVERED WALKWAY OR SIDEWALK CLOSURE SHALL BE REQUIRED WITHIN 8 FEET OF BUILDING FACADE IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE BUILDING AND/OR STREETS DEPARTMENT PERMITS MAY BE REQUIRED. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. SEE PERMIT# 977832 FOR INTERIOR DEMOLITION PERMIT."},{"number":"1041874-RI","date":"2020-01-15","work":"Rough-In","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-07-22","scope":"INSTALL 1200AMP 277/480V INCOMING SERVICE. INSTALL ALL SUB PANELS AND BREAKERS. INSTALL WIRING FOR ELEVATORS. INSTALL ALL LIGHTING, SWITCHES, RECEPTACLES. INSTALL FA. INSTALL RACEWAYS FOR LOW VOLTAGE PER 2017 NEC (EAST DIST) INSTALL COMPLETE FIRE ALARM SYSTEM PER ENGINEER SEALED AND CITY APPROVED DRAWINGS. '17 NEC AND '16 NFPA-72."},{"number":"1043191","date":"2020-02-20","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-07-02","scope":"COMPLETE NEW HEATING VENTING AND AIR CONDITIONING SYSTEM IN EXISTING FOUR STORY BUILDING, ADDITION AND NEW FOUR STORY BUILDING INCLUDING HEATING PIPING, CHILLED WATER PIPING, DUCTWORK, FAN COIL UNITS, DEDICATED OUTSIDE AIR UNITS, DUCTLESS MINI SPLIT SYSTEMS, BOILERS, PUMPS, CHILLER AND EXHAUST FANS."},{"number":"1032546","date":"2020-02-28","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-07-02","scope":"RENO OF BLD AND ADDITION 9 BOTT FILLER, 23 FD, 9 SINK, 32 WC, 2 SUMP PUMP, 4 URN, 2 MS, 29 LAV, 1 SHOWER PER 2004 PHILA PLUMBING CODE"},{"number":"1057469","date":"2020-03-12","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2020-08-10","scope":"TEMPORARY 200AMP SERVICE WITH PANEL AND OUTLET FOR POLE ON CONSTRUCTION SITE FROM 3/13/29 /20 TO 09/13/2020 TO BE INSPECTION BY THIRD AGENCY"},{"number":"1049348","date":"2020-05-23","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-07-21","scope":"FOR THE INSTALLATION OF A FIRE SUPPRESSION SYSTEM IN ACCORDANCE WITH NFPA 2016, STANDARDS 13, 14 AND 20 TO INCLUDE THE INSTALLATION OF NEW LISTED FIRE PUMP, STANDPIPE RISERS, 6-INCH DIAMETER SERVICE LINE AND BACKFLOW PREVENTION ASSEMBLY."},{"number":"1041874","date":"2020-08-21","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-07-21","scope":"INSTALL 1200AMP 277/480V INCOMING SERVICE. INSTALL ALL SUB PANELS AND BREAKERS. INSTALL WIRING FOR ELEVATORS. INSTALL ALL LIGHTING, SWITCHES, RECEPTACLES. INSTALL FA. FIRE PUMP. INSTALL RACEWAYS FOR LOW VOLTAGE PER 2017 NEC (EAST DIST) INSTALL COMPLETE FIRE ALARM SYSTEM PER ENGINEER SEALED AND CITY APPROVED DRAWINGS. '17 NEC AND '16 NFPA-72."},{"number":"EP-2020-007160","date":"2020-09-11","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-07-21","scope":"low voltage 806-cat 6 cables, 5- 2 post termination racks., 1- data cabinet, 4- 12 strand OM3 fiber optic cables, 6- access control panels, 41- access control doors, 1- NVR, 58- cameras, 5- TV's, 3- projector screens"},{"number":"PP-2020-009104","date":"2020-09-30","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-07-21","scope":"SITEWORK-INSTALLATION OF (1) SUBSURFACE STORM MGT SYSTEM, (1) BIO-RETENTION SURFACE STORM MGT SYSTEM WITH RELATED CONVEYANCE PIPING- (10 TRENCH DRAIN,(5) AREA DRAINS, (5) DOWNSPOUT CONNECTIONS, (1) 8\" SANTARY SEWER PIPING & (1) 6\" SANITARY SEWER PIPING BOTH WITH HOUSE TRAPS AND FAI's, 4\" DOMESTIC WATER DISTRIBUTIONS PIPING TO 5LF FROM BLDG."},{"number":"ZP-2021-006859","date":"2021-11-16","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"For the installation of three wall signs: One mechanically animated, internally illuminated non-accessory wall sign, one internally illuminated Building Identification sign, and one internally illuminated, animated digital sign for both accessory and non accessory uses. Sizes and locations per plans."},{"number":"ZP-2024-006406","date":"2024-07-19","work":"Signs (Accessory / Non-Accessory)","type":"Zoning","description":"Zoning Permit","status":"Completed","completedDate":"2024-09-12","scope":"FOR THE ERECTION OF ONE (1) ACCESSORY STATICALLY ILLUMINATED WALL SIGN. AS PER APPROVED PLANS. SEPARATE ELECTRICAL PERMIT REQUIRED."},{"number":"GP-2024-006518","date":"2024-08-06","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2024-09-12","scope":"FOR THE ERECTION OF ONE (1) STATIC INTERNALLY ILLUMINATED ACCESSORY WALL SIGN AS PER APPROVED PLANS. SEPARATE PERMIT REQUIRED FOR ELECTRICAL WORK. SEE ZP-2024-006406 FOR ZONING APPROVAL."}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"New Construction or Additions"},{"y":2021,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2021,"k":"appeal","w":"Appeal granted"},{"y":2024,"k":"permit","w":"Signs (Accessory / Non-Accessory)"},{"y":2024,"k":"permit","w":"Sign"},{"y":2026,"k":"viol","w":"L&I violation"},{"y":2026,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"540665","type":"Dumpster License - Private Property","status":"Active","businessName":"FIRSTRUST SAVINGS BANK","legalName":"FIRSTRUST SAVINGS BANK","address":"1919 COTTMAN AVE","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2011-08-05","latestIssueDate":"2013-08-28","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"540665","type":"Dumpster License - Private Property","businessName":"FIRSTRUST SAVINGS BANK","legalName":"FIRSTRUST SAVINGS BANK","issuedDate":"2011-08-05","latestIssueDate":"2013-08-28","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-25","signals":[],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #953115: 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"3 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 18, 2026.","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":"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.","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":"full-tax-exemption","level":"verify","title":"OPA shows a full exemption; its legal basis is unverified","finding":"OPA currently marks the land and building assessment fully tax-exempt; BlockReport does not receive the exemption determination or basis.","why":"Full OPA exemptions can have different legal bases, including government, religious, charitable/institutional, veteran, or other treatment. The current owner/use record is not a buyer’s tax forecast.","action":"Confirm the exact exemption basis, buyer eligibility, and next tax-year treatment directly with OPA.","url":"https://www.phila.gov/departments/office-of-property-assessment/tax-exemptions-and-abatements/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 2 historical violations across 2 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/"},{"id":"building-certifications","level":"clear","title":"Filed system certifications are current in this dataset","finding":"Fire Alarm Certification: Certified through May 5, 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":"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/"}]}