{"asOf":"2026-07-20T19:51:46.829Z","block":"2800-2899 CHARTER RD","blockUrl":"https://philadelphia.blockreport.homes/block/2800-2899-charter-rd","address":"2811 CHARTER RD","parcelNumber":"884291000","source":"https://property.phila.gov/?p=884291000","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC1","buildingCodeNew":"272","buildingClass":"IND WAREHOUSE MASONRY+OTH","buildingClassNew":"OFFICE WAREHOUSE","useLabel":"Industrial building","owner":"CHARTER ROAD REALTY LLC","coOwner":null,"marketValue":7472700,"landAssessment":4483600,"improvementAssessment":2989100,"livableArea":81226,"yearBuilt":1970,"lastSale":{"price":413007,"date":"2007-01-04T05:00:00Z"},"openViolations":0,"violations":[{"number":"4529364","date":"2017-10-31","code":"FC-13-915.1A","title":"FIRE SUPPRESSION 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INSP","status":"PASSED"},{"caseNumber":"715809","date":"2019-11-13","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"715809","date":"2019-12-19","type":"BP_BLDG","status":"FAILED"},{"caseNumber":"715809","date":"2020-01-23","type":"BP_BLDG","status":"PASSED"},{"caseNumber":"CF-2023-109268","date":"2023-10-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2023-109268","date":"2023-11-10","type":null,"status":"PASSED"}],"inspYears":[{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":0,"passes":1},{"y":2019,"fails":2,"passes":0},{"y":2020,"fails":0,"passes":1},{"y":2023,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.095634466863544,"lng":-75.0022908331152,"geom":{"type":"Polygon","coordinates":[[[-75.002958136,40.094430148],[-75.004042955,40.095365719],[-75.001743724,40.096938132],[-75.000540058,40.095900034],[-75.002705813,40.094418924],[-75.002835001,40.094384402],[-75.002958136,40.094430148]]]},"liDistrict":"EAST","certifications":[{"number":"BC-2022-000914","type":"Fire Alarm Certification","inspectionDate":"2022-01-14","result":"Certified","expirationDate":"2023-01-14","buildingId":"1287647"},{"number":"BC-2022-000567","type":"Sprinkler Certification","inspectionDate":"2022-01-14","result":"Certified","expirationDate":"2023-01-14","buildingId":"1287647"},{"number":"BC-2023-001600","type":"Sprinkler Certification","inspectionDate":"2023-01-19","result":"Certified","expirationDate":"2024-01-19","buildingId":"1287637"},{"number":"BC-2023-001601","type":"Fire Alarm Certification","inspectionDate":"2023-01-19","result":"Certified","expirationDate":"2024-01-19","buildingId":"1287637"},{"number":"BC-2023-024767","type":"Fire Alarm Certification","inspectionDate":"2023-07-19","result":"Certified","expirationDate":"2024-07-19","buildingId":"1287637"},{"number":"BC-2024-001412","type":"Sprinkler Certification","inspectionDate":"2024-01-08","result":"Certified","expirationDate":"2025-01-08","buildingId":"1287637"},{"number":"BC-2024-001410","type":"Fire Alarm Certification","inspectionDate":"2024-01-08","result":"Certified","expirationDate":"2025-01-08","buildingId":"1287637"},{"number":"BC-2025-001405","type":"Fire Alarm Certification","inspectionDate":"2025-01-07","result":"Certified","expirationDate":"2026-01-07","buildingId":"1287637"},{"number":"BC-2025-001406","type":"Sprinkler Certification","inspectionDate":"2025-01-07","result":"Certified","expirationDate":"2026-01-07","buildingId":"1287637"},{"number":"BC-2025-024890","type":"Fire Alarm Certification","inspectionDate":"2025-07-10","result":"Certified","expirationDate":"2026-07-10","buildingId":"1287637"},{"number":"BC-2026-001634","type":"Fire Alarm Certification","inspectionDate":"2026-01-05","result":"Certified","expirationDate":"2027-01-05","buildingId":"1287637"},{"number":"BC-2026-001637","type":"Sprinkler Certification","inspectionDate":"2026-01-05","result":"Certified","expirationDate":"2027-01-05","buildingId":"1287637"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19154","beds":null,"baths":null,"stories":null,"lotArea":435592,"zoning":"I1","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2100 BYBERRY ROAD, PHILADELPHIA PA, 19116","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR PROPOSED FOR COMMERCIAL VEHICLE SALES AND RENTAL, COMMERCIAL VEHICLE REPAIR AND MAINTENANCE AND RETAIL SALE OF AUTO PARTS (VEHICLE EQUIPMENT AND SUPPLIES SALES AND\nRENTAL) IN AN EXISTING STRUCTURE AND PROPOSED FOR THE ELIMINATION","status":"OPEN","outcome":"Granted","date":"2018-10-17","number":"33305","relatedPermit":"848521"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":3534800,"taxable":3534800,"land":1258600,"improvement":2276200,"taxableLand":1258600,"taxableImprovement":2276200,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":3534800,"taxable":3534800,"land":1258600,"improvement":2276200,"taxableLand":1258600,"taxableImprovement":2276200,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":3640800,"taxable":3640800,"land":1310688,"improvement":2330112,"taxableLand":1310688,"taxableImprovement":2330112,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":3637500,"taxable":3637500,"land":1349991,"improvement":2287509,"taxableLand":1349991,"taxableImprovement":2287509,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":3661100,"taxable":3661100,"land":1358750,"improvement":2302350,"taxableLand":1358750,"taxableImprovement":2302350,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":3661100,"taxable":3661100,"land":1358750,"improvement":2302350,"taxableLand":1358750,"taxableImprovement":2302350,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":3661100,"taxable":3661100,"land":1358750,"improvement":2302350,"taxableLand":1358750,"taxableImprovement":2302350,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":5044100,"taxable":5044100,"land":1513230,"improvement":3530870,"taxableLand":1513230,"taxableImprovement":3530870,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":5044100,"taxable":5044100,"land":1513230,"improvement":3530870,"taxableLand":1513230,"taxableImprovement":3530870,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":7472800,"taxable":7472800,"land":2241840,"improvement":5230960,"taxableLand":2241840,"taxableImprovement":5230960,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":7472800,"taxable":7472800,"land":2241840,"improvement":5230960,"taxableLand":2241840,"taxableImprovement":5230960,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":7472700,"taxable":7472700,"land":4483600,"improvement":2989100,"taxableLand":4483600,"taxableImprovement":2989100,"exemptLand":0,"exemptImprovement":0}],"taxNow":104604,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"848521","date":"2018-11-01","work":"Use","type":"ZP_USE","description":"USE PERMIT","status":"COMPLETED","completedDate":"2018-11-01","scope":"PROPOSED FOR COMMERCIAL VEHICLE SALES AND RENTAL, COMMERCIAL VEHICLE REPAIR AND MAINTENANCE AND RETAIL SALE OF AUTO PARTS (ALL ONE TENANT) IN AN EXISTING STRUCTURE AND PROPOSED FOR THE ELIMINATION OF 14 ACCESSORY PARKING SPACES FOR DISPLAY AREA FOR A NEW TOTAL OF ONE HUNDRED AND THREE (103) ACCESSORY PARKING SPACES INCLUDING FIVE (5) ACCESSIBLE SPACES AS PREVIOUSLY APPROVED (SIZE AND LOCATION AS SHOWN IN THE APPLICATION). NO SIGN ON THIS PERMIT."},{"number":"970598","date":"2019-06-11","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-01-15","scope":"FOR SITE WORK IMPROVEMENT AS PER APPPROVED PLAN."},{"number":"1014000","date":"2019-11-07","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-01-15","scope":"LEVEL II INTERIOR ALTERATIONS TO INCLUDE A CHANGE IN OCCUPANCY TO CREATE A COMMERCIAL VEHICLE SALES AND RENTAL, COMMERCIAL VEHICLE REPAIR AND MAINTENANCE AND RETAIL SALE OF AUTO PARTS (ALL ONE TENANT)IN AN EXISTING STRUCTURE AS PER APPROVED PLANS.**IEBC 2018**BUILDING FULLY SPRINKLERED **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"1024534","date":"2019-11-25","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":"2019-12-02","scope":"INSTALL 80 LIGHTS AND (2) RTU(S) (HVAC) IN CONDUIT AND MC CABLE IN WAREHOUSE PER PLANS AND 2017 NEC. (EAST DIST)"},{"number":"1014978","date":"2019-11-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2020-07-03","scope":"LEVEL II INTERIOR ALTERATIONS TO INCLUDE TENANT FINISH WORK TO DEMO EXISTING OFFICE AREAS AND INSTALL NEW INTERIOR PARTITIONS IN AN EXISTING STRUCTURE AS PER APPROVED PLANS.**IEBC 2018**BUILDING FULLY SPRINKLERED **SEPARATE PERMITS REQUIRED FOR ANY MEP OR FIRE SUPPRESSION WORK**"},{"number":"1030236","date":"2019-11-25","work":"Administrative","type":"BP_ADMINST","description":"ADMINISTRATIVE PERMIT","status":"COMPLETED","completedDate":"2020-01-21","scope":"THE TEMPORARY CERTIFICATE OF OCCUPANCY FOR A/P # 1014000"},{"number":"1026448","date":"2019-11-26","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2021-08-26","scope":"DEMO OF EXISTING ELECTRICAL SYSTEM IN OFFICE AREA. ROUGH NEW WALLS, INSTALL LIGHTS AND DEVICES IN OFFICE AREA PER 2017 NEC (EAST DIST)"},{"number":"1030596","date":"2019-12-18","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-01-15","scope":"REPLACED 3 FAUCETS AND 2 TOILETS IN EXISTING BATHROOM--REPLACED KITCHEN FAUCET--REPLACE FAUCET & TOILET IN BACK END OF WAREHOUSE"},{"number":"1027865","date":"2019-12-18","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-01-11","scope":"FOR EXTERIOR WORK. TO INCLUDE THE CONSTRUCTION OF AN ADA RAMP AND SIDEWALK WITHIN THE PROPERTY LINES OF A PRIVATE PROPERTY AS PER APPROVED PLANS.**EXTERIOR WORK ONLY**"},{"number":"1026608","date":"2020-01-07","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-01-07","scope":"INSTALL ACCESSORY SIGNAGE. (1) SIGN 1: F/W, I/I 16' X 6' = 96SF. (2) SIGN 2: F/W, I/I 8' 6 3/8\" X 9' 5/8\" =28.2 SF. (3) SIGN 7: F/S, TRIPLEX FAE, I/I, MONUMENT SIGN, 14' X 14'= 196SF/ X 3 FACES, (4)SIGNS 3, 4, 5, 6: DIRECTIONSL SIGNS 2. NO CHANGE IN BUILDING USE , FOOTPRINT, HEIGHT OR AREA"},{"number":"1029958","date":"2020-01-09","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2021-01-15","scope":"FOR THE INSTALLATION OF APPLIANCES WITH ASSOCIATED DUCTWORK FOR A COMMERCIAL SPACE. WORK TO ALSO INCLUDE STEEL DUNNAGE FOR PROPOSED ROOF TOP UNITS. ALL WORK TO BE DONE PER APPROVED PLANS. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS TO BE OBTAINED FOR ALL OTHER WORK. DAVID H. DEPAOLI IS PRE-APPROVED SPECIAL INSPECTOR FOR STRUCTURAL STEEL. SEPARATE PERMITS REQUIRED FOR ALL OTHER WORK."},{"number":"1041198","date":"2020-01-13","work":"New Construction","type":"Fire Suppression","description":"Fire Suppression Permit","status":"Completed","completedDate":"2021-02-04","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":"1037887","date":"2020-01-17","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-02-22","scope":"PROVIDE 3 WATER CLOSETS, 3LAVS 1SIND 1WATER FOUNTAIN"},{"number":"1048717","date":"2020-03-09","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Completed","completedDate":"2021-05-06","scope":"FOR THE ERECTION OF AN ACCESSIBLE EXTERIOR RAMP WITH NEW HANDRAILS AND FOOTING SYSTEM. (IEBC 2018, WORK-AREA METHOD, LVL II ALTERATIONS)"},{"number":"GP-2020-005511","date":"2020-09-03","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-03-31","scope":"For the erection of two (2) accessory, statically illuminated wall signs (Signs 1 and 2), four (4) non-illuminated, double-sided freestanding directional signs (Signs 3, 4, 5, and 6), and one (1) accessory, statically illuminated, triple-faced freestanding sign (Sign 7), as per plans; separate permit required for electrical work; see AP#1026608 for zoning/use approval of signs."},{"number":"AP-2021-003223","date":"2021-04-08","work":"Certificate of Occupancy (CO) (may inclu…","type":"Administrative","description":"Administrative Permit","status":"Completed","completedDate":"2021-05-17","scope":"Certificate of Occupancy for Commercial Vehicle Sales and Rental"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2019,"k":"permit","w":"Alterations"},{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Zoning/use"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"New Construction"},{"y":2020,"k":"permit","w":"Alterations"},{"y":2020,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"insp","w":"Inspection passed"},{"y":2020,"k":"permit","w":"Sign"},{"y":2021,"k":"permit","w":"Certificate of Occupancy (CO) (may inclu…"},{"y":2023,"k":"viol","w":"2 L&I violations"},{"y":2023,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"282690","type":"Dumpster License - Private Property","status":"Inactive","businessName":"VINCENT METAL GOODS","legalName":"VINCENT METAL GOODS","address":"2811 CHARTER RD","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2003-02-10","latestIssueDate":"2003-02-10","expirationDate":"2010-07-31","inactiveDate":"2010-10-12"},{"number":"849245","type":"Motor Vehicle Repair / Retail Mobile Dispensing","status":"Inactive","businessName":"Hunter Keystone Peterbilt, LP (Hunter Truck)","legalName":"Hunter Keystone Peterbilt, LP","address":"2811 CHARTER RD","revenueCode":"3311","rentalCategory":null,"units":null,"issuedDate":"2020-08-19","latestIssueDate":"2023-11-06","expirationDate":"2024-08-18","inactiveDate":"2024-10-17"},{"number":"849247","type":"Hazardous Materials","status":"Inactive","businessName":"Hunter Keystone Peterbilt, LP (Hunter Truck)","legalName":"Hunter Keystone Peterbilt, LP","address":"2811 CHARTER RD","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2020-08-19","latestIssueDate":"2023-11-06","expirationDate":"2024-08-18","inactiveDate":"2024-10-17"}],"licenseActivity":[{"number":"849247","type":"Hazardous Materials","businessName":"Hunter Keystone Peterbilt, LP (Hunter Truck)","legalName":"Hunter Keystone Peterbilt, LP","issuedDate":"2020-08-19","latestIssueDate":"2023-11-06","closureDate":"2024-10-17","expirationDate":"2024-08-18","inactiveDate":"2024-10-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"849245","type":"Motor Vehicle Repair / Retail Mobile Dispensing","businessName":"Hunter Keystone Peterbilt, LP (Hunter Truck)","legalName":"Hunter Keystone Peterbilt, LP","issuedDate":"2020-08-19","latestIssueDate":"2023-11-06","closureDate":"2024-10-17","expirationDate":"2024-08-18","inactiveDate":"2024-10-17","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"282690","type":"Dumpster License - Private Property","businessName":"VINCENT METAL GOODS","legalName":"VINCENT METAL GOODS","issuedDate":"2003-02-10","latestIssueDate":"2003-02-10","closureDate":"2010-10-12","expirationDate":"2010-07-31","inactiveDate":"2010-10-12","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-10","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 48% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $5,044,100 to $7,472,800","no permit shown in 2024-2026"],"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":"Use permit #848521: 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: 1014978 (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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"5 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Nov 10, 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":"Dumpster License - Private Property #282690: Inactive since Oct 12, 2010; Motor Vehicle Repair / Retail Mobile Dispensing #849245: Inactive since Oct 17, 2024; Hazardous Materials #849247: Inactive since Oct 17, 2024","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 10 historical violations across 3 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 Jan 5, 2027; Sprinkler Certification: Certified through Jan 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/"}]}