{"asOf":"2026-07-27T07:07:39.158Z","block":"3100-3199 C ST","blockUrl":"https://philadelphia.blockreport.homes/block/3100-3199-c-st","address":"3100-36 C ST","parcelNumber":"884523500","source":"https://property.phila.gov/?p=884523500","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LU0","buildingCodeNew":"271","buildingClass":"IND BLDG MINI WHSE MASON","buildingClassNew":"MINI WAREHOUSE","useLabel":"Industrial","owner":"TGA SC KENSINGTON LP","coOwner":null,"marketValue":5658000,"landAssessment":1131600,"improvementAssessment":4526400,"livableArea":47150,"yearBuilt":1930,"lastSale":{"price":7570000,"date":"2021-02-03T05:00:00Z"},"openViolations":3,"violations":[{"number":"3219645","date":"2014-06-17","code":"PM-307.1/10","title":"WALL LOOSE/MISS 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MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-004195","date":"2026-01-22","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-04-24","resolution":"COMPLIED - OWNER REPAIR"}],"violationCases":[{"number":"437376","type":"UNSAFE","priority":"UNSAFE","responsibility":"CSU","status":"CLOSED","createdDate":"2014-06-17","completedDate":"2018-10-26","violations":[{"number":"3219645","date":"2014-06-17","code":"PM-307.1/10","title":"WALL LOOSE/MISS BRICKS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3219644","date":"2014-06-17","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"3219646","date":"2014-06-17","code":"PM-307.1/3","title":"ROOF PARTIALLY COLLAPSED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"611558","type":"STANDARD","priority":"STANDARD","responsibility":"BU","status":"CLOSED","createdDate":"2017-11-09","completedDate":"2018-08-10","violations":[{"number":"4544322","date":"2017-11-02","code":"FC-13-270351","title":"MARKING OF CONTAINERS","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4544321","date":"2017-11-02","code":"FC-13-221123","title":"DISPOSAL OF OILY WASTE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4544320","date":"2017-11-02","code":"FC-13-105.65","title":"CUTTING & WELDING (HOT WORK)","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4544319","date":"2017-11-02","code":"A-301.1/65","title":"PERM Z- NEW USE","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4544323","date":"2017-11-02","code":"FC-13-603","title":"GENERAL REQ.- CITE CODE SECTIO","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4544324","date":"2017-11-02","code":"FC-13-906.2","title":"FIRE EXTINGUISHERS TAGGED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4544325","date":"2017-11-02","code":"FC-13-906.7","title":"EXTINGUISHER MOUNTED","status":"COMPLIED","resolutionDate":null,"resolution":null},{"number":"4544326","date":"2017-11-02","code":"LO-1","title":"OBTAIN LIC INDICATED","status":"COMPLIED","resolutionDate":null,"resolution":null}]},{"number":"CF-2026-006640","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"QUALITY OF LIFE COURTS","status":"IN VIOLATION","createdDate":"2026-01-22","completedDate":null,"violations":[{"number":"VI-2026-004197","date":"2026-01-22","code":"F-912.7","title":"FDC INSPECTION, TESTING & MAINTENANCE\n","status":"COMPLIED","resolutionDate":"2026-04-24","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2026-004196","date":"2026-01-22","code":"F-903.5","title":"SUPPRESSION SYSTEM TESTING & MAINTENANCE\n","status":"OPEN","resolutionDate":null,"resolution":null},{"number":"VI-2026-004195","date":"2026-01-22","code":"F-901.6.4","title":"PERIODIC TESTING\n","status":"COMPLIED","resolutionDate":"2026-04-24","resolution":"COMPLIED - OWNER REPAIR"}]}],"violYears":[{"y":2014,"n":3,"worst":null},{"y":2017,"n":8,"worst":null},{"y":2026,"n":3,"worst":null}],"investigations":[{"caseNumber":"437376","date":"2014-06-17","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"437376","date":"2016-10-17","type":"CSUINITIAL","status":"PASSED"},{"caseNumber":"611558","date":"2017-11-02","type":"CI INSP","status":"FAILED"},{"caseNumber":"611558","date":"2017-12-20","type":"CI INSP","status":"FAILED"},{"caseNumber":"611558","date":"2018-08-10","type":"CI INSP","status":"PASSED"},{"caseNumber":"CF-2026-006640","date":"2026-01-26","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-006640","date":"2026-03-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-006640","date":"2026-04-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2026-006640","date":"2026-05-29","type":null,"status":"FAILED"}],"inspYears":[{"y":2014,"fails":1,"passes":0},{"y":2016,"fails":0,"passes":1},{"y":2017,"fails":2,"passes":0},{"y":2018,"fails":0,"passes":1},{"y":2026,"fails":4,"passes":0}],"taxOwed":37049.08,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":37049.08,"principalDue":33719.22,"penaltyDue":1082.15,"interestDue":946.88,"otherChargesDue":1300.83,"yearsOwed":2,"oldestYearOwed":2020,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":2876000,"taxableAssessment":2876000,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":40258.25,"actionableAtSnapshot":false,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":true,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.99666083836581,"lng":-75.12382310472994,"geom":{"type":"Polygon","coordinates":[[[-75.123462983,39.997002518],[-75.123627959,39.996245458],[-75.124183244,39.996319901],[-75.124018313,39.997075479],[-75.123462983,39.997002518]]]},"liDistrict":"CENTRAL EAST","certifications":[{"number":"BC-2023-026184","type":"Sprinkler Certification","inspectionDate":"2023-10-11","result":"Certified","expirationDate":"2024-10-11","buildingId":"1056330"},{"number":"BC-2026-001243","type":"Sprinkler Certification","inspectionDate":"2025-07-17","result":"Deficient","expirationDate":null,"buildingId":"1056330"},{"number":"BC-2026-006559","type":"Sprinkler Certification","inspectionDate":"2025-12-12","result":"Deficient","expirationDate":null,"buildingId":"1056330"},{"number":"BC-2025-032936","type":"Fire Alarm Certification","inspectionDate":"2025-12-12","result":"Certified","expirationDate":"2026-12-12","buildingId":"1056330"},{"number":"BC-2026-003561","type":"Sprinkler Certification","inspectionDate":"2025-12-12","result":"Deficient","expirationDate":null,"buildingId":"1056330"}],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19134","beds":null,"baths":null,"stories":null,"lotArea":42967,"zoning":"ICMX","grade":"B","basement":null,"heater":null,"centralAir":null,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"330 E CROWN POINT RD, WINTER GARDEN FL, 34787","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":4,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":1300000,"taxable":1300000,"land":124600,"improvement":1175400,"taxableLand":124600,"taxableImprovement":1175400,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":1300000,"taxable":1300000,"land":124600,"improvement":1175400,"taxableLand":124600,"taxableImprovement":1175400,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":1694400,"taxable":1694400,"land":124600,"improvement":1569800,"taxableLand":124600,"taxableImprovement":1569800,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":1744300,"taxable":1744300,"land":150358,"improvement":1593942,"taxableLand":150358,"taxableImprovement":1593942,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":2876000,"taxable":2876000,"land":258800,"improvement":2617200,"taxableLand":258800,"taxableImprovement":2617200,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":2876000,"taxable":2876000,"land":258800,"improvement":2617200,"taxableLand":258800,"taxableImprovement":2617200,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":2876000,"taxable":2876000,"land":258800,"improvement":2617200,"taxableLand":258800,"taxableImprovement":2617200,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":3441900,"taxable":3441900,"land":688390,"improvement":2753510,"taxableLand":688390,"taxableImprovement":2753510,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":3441900,"taxable":3441900,"land":688390,"improvement":2753510,"taxableLand":688390,"taxableImprovement":2753510,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":4715000,"taxable":4715000,"land":1414500,"improvement":3300500,"taxableLand":1414500,"taxableImprovement":3300500,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":4715000,"taxable":4715000,"land":1414500,"improvement":3300500,"taxableLand":1414500,"taxableImprovement":3300500,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":5658000,"taxable":5658000,"land":1131600,"improvement":4526400,"taxableLand":1131600,"taxableImprovement":4526400,"exemptLand":0,"exemptImprovement":0}],"taxNow":66001,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"407789","date":"2012-05-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"1-200AMP SVC/1-200AMP METER BOX ALL WORK AS PER 2008 NEC"},{"number":"490743","date":"2013-10-03","work":"Suppression","type":"BP_FIRESUP","description":"SUPPRESSION PERMIT","status":"COMPLETED","completedDate":"2014-04-02","scope":"FOR THE INSTALLATION OF ONE (1) - 6 INCH BACKFLOW PREVENTOR AS PER NFPA 13."},{"number":"557519","date":"2014-10-31","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"COMPLETED","completedDate":"2015-04-22","scope":"FOR THE DEMOLITION OF AN EXISTING ONE AND TWO STORY ADDITION TO COMPLY WITH VIOLATION # 437376. ALL CONSTRUCTION MUST BE IN COMPLIANCE WITH CODE BULLETIN NO. B-1302 AND SUBMITTED ENGINEER'S REPORT. FULL SIDEWALK CLOSURE REQUIRED AS REFLECTED ON APPROVED SITE PLAN AND IN ACCORDANCE WITH SECTION 3306 OF THE IBC. SEPARATE STREET CLOSURE PERMIT REQUIRED PRIOR TO START OF WORK. ANY DEVIATION WILL REQUIRE AN AMENDED BUILDING PERMIT. 21 DAY NOTIFICATION TO ADJACENT PROPERTY OWNERS TO BE WAIVED AS PER SECTION A-303.2 OF THE PHILA ADMINISTRATIVE CODE."},{"number":"557515","date":"2014-10-31","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-10-31","scope":"DEMO 1 & 2 STORY ADDITION ON A STORAGE BLDG."},{"number":"645007","date":"2015-10-14","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"COMPLETED","completedDate":"2015-10-16","scope":"INSTALL 1\" BACKFLOW PREVENTER (COMMERCIAL)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"925233","date":"2018-12-13","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Expired","completedDate":"2023-08-04","scope":"LEVEL I EXTERIOR ALTERATIONS (NO CHANGE OF OCCUPANCY) FOR FACADE RENOVATIONS TO EXISTING SELF-STORAGE FACILITY TO INCLUDE NEW METAL SIDING, PAINT AND AWNINGS AS PER APPROVED PLANS. NO INTERIOR WORK ON THIS PERMIT. *SEPARATE PERMITS REQUIRED FOR ANY SIGNAGE WORK* AMENDMENT APPROVED 12/12/21 AMEND ALTERATIONS PERMIT NO 925233 TO INCLUDE DIFFERENT EXTERIOR WALL COVERING MATERIAS AND COLORS AS PER APPROVED PLANS."},{"number":"1033477","date":"2020-01-13","work":"Sign","type":"General","description":"General Permit","status":"Completed","completedDate":"2021-03-11","scope":"FOR THE ERECTION OF FIVE (5) ACCESSORY FLATWALL SIGNS AND THE DOCUMENTATION OF WINDOW SIGNS (NTE 20% OF GLAZING AREA), ACCESSORY TO EXISTING STORAGE FACILITY, AS PREVIOUSLY APPROVED."},{"number":"1033476","date":"2020-01-13","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2020-01-13","scope":"FOR THE ERECTION OF FIVE (5) ACCESSORY FLATWALL SIGNS AND THE DOCUMENTATION OF WINDOW SIGNS (NTE 20% OF GLAZING AREA), ACCESSORY TO EXISTING STORAGE FACILITY, AS PREVIOUSLY APPROVED."}],"storyTag":"New construction","storyDelta":74.7,"timeline":[{"y":2015,"k":"permit","w":"Plumbing"},{"y":2016,"k":"insp","w":"Inspection passed"},{"y":2017,"k":"viol","w":"8 L&I violations"},{"y":2017,"k":"insp","w":"Inspection failed ×2"},{"y":2018,"k":"insp","w":"Inspection passed"},{"y":2018,"k":"sale","p":3795000},{"y":2018,"k":"permit","w":"Addition and/or Alteration"},{"y":2020,"k":"permit","w":"Sign"},{"y":2020,"k":"permit","w":"Zoning/use"},{"y":2021,"k":"sale","p":7570000},{"y":2026,"k":"viol","w":"3 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed ×4"}],"rented":false,"licenses":[{"number":"280619","type":"Dumpster License - Private Property","status":"Inactive","businessName":"BESS MANUFACTURING CO","legalName":"BESS MANUFACTURING CO","address":"3100-36 C ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2001-02-12","latestIssueDate":"2001-02-12","expirationDate":"2010-07-31","inactiveDate":"2010-07-01"},{"number":"282089","type":"Dumpster License - Private Property","status":"Inactive","businessName":"PHILLY SELF STORAGE","legalName":"PHILLY SELF STORAGE","address":"3100-36 C ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2004-04-02","latestIssueDate":"2004-04-02","expirationDate":"2010-07-31","inactiveDate":null},{"number":"464533","type":"Tow Truck","status":"Inactive","businessName":"J R DIAZ TOWING & REPAIR INC","legalName":"J R DIAZ TOWING & REPAIR INC","address":"3100-36 C ST","revenueCode":"3383","rentalCategory":null,"units":null,"issuedDate":"2009-02-18","latestIssueDate":"2012-03-07","expirationDate":"2012-12-31","inactiveDate":null},{"number":"595426","type":"Dumpster License - Private Property","status":"Active","businessName":"BACM 2007-3 PA STORAGE COMPLEX LP","legalName":"BACM 2007-3 PA STORAGE COMPLEX LP","address":"3100-36 C ST","revenueCode":"3230","rentalCategory":null,"units":null,"issuedDate":"2013-06-04","latestIssueDate":"2013-06-04","expirationDate":null,"inactiveDate":null}],"licenseActivity":[{"number":"595426","type":"Dumpster License - Private Property","businessName":"BACM 2007-3 PA STORAGE COMPLEX LP","legalName":"BACM 2007-3 PA STORAGE COMPLEX LP","issuedDate":"2013-06-04","latestIssueDate":"2013-06-04","closureDate":null,"expirationDate":null,"inactiveDate":null,"status":"Active","statusLabel":"Active","active":true},{"number":"464533","type":"Tow Truck","businessName":"J R DIAZ TOWING & REPAIR INC","legalName":"J R DIAZ TOWING & REPAIR INC","issuedDate":"2009-02-18","latestIssueDate":"2012-03-07","closureDate":"2012-12-31","expirationDate":"2012-12-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"282089","type":"Dumpster License - Private Property","businessName":"PHILLY SELF STORAGE","legalName":"PHILLY SELF STORAGE","issuedDate":"2004-04-02","latestIssueDate":"2004-04-02","closureDate":"2010-07-31","expirationDate":"2010-07-31","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false},{"number":"280619","type":"Dumpster License - Private Property","businessName":"BESS MANUFACTURING CO","legalName":"BESS MANUFACTURING CO","issuedDate":"2001-02-12","latestIssueDate":"2001-02-12","closureDate":"2010-07-01","expirationDate":"2010-07-31","inactiveDate":"2010-07-01","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["3 open L&I violations","$37,049 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."}],"legalChecks":[{"id":"building-certifications","level":"urgent","title":"A life-safety certification is deficient","finding":"Sprinkler Certification: Deficient; Fire Alarm Certification: Certified through Dec 12, 2026","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":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #557515: COMPLETED. The history also contains “PERM Z- NEW USE.”","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":"2 permits not marked completed: 407789 (Issued), 925233 (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":"3 open L&I violations","finding":"14 violation rows are retained in the City ledger.","why":"Open notices can accrue fees, block permits or license renewal, and move to court or collection. Standard initial notices generally have a 30-day appeal window; unsafe or imminently-dangerous notices have a much shorter window.","action":"Read the notice—not only the summary status—and confirm reinspection, fees, and appeal posture with L&I.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$37,049.08 was recorded in the City’s 2022-06 delinquency snapshot for 2020–2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"7 failed, 2 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on May 29, 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Dumpster License - Private Property #280619: Inactive since Jul 1, 2010; Dumpster License - Private Property #282089: Inactive; Tow Truck #464533: 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/"}],"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/"}]}