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NEC 2017"},{"number":"EP-2026-002213","date":"2026-03-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install New 200 amp Service And Complete Electrical Fit Out Of single family Home To NEC 2017"},{"number":"EP-2026-002212","date":"2026-03-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install New 200 amp Service And Complete Electrical Fit Out Of single family Home To NEC 2017"},{"number":"EP-2026-002208","date":"2026-03-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install New 200 amp Service And Complete Electrical Fit Out Of single family Home To NEC 2017"},{"number":"EP-2026-002207","date":"2026-03-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install New 200 amp Service And Complete Electrical Fit Out Of single family Home To NEC 2017"},{"number":"EP-2026-002209","date":"2026-03-29","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Issued","completedDate":null,"scope":"Install New 200 amp Service And Complete Electrical Fit Out Of single family Home To NEC 2017"},{"number":"PP-2024-002578","date":"2026-05-18","work":"New Construction or Additions","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2026-05-22","scope":"Plumbing Permit (Water Distribution) for combo RP-2023-011739"},{"number":"MP-2024-000737","date":"2026-06-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2023-011740"},{"number":"MP-2024-000746","date":"2026-06-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2023-011747"},{"number":"MP-2024-000865","date":"2026-06-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2023-011753"},{"number":"MP-2024-000739","date":"2026-06-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2023-011743"},{"number":"MP-2024-000841","date":"2026-06-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2023-011739"},{"number":"MP-2024-000741","date":"2026-06-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2023-011745"},{"number":"MP-2024-000749","date":"2026-06-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2023-011749"},{"number":"MP-2024-000754","date":"2026-06-01","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Issued","completedDate":null,"scope":"Mechanical / Fuel Gas Permit for combo RP-2023-011752"}],"storyTag":"Torn down & rebuilt","storyDelta":1.96,"timeline":[{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction or Additions"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"permit","w":"New Construction"},{"y":2026,"k":"viol","w":"22 L&I violations"},{"y":2026,"k":"insp","w":"Inspection failed"}],"rented":false,"licenses":[{"number":"405637","type":"Hazardous Materials","status":"Inactive","businessName":"V & S PHILA GALVANIZING LLC","legalName":"V & S PHILA GALVANIZING LLC","address":"2501-35 E HAGERT ST","revenueCode":"3335","rentalCategory":null,"units":null,"issuedDate":"2007-04-04","latestIssueDate":"2007-04-04","expirationDate":"2008-04-04","inactiveDate":null},{"number":"650467","type":"Vacant Commercial Property","status":"Inactive","businessName":"HAGERT DEVELOPMENT LLC","legalName":"HAGERT DEVELOPMENT LLC","address":"2501-35 E HAGERT ST","revenueCode":"3634","rentalCategory":null,"units":null,"issuedDate":"2014-12-18","latestIssueDate":"2015-04-12","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"},{"number":"700958","type":"Vacant Residential Property / Lot","status":"Inactive","businessName":"HAGERT INVESTMENT GROUP LLC","legalName":"HAGERT INVESTMENT GROUP LLC","address":"2501-35 E HAGERT ST","revenueCode":"3219","rentalCategory":null,"units":null,"issuedDate":"2016-05-04","latestIssueDate":"2022-05-22","expirationDate":"2023-05-03","inactiveDate":"2023-07-02"}],"licenseActivity":[{"number":"700958","type":"Vacant Residential Property / Lot","businessName":"HAGERT INVESTMENT GROUP LLC","legalName":"HAGERT INVESTMENT GROUP LLC","issuedDate":"2016-05-04","latestIssueDate":"2022-05-22","closureDate":"2023-07-02","expirationDate":"2023-05-03","inactiveDate":"2023-07-02","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"650467","type":"Vacant Commercial Property","businessName":"HAGERT DEVELOPMENT LLC","legalName":"HAGERT DEVELOPMENT LLC","issuedDate":"2014-12-18","latestIssueDate":"2015-04-12","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"405637","type":"Hazardous Materials","businessName":"V & S PHILA GALVANIZING LLC","legalName":"V & S PHILA GALVANIZING LLC","issuedDate":"2007-04-04","latestIssueDate":"2007-04-04","closureDate":"2008-04-04","expirationDate":"2008-04-04","inactiveDate":null,"status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","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":["2 open L&I violations","failed L&I inspection activity in 2021, 2022, 2023, 2026"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"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":["10 permit events 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 #38666: Closed · Complete.","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":"130 permits not marked completed: 916381 (Expired), 1018481 (Expired), RP-2023-011764 (Issued), RP-2023-011759 (Issued), RP-2023-011728 (Issued). 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":"2 open L&I violations","finding":"32 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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"18 failed, 3 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was unlabeled on Jul 6, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"20 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":"business-license","level":"verify","title":"A historical business license is not current operating authority","finding":"Hazardous Materials #405637: Inactive; Vacant Commercial Property #650467: Inactive since Apr 29, 2016; Vacant Residential Property / Lot #700958: Inactive since Jul 2, 2023","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/"}]}