{"asOf":"2026-07-25T20:37:00.348Z","block":"2300-2399 E HAGERT ST","blockUrl":"https://philadelphia.blockreport.homes/block/2300-2399-e-hagert-st","address":"2317 E HAGERT ST","parcelNumber":"313211000","source":"https://property.phila.gov/?p=313211000","ownerType":"investor","kind":"house","isHouse":true,"home":true,"commercial":false,"residential":true,"taxExempt":false,"institutional":false,"buildingCode":"O30","buildingCodeNew":"22","buildingClass":"ROW 2 STY MASONRY","buildingClassNew":"ROW TYPICAL","useLabel":"House","owner":"LAVA FUNDING LLC","coOwner":null,"marketValue":291600,"landAssessment":58320,"improvementAssessment":233280,"livableArea":1077,"yearBuilt":1925,"lastSale":{"price":1,"date":"2018-12-17T05:00:00Z"},"openViolations":0,"violations":[{"number":"211971362","date":"2019-08-28","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-10-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211971360","date":"2019-08-28","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-10-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211971361","date":"2019-08-28","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2021-10-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-043023","date":"2020-10-20","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-043025","date":"2020-10-20","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-043026","date":"2020-10-20","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-043024","date":"2020-10-20","code":"A-402.1/3","title":"COMPL CONCEAL- ELEC PERM WORK","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-043022","date":"2020-10-20","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - PERMIT OBTAINED"}],"violationCases":[{"number":"704194","type":"NOTICE OF VIOLATION","priority":"UNSAFE","responsibility":"CSU INVESTIGATOR","status":"CLOSED","createdDate":"2019-08-29","completedDate":"2021-10-19","violations":[{"number":"211971362","date":"2019-08-28","code":"PM15-108.1","title":"UNSAFE STRUCTURE","status":"COMPLIED","resolutionDate":"2021-10-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211971360","date":"2019-08-28","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2021-10-19","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"211971361","date":"2019-08-28","code":"PM15-304.1G","title":"EXTERIOR STRUCT UNSAFE COND 7","status":"COMPLIED","resolutionDate":"2021-10-19","resolution":"COMPLIED - PERMIT OBTAINED"}]},{"number":"CF-2020-073611","type":"NOTICE OF VIOLATION","priority":"STANDARD","responsibility":"BUILDING INVESTIGATOR","status":"CLOSED","createdDate":"2020-10-20","completedDate":"2022-08-08","violations":[{"number":"VI-2020-043023","date":"2020-10-20","code":"A-304.1/1","title":"ARCHITECT/ENGINEER SERVICES","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-043025","date":"2020-10-20","code":"A-402.1/1","title":"COMPL CONCEAL- BLDG PERM WORK","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-043026","date":"2020-10-20","code":"A-402.1/4","title":"COMPL CONCEAL- PLUMB PERM WORK","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-043024","date":"2020-10-20","code":"A-402.1/3","title":"COMPL CONCEAL- ELEC PERM WORK","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2020-043022","date":"2020-10-20","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2022-08-08","resolution":"COMPLIED - PERMIT OBTAINED"}]}],"violYears":[{"y":2019,"n":3,"worst":"UNSAFE STRUCTURE"},{"y":2020,"n":5,"worst":null}],"investigations":[{"caseNumber":"704194","date":"2019-08-28","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"704194","date":"2019-12-14","type":"CSUINITIAL","status":"FAILED"},{"caseNumber":"CF-2020-073611","date":"2020-10-20","type":null,"status":"FAILED"},{"caseNumber":"704194","date":"2021-01-07","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-073611","date":"2021-01-19","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-073611","date":"2021-03-01","type":null,"status":"FAILED"},{"caseNumber":"704194","date":"2021-10-19","type":null,"status":"PASSED"},{"caseNumber":"CF-2020-073611","date":"2022-02-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-073611","date":"2022-06-07","type":null,"status":"FAILED"}],"inspYears":[{"y":2019,"fails":2,"passes":0},{"y":2020,"fails":1,"passes":0},{"y":2021,"fails":3,"passes":1},{"y":2022,"fails":2,"passes":0}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.980063491451844,"lng":-75.12447419642557,"geom":{"type":"Polygon","coordinates":[[[-75.124383475,39.980134154],[-75.12435295,39.980099877],[-75.124561747,39.979989041],[-75.124595504,39.98002697],[-75.124383475,39.980134154]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19125","beds":3,"baths":1,"stories":2,"lotArea":1166,"zoning":"RSA5","grade":"C","basement":"D","heater":null,"centralAir":true,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"906 FRONT ST, GLENDORA NJ, 08029","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":109900,"taxable":109900,"land":16910,"improvement":92990,"taxableLand":16910,"taxableImprovement":92990,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":109900,"taxable":109900,"land":28684,"improvement":81216,"taxableLand":28684,"taxableImprovement":81216,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":109900,"taxable":109900,"land":28684,"improvement":81216,"taxableLand":28684,"taxableImprovement":81216,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":158900,"taxable":158900,"land":41400,"improvement":117500,"taxableLand":41400,"taxableImprovement":117500,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":171200,"taxable":171200,"land":44605,"improvement":126595,"taxableLand":44605,"taxableImprovement":126595,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":171200,"taxable":171200,"land":44605,"improvement":126595,"taxableLand":44605,"taxableImprovement":126595,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":171200,"taxable":171200,"land":44605,"improvement":126595,"taxableLand":44605,"taxableImprovement":126595,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":245200,"taxable":245200,"land":49040,"improvement":196160,"taxableLand":49040,"taxableImprovement":196160,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":245200,"taxable":245200,"land":49040,"improvement":196160,"taxableLand":49040,"taxableImprovement":196160,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":305000,"taxable":305000,"land":61000,"improvement":244000,"taxableLand":61000,"taxableImprovement":244000,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":305000,"taxable":305000,"land":61000,"improvement":244000,"taxableLand":61000,"taxableImprovement":244000,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":291600,"taxable":291600,"land":58320,"improvement":233280,"taxableLand":58320,"taxableImprovement":233280,"exemptLand":0,"exemptImprovement":0}],"taxNow":4269,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"819952","date":"2017-09-28","work":"Interior Non-Load-Bearing Wall Demo.","type":"General Permit Minor","description":"General Permit Minor","status":"Expired","completedDate":"2021-10-19","scope":"- For alterations to an Existing One Family Dwelling as per attached standard. Deviations from this standard will result in permit revocation and require submission of construction plans."},{"number":"833207","date":"2017-11-17","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"ABANDONED","completedDate":null,"scope":"2 TOILETS,2 LAVS,2 BATH TUBS,1 LAUNDRY TUB WASTE LINE AND KITCHEN SINK*REPLACEMENT ONLY*(SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"839289","date":"2017-12-13","work":"Electrical","type":"EP_ELECTRL","description":"ELECTRICAL PERMIT","status":"COMPLETED","completedDate":null,"scope":"REWIRE THROUGHOUT AS PER NEC 2008. EXISTING 100 AMP SERVICE AND PANEL AS PER NEC 2008 EAST DISTRICT"},{"number":"846257","date":"2018-01-18","work":"New Construction","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Expired","completedDate":"2022-08-08","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES- For the installation if New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans."},{"number":"846840","date":"2018-01-22","work":"Plumbing","type":"PP_PLUMBNG","description":"PLUMBING PERMIT","status":"EXPIRED","completedDate":null,"scope":"INSTALL 2 WC,2 LAV,2 BATH/SHOWER,1 KITCHEN SINK AND LAUNDRY (SFD)THE INSTALLATION WILL COMPLY WITH THE PHILADELPHIA PLUMBING CODE 2004"},{"number":"RP-2021-005658","date":"2021-06-28","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2021-10-21","scope":"MAKE SAFE PERMIT TO RESOLVE CASE VIOLATION # 704194 TO REPAIR FRONT AND SIDE WALL AS PER APPROVED ENGINEER'S PLAN. SIZE AND LOCATION AS SHOWN ON PLANS. SEPARATE PERMIT REQUIRED FOR ALL OTHER WORK."},{"number":"MP-2021-006835","date":"2021-10-25","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2022-08-08","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. EACH HVAC UNIT TO BE SELF-CONTAINED WITHIN EACH DWELLING UNIT. NO PENETRATIONS OF RATED ASSEMBLIES. (Install 80,000 Btu gas 95% Bryant heater and matching AC)."},{"number":"RP-2022-000210","date":"2022-04-05","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2022-08-08","scope":"For interior non-structural alterations to an existing attached single family dwelling per plans. Separate permits required for all associated MEP work. All work concealed prior to permit issuance to be made available for inspection at the inspector's discretion. **CONTRACTOR HAS A NOTORIZED LETTER WITH NO EMPLOYEES, SOLE WORKER**MUST UPLOAD SUB-CONTRACTOR INFORMATION IF APPLICABLE** **This permit is to partially comply case violation CF-2020-073611- This permit requires an engineer's structural Evaluation and a remediation plan to inspect the alterations that were installed and concealed without inspections and permits. The installed windows and door along the alleyway are required to be fire Rated when they are within three (3) feet of the property line."},{"number":"EP-2022-004156","date":"2022-05-05","work":"New Construction","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2022-08-02","scope":"New incoming Service for Duplex, wiring throughout, 200A as per 2014 nec"},{"number":"PP-2022-009729","date":"2022-07-05","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2022-08-08","scope":"Install new interior plumbing for 2 toilets 2 labs 2 tubs 1 kitchen 1 laundr"}],"storyTag":"New construction","storyDelta":null,"timeline":[{"y":2018,"k":"permit","w":"Plumbing"},{"y":2019,"k":"viol","w":"3 L&I violations incl UNSAFE STRUCTURE"},{"y":2019,"k":"insp","w":"Inspection failed ×2"},{"y":2020,"k":"viol","w":"5 L&I violations"},{"y":2020,"k":"insp","w":"Inspection failed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alteration"},{"y":2022,"k":"permit","w":"New Construction"},{"y":2022,"k":"permit","w":"Alterations"},{"y":2022,"k":"insp","w":"Inspection failed ×2"}],"rented":true,"licenses":[{"number":"905113","type":"Rental","status":"Active","businessName":"BDB Holdings LLC","legalName":"BDB Holdings LLC","address":"2317 E HAGERT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2022-09-06","latestIssueDate":"2025-09-05","expirationDate":"2026-09-05","inactiveDate":null}],"licenseActivity":[{"number":"905113","type":"Rental","businessName":"BDB Holdings LLC","legalName":"BDB Holdings LLC","issuedDate":"2022-09-06","latestIssueDate":"2025-09-05","closureDate":null,"expirationDate":"2026-09-05","inactiveDate":null,"status":"Active","statusLabel":"Active","active":true}],"businessLicenseSourceDate":"2026-07-24","signals":[],"legalChecks":[{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"4 permits not marked completed: 819952 (Expired), 833207 (ABANDONED), 846257 (Expired), 846840 (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 8 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":"rental-license","level":"verify","title":"A rental license does not transfer with the deed","finding":"1 active Rental License record matched.","why":"If dwelling space is rented, the buyer must obtain a new annual Rental License; the seller’s license is not transferable. New applications require proof of ownership and legal occupancy, tax compliance, no open L&I violations, and lead compliance where applicable.","action":"Plan the buyer’s replacement license before settlement.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"managing-agent","level":"verify","title":"Tax mail goes outside Philadelphia; owner residence still needs verification","finding":"OPA mails the property tax record outside Philadelphia (906 FRONT ST, GLENDORA NJ, 08029).","why":"A tax mailing destination does not establish where the owner lives. If a rental owner lives outside Philadelphia, the City requires a managing agent with a Philadelphia mailing address; the owner remains legally responsible.","action":"Verify the buyer’s residence and, if the buyer will live outside Philadelphia, identify the Philadelphia managing agent on the new license application.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"lead","level":"verify","title":"Lead compliance is a separate record","finding":"OPA records a 1925 build year; BlockReport does not receive the Health Department’s unit-level lead certificate file.","why":"Philadelphia requires covered pre-March-1978 rentals to be certified lead-safe or lead-free for a new or renewed lease and for a new or renewed Rental License. A certificate is unit-specific; a renovation does not by itself create an exemption.","action":"Request the current lead certificate or City exemption for every dwelling unit.","url":"https://www.phila.gov/documents/lead-and-healthy-homes-resources-for-landlords/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"8 failed, 1 passed, and 0 CLOSED investigation outcomes are in the fetched history; the latest dated visit was FAILED on Jun 7, 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":"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/"}],"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/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}