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VIOLATION","priority":"STANDARD","responsibility":"CONSTRUCTION COMPLAINT INVESTIGATOR","status":"COMPLIED, BALANCE DUE","createdDate":"2025-05-09","completedDate":null,"violations":[{"number":"VI-2025-031678","date":"2025-05-13","code":"A-203.2/1","title":"UNAPPROVED USED MATERIALS","status":"COMPLIED","resolutionDate":"2025-11-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-031679","date":"2025-05-13","code":"A-301.1/4","title":"ALTER INTERIOR PORTION","status":"COMPLIED","resolutionDate":"2025-09-04","resolution":"COMPLIED - PERMIT OBTAINED"},{"number":"VI-2025-031680","date":"2025-05-13","code":"A-301.1/49","title":"NEW ELECTRICAL SERVICE","status":"COMPLIED","resolutionDate":"2025-11-15","resolution":"COMPLIED - OWNER REPAIR"},{"number":"VI-2025-031681","date":"2025-05-13","code":"A-301.1/54","title":"NEW PLUMBING","status":"COMPLIED","resolutionDate":"2025-11-15","resolution":"COMPLIED - OWNER 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INSP","status":"CLOSED"},{"caseNumber":"231934","date":"2015-12-18","type":"PRECOURT","status":"PASSED"},{"caseNumber":"CF-2025-040325","date":"2025-05-13","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-040325","date":"2025-06-18","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-040325","date":"2025-09-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-040325","date":"2025-11-15","type":null,"status":"PASSED"}],"inspYears":[{"y":2010,"fails":3,"passes":0},{"y":2015,"fails":0,"passes":1},{"y":2025,"fails":3,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.91842790054469,"lng":-75.15957809695887,"geom":{"type":"Polygon","coordinates":[[[-75.159485646,39.918435655],[-75.159493997,39.918397816],[-75.159670051,39.918420025],[-75.159662637,39.91845803],[-75.159485646,39.918435655]]]},"liDistrict":"SOUTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19148","beds":2,"baths":1,"stories":2,"lotArea":700,"zoning":"RSA5","grade":"C","basement":"C","heater":"A","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"637 WINTON ST, PHILADELPHIA PA, 19148","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":3,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":86900,"taxable":86900,"land":9030,"improvement":77870,"taxableLand":9030,"taxableImprovement":77870,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":86900,"taxable":86900,"land":15121,"improvement":71779,"taxableLand":15121,"taxableImprovement":71779,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":86900,"taxable":86900,"land":15121,"improvement":71779,"taxableLand":15121,"taxableImprovement":71779,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":122300,"taxable":122300,"land":21281,"improvement":101019,"taxableLand":21281,"taxableImprovement":101019,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":132500,"taxable":132500,"land":23056,"improvement":109444,"taxableLand":23056,"taxableImprovement":109444,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":132500,"taxable":132500,"land":23056,"improvement":109444,"taxableLand":23056,"taxableImprovement":109444,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":132500,"taxable":132500,"land":23056,"improvement":109444,"taxableLand":23056,"taxableImprovement":109444,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":147300,"taxable":147300,"land":29460,"improvement":117840,"taxableLand":29460,"taxableImprovement":117840,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":147300,"taxable":147300,"land":29460,"improvement":117840,"taxableLand":29460,"taxableImprovement":117840,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":164900,"taxable":164900,"land":32980,"improvement":131920,"taxableLand":32980,"taxableImprovement":131920,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":164900,"taxable":164900,"land":32980,"improvement":131920,"taxableLand":32980,"taxableImprovement":131920,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":161000,"taxable":161000,"land":32200,"improvement":128800,"taxableLand":32200,"taxableImprovement":128800,"exemptLand":0,"exemptImprovement":0}],"taxNow":2308,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"RP-2025-008451","date":"2025-09-03","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2025-11-18","scope":"INTERIOR RENOVATION AS-BUILT OF AN EXISTING SINGLE-FAMILY DWELLING. WORK INCLUDES LEGALIZATION OF PREVIOUSLY COMPLETED INTERIOR ALTERATIONS TO MEET ALL APPLICABLE CODES AND REGULATIONS. NO CHANGE TO BUILDING FOOTPRINT OR USE. DETAILS AS SHOWN ON THE PLAN."},{"number":"PP-2025-012077","date":"2025-09-24","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2025-10-21","scope":"1 water heater 2.5 bathroom 1 laundry 1 kitchen sink"},{"number":"EP-2025-009499","date":"2025-10-07","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2025-10-16","scope":"INSTALL 100 AMP ELECTRICAL SERVICE WITH MAIN CIRCUIT BREAKER PANEL AND PROPER GROUNDING AND BONDING. REWIRE HOUSE THROUGHOUT. INSTALL LIGHTING, SWITCHES AND RECEPTACLES OUTLETS. INSTALL 120 VOLTS INTERCONNECTED SMOKE/CO ALARMS ACCORDING TO THE 2017 NEC. ALL WORK TO BE DONE ACCORDING TO THE 2017 NEC."},{"number":"MP-2025-004805","date":"2025-10-07","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2025-10-21","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. Install HVAC system, ductwork, and 14 diffusers"}],"storyTag":"Improved","storyDelta":-0.18,"timeline":[{"y":2010,"k":"viol","w":"5 L&I violations"},{"y":2010,"k":"insp","w":"Inspection failed ×3"},{"y":2011,"k":"sale","p":165000},{"y":2015,"k":"insp","w":"Inspection passed"},{"y":2017,"k":"sale","p":1800000},{"y":2025,"k":"sale","p":135000},{"y":2025,"k":"viol","w":"6 L&I violations"},{"y":2025,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Alterations"},{"y":2025,"k":"permit","w":"Addition and/or Alteration"},{"y":2025,"k":"permit","w":"Addition and/or Alterations"}],"rented":false,"licenses":[{"number":"305788","type":"Rental","status":"Inactive","businessName":"RATNER ROBERT","legalName":"RATNER ROBERT","address":"2437 S BEULAH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2005-02-11","latestIssueDate":"2006-06-12","expirationDate":"2007-02-28","inactiveDate":"2012-12-22"},{"number":"394513","type":"Rental","status":"Inactive","businessName":"2214 S 5TH ST LLC","legalName":"2214 S 5TH ST LLC","address":"2437 S BEULAH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2006-12-15","latestIssueDate":"2008-03-14","expirationDate":"2009-02-28","inactiveDate":"2012-12-22"},{"number":"556206","type":"Rental","status":"Inactive","businessName":"ELARSA PROPERTIES LLC","legalName":"ELARSA PROPERTIES LLC","address":"2437 S BEULAH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2012-03-01","latestIssueDate":"2017-02-17","expirationDate":"2018-02-28","inactiveDate":"2018-04-29"},{"number":"745499","type":"Rental","status":"Inactive","businessName":"Steamboat SCM Fund A","legalName":"Steamboat SCM Fund A","address":"2437 S BEULAH ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":1,"issuedDate":"2017-07-13","latestIssueDate":"2024-06-18","expirationDate":"2025-07-12","inactiveDate":"2025-09-10"}],"licenseActivity":[{"number":"745499","type":"Rental","businessName":"Steamboat SCM Fund A","legalName":"Steamboat SCM Fund A","issuedDate":"2017-07-13","latestIssueDate":"2024-06-18","closureDate":"2025-09-10","expirationDate":"2025-07-12","inactiveDate":"2025-09-10","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"556206","type":"Rental","businessName":"ELARSA PROPERTIES LLC","legalName":"ELARSA PROPERTIES LLC","issuedDate":"2012-03-01","latestIssueDate":"2017-02-17","closureDate":"2018-04-29","expirationDate":"2018-02-28","inactiveDate":"2018-04-29","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"394513","type":"Rental","businessName":"2214 S 5TH ST LLC","legalName":"2214 S 5TH ST LLC","issuedDate":"2006-12-15","latestIssueDate":"2008-03-14","closureDate":"2012-12-22","expirationDate":"2009-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false},{"number":"305788","type":"Rental","businessName":"RATNER ROBERT","legalName":"RATNER ROBERT","issuedDate":"2005-02-11","latestIssueDate":"2006-06-12","closureDate":"2012-12-22","expirationDate":"2007-02-28","inactiveDate":"2012-12-22","status":"Inactive","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-25","signals":[{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2025","permit activity in 2025"],"caveat":"This does not show that the property is listed or that a sale is planned."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"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":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"6 failed, 2 passed, and 1 CLOSED investigation outcome are in the fetched history; the latest dated visit was PASSED on Nov 15, 2025.","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":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 11 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/"}],"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"}]}