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REPAIR"}]}],"violYears":[{"y":2008,"n":10,"worst":null},{"y":2009,"n":2,"worst":null},{"y":2010,"n":3,"worst":null},{"y":2011,"n":2,"worst":null},{"y":2012,"n":8,"worst":null},{"y":2013,"n":7,"worst":null},{"y":2014,"n":6,"worst":null},{"y":2015,"n":10,"worst":null},{"y":2016,"n":3,"worst":null},{"y":2017,"n":1,"worst":null},{"y":2019,"n":2,"worst":null},{"y":2020,"n":2,"worst":null},{"y":2021,"n":3,"worst":null},{"y":2024,"n":1,"worst":null},{"y":2025,"n":1,"worst":null}],"investigations":[{"caseNumber":"30334","date":"2004-08-12","type":"L_CLIP","status":"FAILED"},{"caseNumber":"30334","date":"2004-08-26","type":"L_CLIP","status":"CLOSED"},{"caseNumber":"65057","date":"2006-05-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"65057","date":"2006-05-25","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"69259","date":"2006-06-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"65057","date":"2006-07-15","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"80007","date":"2006-09-19","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"80007","date":"2006-10-16","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"69259","date":"2006-11-24","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"69259","date":"2006-12-20","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"314068","date":"2012-01-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"314061","date":"2012-01-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"314061","date":"2012-03-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"314068","date":"2012-03-05","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"314061","date":"2012-04-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"314068","date":"2012-04-10","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"366259","date":"2013-01-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"366259","date":"2013-02-20","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"366259","date":"2013-03-26","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"366259","date":"2013-06-10","type":"PRECOURT","status":"PASSED"},{"caseNumber":"384960","date":"2013-06-10","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"384960","date":"2013-07-17","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"384960","date":"2013-12-02","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"384960","date":"2014-03-11","type":"PRECOURT","status":"FAILED"},{"caseNumber":"384960","date":"2014-03-28","type":"PRECOURT","status":"CLOSED"},{"caseNumber":"477403","date":"2015-04-30","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"477403","date":"2015-07-15","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"477403","date":"2015-10-09","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"477403","date":"2015-12-11","type":"PRECOURT","status":"PASSED"},{"caseNumber":"543131","date":"2016-06-29","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"543131","date":"2016-12-15","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"513903","date":"2019-07-26","type":"HCEU INSP","status":"PASSED"},{"caseNumber":"CF-2020-041390","date":"2020-07-22","type":null,"status":"FAILED"},{"caseNumber":"CF-2020-041390","date":"2020-08-06","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-018732","date":"2021-03-17","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-018732","date":"2021-04-05","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-018732","date":"2021-05-28","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-071633","date":"2021-07-30","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-071633","date":"2021-09-27","type":null,"status":"PASSED"},{"caseNumber":"CF-2021-120892","date":"2021-12-24","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-120892","date":"2022-01-28","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-120892","date":"2022-03-04","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-120892","date":"2022-04-08","type":null,"status":"FAILED"},{"caseNumber":"CF-2021-120892","date":"2022-05-12","type":null,"status":"PASSED"},{"caseNumber":"CF-2024-080478","date":"2024-07-25","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-080478","date":"2024-09-09","type":null,"status":"FAILED"},{"caseNumber":"CF-2024-080478","date":"2024-09-20","type":null,"status":"PASSED"},{"caseNumber":"CF-2025-087496","date":"2025-08-16","type":null,"status":"FAILED"},{"caseNumber":"CF-2025-087496","date":"2025-09-08","type":null,"status":"PASSED"}],"inspYears":[{"y":2004,"fails":1,"passes":0},{"y":2006,"fails":5,"passes":2},{"y":2012,"fails":4,"passes":2},{"y":2013,"fails":4,"passes":1},{"y":2014,"fails":1,"passes":0},{"y":2015,"fails":2,"passes":1},{"y":2016,"fails":1,"passes":1},{"y":2019,"fails":0,"passes":1},{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":4,"passes":2},{"y":2022,"fails":3,"passes":1},{"y":2024,"fails":2,"passes":1},{"y":2025,"fails":1,"passes":1}],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00359137122301,"lng":-75.06810981513063,"geom":{"type":"Polygon","coordinates":[[[-75.068187807,40.003463584],[-75.068245199,40.003495456],[-75.068032254,40.003719262],[-75.067974866,40.00368618],[-75.068187807,40.003463584]]]},"liDistrict":"EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19137","beds":3,"baths":null,"stories":3,"lotArea":2033,"zoning":"RSA5","grade":"C+","basement":"D","heater":"B","centralAir":false,"extCond":"4","intCond":"4","garage":null,"homestead":false,"mail":"2638 PRATT ST, PHILADELPHIA PA, 19137","mailOut":false,"appeals":[{"type":"Zoning board appeal","grounds":"PERMIT FOR USE AS TWO (2) FAMILY HOUSEHOLD LIVING IN AN EXISTING ATTACHED STRUCTURE. NO CHANGE IN BUILDING SIZE OR LOCATION.","status":"OPEN","outcome":"Granted","date":"2019-03-20","number":"36430","relatedPermit":"936788"}],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":199100,"taxable":199100,"land":30935,"improvement":168165,"taxableLand":30935,"taxableImprovement":168165,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":199100,"taxable":199100,"land":59730,"improvement":139370,"taxableLand":59730,"taxableImprovement":139370,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":199100,"taxable":199100,"land":59730,"improvement":139370,"taxableLand":59730,"taxableImprovement":139370,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":241800,"taxable":241800,"land":72540,"improvement":169260,"taxableLand":72540,"taxableImprovement":169260,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":260500,"taxable":260500,"land":78150,"improvement":182350,"taxableLand":78150,"taxableImprovement":182350,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":260500,"taxable":260500,"land":78150,"improvement":182350,"taxableLand":78150,"taxableImprovement":182350,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":260500,"taxable":260500,"land":78150,"improvement":182350,"taxableLand":78150,"taxableImprovement":182350,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":260800,"taxable":260800,"land":52160,"improvement":208640,"taxableLand":52160,"taxableImprovement":208640,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":260800,"taxable":260800,"land":52160,"improvement":208640,"taxableLand":52160,"taxableImprovement":208640,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":333300,"taxable":333300,"land":66660,"improvement":266640,"taxableLand":66660,"taxableImprovement":266640,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":333300,"taxable":333300,"land":66660,"improvement":266640,"taxableLand":66660,"taxableImprovement":266640,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":333300,"taxable":333300,"land":66600,"improvement":266700,"taxableLand":66600,"taxableImprovement":266700,"exemptLand":0,"exemptImprovement":0}],"taxNow":4666,"familyHeld":false,"lastTransferNominal":false,"permits":[{"number":"637510","date":"2015-11-13","work":"Major alteration","type":"BP_ALTER","description":"ALTERATION PERMIT","status":"COMPLETED","completedDate":"2015-12-17","scope":"CLOSE EXISTING INTERIOR DOOR AND OPEN NEW METAL DOOR ON ANOTHER INTERIOR WALL"},{"number":"915487","date":"2018-10-03","work":"Demolition","type":"BP_DEMO","description":"DEMOLITION PERMIT","status":"EXPIRED","completedDate":null,"scope":"EZ INTERIOR DEMOLITION- FOR THE INTERIOR DEMOLITION ON NON-BEARING PARTITION WALL AND CEILINGS AS PER ATTACHED STANDARD. DEVIATIONS FROM THESE STANDARDS REQUIRE SUBMISSION OF CONSTRUCTION AND SITE PLANS."},{"number":"ZP-2020-008098","date":"2021-01-15","work":"Change of Use","type":"Zoning","description":"Zoning Permit","status":"Issued","completedDate":null,"scope":"Residential - Household Living - Two-Family"},{"number":"RP-2021-000832","date":"2021-06-23","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-05-03","scope":"INTERIOR RENOVATION TO CREATE TWO FAMILY DWELLING IN AN EXISTING STRUCTRE ( DETAILS AS SHOWN ON THE PLAN). SEPERATE PERMITS REQUIRED FOR ELECTRICAL, MECHANICAL AND PLUMBIG WORK. 1 HOUR FIRE SEPERATION SHALL BE MAINTAINED BETWEEN UNITS."},{"number":"EP-2021-008345","date":"2021-08-19","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2023-04-12","scope":"Install New 200amp Service With 2 Meters (No Common Areas) And Rewire Of Duplex With all New Outlets, Switches, Lighting And Smoke/CO Detectors To 2014 NEC Code"},{"number":"PP-2021-017639","date":"2021-09-30","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2023-04-05","scope":"REPLACEMENT OF FIXTURES"},{"number":"MP-2022-002354","date":"2022-05-03","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2023-04-05","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 two Goodman 96% 80k btu furnace with 3 ton 13 seer and ductwork. One system for each apartment. Nine registers for each system."}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2021,"k":"permit","w":"Change of Use"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"viol","w":"3 L&I violations"},{"y":2021,"k":"insp","w":"L&I: 4 failed, 2 passed"},{"y":2021,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"},{"y":2022,"k":"permit","w":"Addition and/or Alterations"},{"y":2022,"k":"insp","w":"L&I: 3 failed, 1 passed"},{"y":2024,"k":"viol","w":"L&I violation"},{"y":2024,"k":"insp","w":"L&I: 2 failed, 1 passed"},{"y":2025,"k":"viol","w":"L&I violation"},{"y":2025,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[{"number":"248856","type":"Rental","status":"Closed","businessName":"GARABEDIAN JACK","legalName":"GARABEDIAN JACK","address":"2638 PRATT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2004-12-06","latestIssueDate":"2011-02-24","expirationDate":"2012-02-29","inactiveDate":"2012-02-10"},{"number":"554380","type":"Rental","status":"Closed","businessName":"ESTATE OF JACK GARABEDIAN (WILLIAM SACONY AGT)","legalName":"ESTATE OF JACK GARABEDIAN","address":"2638 PRATT ST","revenueCode":"3202","rentalCategory":"Residential Dwellings","units":2,"issuedDate":"2012-02-10","latestIssueDate":"2015-04-30","expirationDate":"2016-02-29","inactiveDate":"2016-04-29"}],"licenseActivity":[{"number":"554380","type":"Rental","businessName":"ESTATE OF JACK GARABEDIAN (WILLIAM SACONY AGT)","legalName":"ESTATE OF JACK GARABEDIAN","issuedDate":"2012-02-10","latestIssueDate":"2015-04-30","closureDate":"2016-04-29","expirationDate":"2016-02-29","inactiveDate":"2016-04-29","status":"Closed","statusLabel":"Inactive","active":false},{"number":"248856","type":"Rental","businessName":"GARABEDIAN JACK","legalName":"GARABEDIAN JACK","issuedDate":"2004-12-06","latestIssueDate":"2011-02-24","closureDate":"2012-02-10","expirationDate":"2012-02-29","inactiveDate":"2012-02-10","status":"Closed","statusLabel":"Inactive","active":false}],"businessLicenseSourceDate":"2026-07-23","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 28% in 2025, but no matching permit appears in the property timeline.","evidence":["assessment moved from $260,800 to $333,300","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":"Appeal #36430: OPEN · Granted; related permit 936788.","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: 915487 (EXPIRED).","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":"rental-status","level":"verify","title":"Residential form does not establish rental use","finding":"OPA classifies the parcel as multi-family; no active Rental License row matched.","why":"A multi-unit or mixed-use classification does not prove that space is currently rented. If dwelling space is rented, Philadelphia generally requires a current Rental License and related occupancy, tax, violation, and lead compliance.","action":"Confirm actual occupancy first; if any unit is rented, verify the license and legal unit count with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/rent-or-sell-property/get-a-rental-license/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"30 failed, 13 passed, and 6 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Sep 8, 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":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit 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":"commercial-trash","level":"verify","title":"A separate Commercial Trash account may apply","finding":"OPA classifies the parcel as multi-family. BlockReport does not receive a current Commercial Trash account balance.","why":"Philadelphia charges qualifying small commercial, mixed-use, and multi-unit properties that use City collection; exemptions and private collection can change applicability. A use category alone does not prove a fee is due.","action":"Check the Commercial Trash account inside the date-effective Property Payoff.","url":"https://www.phila.gov/2026-06-09-pay-your-trash-fee-bill-by-june-30/"},{"id":"violations","level":"clear","title":"No open violation; closed history remains relevant","finding":"The fetched record shows 0 open and 61 historical violations across 30 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"}]}