Selling a home in Garfield Heights? If so, you’re about to encounter a mandatory step that often catches local homeowners by surprise: the Point of Sale (POS) inspection. If the thought of unexpected repair bills, city bureaucracy, and closing delays is making you anxious, please know you’re not alone. Many sellers in your exact situation feel overwhelmed by this process.
This guide is designed to cut through the confusion. We'll walk you through the official POS inspection Garfield Heights OH requirements, explain the process step-by-step, highlight the most common violations, and show you a straightforward path to sell your house as-is—without having to make a single repair yourself.
What Is a Point of Sale (POS) Inspection?
So, what exactly is this inspection? In plain language, a POS inspection is a mandatory inspection required by the City of Garfield Heights to ensure homes meet safety and property maintenance standards before being sold. This isn't optional; it's a legal requirement before you can transfer the title to a new owner.
The city implemented this rule for two main reasons: to maintain the quality and safety of homes in neighborhoods across Garfield Heights and to protect new buyers from inheriting dangerous or costly problems. While the goal is to uphold community standards, for a homeowner like you who just wants to sell—perhaps due to a job relocation, downsizing, or inheriting a property—it can feel like a significant and stressful hurdle.
The process involves a city-certified inspector examining your property for specific code violations. If they find issues, you can't close the sale until the problems are either fixed or you enter a formal agreement with the buyer to handle them. This is where many traditional sales get complicated and delayed.
Garfield Heights POS Inspection Requirements
Navigating the official process requires knowing the specific rules, fees, and timelines set by the city. This section is a factual breakdown of everything you need to know, pulled directly from official Garfield Heights sources.
a. Responsible Department
The entire process is managed by the city's Building Department. They are your primary point of contact for applications, scheduling, and any questions about violations.
- Department: City of Garfield Heights – Building Department
- Address: 5407 Turney Road, Garfield Heights, OH 44125
- Phone: (216) 475-3835
- Fax: (216) 475-6081
- Website: garfieldhts.org/168/Point-of-Sale-Inspections
b. Inspection Requirement Overview
A POS inspection is required for every sale or title transfer of a residential property within Garfield Heights city limits. The seller is responsible for initiating this process. The inspection covers both the exterior and interior of the property, though an exterior-only inspection can be requested. Ultimately, a Certificate of Inspection (COI) must be issued before the property's ownership can be legally transferred.
c. Application Process
The seller (or their agent) must apply for the POS inspection before listing the property or entering into a sales contract.
- How to Apply: Applications must be submitted in person at the Building Department.
- When to Apply: It is strongly recommended to schedule the inspection at least 2–3 weeks before your intended sale date to allow time for any potential repairs or negotiations.
d. Fees
Payment is required before an inspection will be scheduled. The city accepts cash, checks, or money orders.
- Single-Family Home Inspection: $200
- Re-inspection Fee: $100 (This applies if violations are found and the inspector needs to return to verify repairs.)
e. Inspection Scope
The city inspector conducts a thorough visual review of the property, focusing on health, safety, and maintenance standards. Key areas include:
- Exterior: Roof, gutters, downspouts, foundation, windows, doors, steps, porches, sidewalks, and driveways.
- Interior Systems: Plumbing, electrical, and heating systems (furnace and hot water tank).
- General Condition: Condition of paint, fencing, and garage structure.
f. Certificate Validity
Once a property passes inspection, the city issues a Certificate of Inspection (COI). This certificate is valid for one year from the date of the inspection. If you don't sell your home within that 12-month period, you will need to apply and pay for a new inspection.
g. Violations and Escrow Rules
This is the most critical part of the process. If the inspector finds violations, the property title cannot transfer until one of two conditions is met:
- All violations are corrected and passed by a re-inspection.
- An escrow account is established to fund the repairs.
The escrow amount must be 150% of the city's estimated repair cost, with a minimum requirement of $5,000. These funds are held by the title company or the city. The new buyer is then responsible for completing all repairs within 90 days of closing.
h. Common Violations in Garfield Heights
Having navigated this process with countless homeowners in Cleveland and suburbs like Garfield Heights, Parma, and Euclid, we see the same issues appear time and again.
- Cracked Sidewalks and Driveways: Trip hazards from uneven concrete slabs are one of the most frequently cited violations.
- Peeling Exterior Paint: Widespread chipping or peeling paint that exposes the underlying wood to the elements is a common issue.
- Missing or Unsafe Handrails: Steps and porches with more than three risers must have secure handrails.
- Roof Deterioration: Missing, curled, or damaged shingles that compromise the roof's integrity.
- Broken or Drafty Windows: Cracked panes, broken seals, or windows that don't operate correctly.
- Inoperative Furnace or Water Heater: The inspector will verify that these essential systems are functional.
- Electrical Hazards: This includes missing GFCI outlets in kitchens/bathrooms, open junction boxes, and frayed wiring.
How POS Requirements Affect Home Sales
The Garfield Heights POS inspection process can significantly impact your home sale, often introducing unexpected costs and delays that frustrate both sellers and buyers. For homeowners who need to sell quickly—due to financial hardship, a job transfer, or settling an estate—these hurdles can feel insurmountable.
The biggest challenge arises with traditional buyers who rely on financing. Mortgage lenders, particularly for FHA and VA loans, will not approve a loan for a property that doesn't have a clear Certificate of Inspection. A report full of violations is a major red flag for underwriters, and they will almost always require all issues to be fixed before closing.
This puts you, the seller, in a difficult position. You either have to spend thousands of dollars you may not have on repairs or risk your buyer walking away. The escrow option sounds good in theory, but tying up a minimum of $5,000 and handing the new owner a 90-day construction project makes your home far less attractive on the open market.
The good news? If you can't afford the repairs or simply don't want the stress, you have a much better option. You can sell house as-is Garfield Heights to a direct cash buyer who assumes all responsibility for the violations.
How to Sell a Home With POS Violations
When your inspection report comes back with a list of required repairs, it can feel like a major setback. But you have options. Let's break down the three main paths you can take to get to the closing table.
Path 1: Fix All Violations Yourself
This is the traditional route. You hire contractors, pay for all the repairs out of pocket, schedule a re-inspection, and get a clean Certificate of Inspection. This is often necessary to sell to a retail buyer using a mortgage. However, it requires significant upfront cash, time to manage the projects, and the patience to deal with potential delays.
Path 2: Escrow Funds for Repairs
If you don't have the cash on hand for repairs, Garfield Heights allows you to set up an escrow account. You'll need to set aside 150% of the estimated repair cost (a minimum of $5,000). While this allows the sale to close, it significantly reduces your net proceeds and makes your property a tough sell for buyers who want a move-in-ready home.
Path 3: Sell As-Is to a Cash Buyer (The Hassle-Free Option)
This is the simplest and fastest solution for many homeowners. Companies like Home Sweet Home Offers are professional cash home buyers Garfield Heights who specialize in purchasing properties with open POS violations.
When you sell to us, you bypass the entire repair and escrow process.
- No Repairs Needed: You sell your home exactly as it is. We take on the full responsibility and cost of fixing every violation after we buy the property.
- No Escrow: We formally assume the violations with the city, so there’s no need to tie up thousands of your dollars in an escrow account.
- Fast and Certain Closing: We pay with cash, so there are no banks or mortgage approvals to wait for. We can close on your timeline, often in just a couple of weeks, providing a certain and stress-free sale.
For homeowners dealing with an inherited property, facing foreclosure, or simply wanting to avoid the headache of renovations, this path offers a clean break and immediate peace of mind.
FAQ: Your Garfield Heights POS Inspection Questions Answered
Navigating this process for the first time naturally brings up questions. Here are clear, straightforward answers to the most common ones we hear from local homeowners.
Is a POS inspection required for every home in Garfield Heights?
Yes. The city mandates a Point of Sale inspection for all residential property sales or title transfers. There are very few exceptions to this rule.
Who pays for the inspection—the buyer or seller?
The seller is responsible for applying for the inspection and paying the initial $200 fee upfront. While repair costs can sometimes be negotiated in a traditional sale, the seller typically handles the upfront costs to get the process started.
Can I sell my Garfield Heights home with open violations?
Absolutely. You have two ways to do this legally: 1) You can establish an escrow account for 150% of the repair costs (with a $5,000 minimum). 2) You can sell directly to a cash buyer like Home Sweet Home Offers, who will formally assume all violation responsibilities from the city.
What if I refuse to get a POS inspection?
The title cannot transfer legally without it. A reputable title company in Ohio will not—and cannot—finalize the sale without either a valid Certificate of Inspection or a city-approved plan (like an escrow agreement or formal assumption) to address the violations.
How long do I have to fix violations after sale?
If you sell using the escrow option, the new buyer has 90 days from the closing date to complete all the required repairs and pass a final re-inspection by the city.
Your Stress-Free Solution to POS Violations
The Garfield Heights Point of Sale inspection is a mandatory hurdle, but it doesn’t have to derail your plans to sell. While the process can seem daunting, especially if your home needs significant work, you have clear options. You can either invest the time and money into repairs or you can choose a simpler, faster path.
For homeowners who value certainty and convenience, selling as-is is the ultimate solution. You can skip the stress of contractors, avoid costly escrow accounts, and close on a timeline that works for you.
At Home Sweet Home Offers, we buy houses in Garfield Heights even with open POS violations. We are a trusted local company that understands the city’s process inside and out. We handle the entire process—from inspection to closing—so you can sell quickly, safely, and without the hassle.
Ready to move on? Call us at (216) 242-4244 or request your free cash offer today.
Sources
- City of Garfield Heights – Point of Sale Inspections
- Garfield Heights Building Department Contact Page
- Garfield Heights City Ordinances – Chapter 1329