Home SafetyShaker Heights Point-of-Sale Inspection

✅ Selling Your Home in Shaker Heights? Here’s What You Need to Know About the Point-of-Sale Inspection

If you’re planning to sell your home in Shaker Heights, Ohio, there’s one important step you can’t skip: the Point-of-Sale (POS) Inspection. It’s a city-mandated process that ensures your property meets health, safety, and maintenance standards before a title transfer is allowed.

It’s thorough. It can feel overwhelming. And if you’re not prepared, it can delay your sale.

That’s why we created this guide—to make the process easy to understand, help you avoid common pitfalls, and ensure you’re not left figuring things out alone.

📋 What Is the Shaker Heights Point-of-Sale Inspection?

The POS Inspection is a requirement for every property sold or transferred in Shaker Heights. It applies whether you’re selling to a new buyer, transferring to a family member, or placing a home into a trust.

Here’s how it works:

Apply for the Inspection through Shaker Heights’ CitizenServe Portal.
- 💵 Inspection Fees (as of 2024):
  - Single-family home: $200
  - Two-family home: $300
  - Condo: $150
  - Multi-unit apartments: $200 for first unit + $50/additional unit
Schedule the Inspection:
- Inspections are typically booked 2–4 weeks out.
- An adult (owner, realtor, or contractor) must be present.
- The inspection usually takes 1.5–2 hours for most homes.
Receive Your Report:
- You’ll either get:
  - ✅ A Certificate of Compliance (valid for 1 year), or
  - ❌ A Certificate of Inspection listing required repairs.
Address the Violations or set up an escrow account (more below).
Once violations are cleared (or escrow is in place), the title can legally transfer.

🛠️ Common Violations We See in Shaker Heights

Don’t worry—violation reports are common. Almost all homes have them. Many are simple to fix and don’t require full renovations.

Typical violations include:

Dripping tub spouts or outdated plumbing fixtures
Chipped paint, especially on trim and windows
Missing handrails on basement stairs or front steps
Broken GFCI outlets (especially near water)
Unpermitted basement finishing or electric work
Cracked concrete on walkways or driveways
Improperly installed smoke or CO detectors
Loose gutters, clogged gutters, or disconnected downspouts

💼 What Are Your Options After the Inspection?

Depending on timing and negotiation, you or the buyer may complete the repairs. Here’s how it typically plays out:

✅ Option 1: Fix Everything Before Closing

You make the repairs.
A city re-inspection confirms compliance.
A Certificate of Compliance is issued.
You sell the home with no buyer obligation.

💵 Option 2: Use an Escrow Account

If you can’t complete repairs in time, 150% of the repair estimate must be held in an escrow account with the title company.
Funds stay in escrow until the buyer completes repairs.
This still allows the sale to proceed.

🏦 Option 3: Use a Rehab Loan Instead of Escrow

The City may accept a purchase rehab loan instead of escrow—if:
- The loan covers all violation costs
- It’s overseen by a qualified lender
- The buyer intends to occupy the home
- All parties agree in writing

📆 Important Timelines to Remember

POS Certificate is required before showing the home or transferring title.
Repairs must be completed within 90 days of the inspection unless escrow is used.
Extensions may be granted, but you must show progress and communicate with the city.

🧰 How We Help Sellers Through the POS Process

Our team specializes in Point-of-Sale violation correction. That means if you get a list of violations from the city, we can:

Break it down into a clear action plan
Handle most or all of the repairs (handyman, carpentry, plumbing, etc.)
Provide the documentation you need to show completion
Prioritize urgent issues if you’re working on a deadline
Coordinate with your realtor or buyer’s team

We’ve helped many homeowners in Shaker Heights pass inspection quickly—and we stay up to date with exactly what the inspectors look for.

If something’s unclear on your report, we’ll walk you through it step by step.

🧭 Want a Realtor Who Knows the Process?

We always recommend Holly West for all things real estate. While the point of sale process is overwhelming to many, she can help guide you through the entire process and can even attend the inspections. It really helps to have people on your side to help you understand the processes, procedures, and know the best ways to fix the problems that come with houses.

👉 Meet Holly on Realtor.com

💡 Final Tips Before Listing Your Shaker Heights Home

✅ Apply for the POS early—don’t wait until you have a buyer
✅ Fix small issues proactively (peeling paint, outlets, handrails)
✅ Save all repair receipts and take “before & after” photos
✅ Ask questions—the City is helpful, and so are we
✅ Get ahead of delays by planning now (especially in spring/summer)

🙋 Still Have Questions?

Whether you’ve already received your violation list or are just starting the process, we’re here to help. From small repairs to full punch-list solutions, we’ve got the tools, experience, and local knowledge to support you every step of the way.