Point-of-Sale inspection explained

As codified through Aug 20, 2020; verify current rules with the City at garfieldhts.org. This is general information, not legal advice.

Garfield Heights is a "point-of-sale" city: before a home (or other building) is sold, the City inspects it and lists code violations that must be fixed or escrowed. The rules are in Chapter 1313.

Who needs it

The owner of any dwelling, commercial building or the land they sit on must get a Certificate of Inspection before selling or even signing an agreement to sell (1313.01(a)). The buyer must be given a copy of a Certificate of Inspection or a Certificate of Compliance issued within the past year (1313.01(b)). Transfers by inheritance or gift with no real sale are excluded (1313.01(d)). Buyers at a sheriff's sale must apply within 30 days (1313.01(c)).

Timeline and fees (2020 code)

• The City inspects within about ten days of the application and fee, and issues the certificate within ten working days after getting in (1313.02(d)).
• Fee: $125 for the first unit plus $40 for each additional unit; $35 per re-inspection after the first two; $25 for a missed appointment without a business day's notice (1313.04).
• Listed violations are to be corrected within 90 days unless extended (1313.03(a)).

Escrow if repairs aren't done

If violations remain at closing, an escrow is set up: at least $100 and 110% of the higher of two written repair estimates (1313.05(d)). The Building Commissioner authorizes release of the funds; under $3,000 nothing is released until everything is fixed (1313.05(e)). The buyer signs an acknowledgement that they received the certificate, which goes into escrow and to the Building Department (1313.05(b)–(c)).

What it doesn't promise

The certificate is the City's best effort — it doesn't guarantee every problem was found (1313.09). A private home inspection is still worth it.

Buyer's due-diligence checklist →

Quick answers