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Thinking About Selling Your Home? Your Community May Require a Point of Sale Inspection

By Carole Cohen

Real Estate Agent with Howard Hanna Cleveland City Office

April 25, 2007 04:24 AM

Typical, Utilitarian Bungalow in Cleveland Maybe a new job or a need for a bigger (or smaller) home has you thinking about putting your home up for sale. For some of our communities, a Point of Sale inspection is required. This means, before the Title to your home can transfer to that new buyer, you will need a city inspector to okay the sale and sign off that no repairs are needed.

Shaker Heights, Cleveland Heights and Euclid are all areas requiring a Point of Sale. (The Cleveland Heights link is for their general contact numbers; they did not have 'point of sale' info' readily available on the web. But the Euclid and Shaker links take you to some detailed info about point of sales in those communities).
Lakewood has a point of sale inspection on non-owner occupied (rental) properties. One reason to do a point of sale inspection before you list your home? Buyers can feel as comfortable as you can that there won't be any surprises in store for them, or additional expenses, if they exist, will all be described in the inspection report. You can't avoid it so instead of possible unpleasant surprises, an inspection can give you, as a seller, peace of mind. Lakewood also has a fantastic First Time Home Buyer program but the City inspection will be detailed so again, why not get it done ahead of time so you won't have surprises at contract time.

With a lot of homes on the market you can give yourself a competitive advantage by having the inspections completed before the first potential buyer walks in your door. Most of our communities have wonderful old housing stock and these inspections are ways to keep each home in tip top shape, adding value to living in these communities (although there are those who disagree...there was a very thoughtful post by fellow Rainer, Bonnie Erickson, a Realtor ® in Minneapolis). Regardless of how you feel about them, they exist so we may as well be prepared. What's that phrase: forewarned is forearmed? Hmm, I hope that is correct lol.

The other thing an inspection can do is help you decide when to put your home up for sale. You might decide to get a few things repaired this year and then sell next year, as long as you have the luxury to do so. Peace Out - 3C

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Ann Cummings

RE/MAX Shoreline - NH and Maine - Portsmouth, NH

Portsmouth NH Real Estate Preferrable Agent

Hi Carole - great to see you!!! I've had buyers move into my area who've come from areas where these types of inspections are required, and they seem surprised we don't have them here. I don't think they're required anywhere in New England that I know of, at least I've never heard them being discussed in regional meetings, etc.

It never hurts for sellers to know up front what inspections will uncover - they can address them head-on if there are major issues.

Ann

Apr 25, 2007 08:11 AM

Carole Cohen

Howard Hanna Cleveland City Office - Cleveland, OH

Realtor, ePRO

Elaine: The 'who pays for' issue can be negotiated as we do on private inspections. It can get pricey although some of the items are safety issues, like making sure ropes work on sash windows and bannisters exist on stairways.

Mike: I am at the office so will check out your post when I get home. Sounds interesting. Is it a step up because of safety? See now you have me curious. I know we went through "federal pacific' breaker panel issues. Not all of them were 'recalled' and need to be replaced but some inspectors paint them all with a broad brush and that can cause issues on the negotiating end. Anyway, looking forward to reading your post.

Aurora: thanks for stopping by!

Ann: It's always great to see you too :-)

Apr 25, 2007 08:34 AM

Rick & Ines - Miami Beach Real Estate

Majestic Properties - Miami Beach, FL

Hey Carole - long time no see!! Do you mean to tell me that city inspectors do this "point of sale inspection" in order to issue a re-occupancy certificate? What if you are purchasing a total knock down or fixer upper?

Apr 25, 2007 01:29 PM

Carole Cohen

Howard Hanna Cleveland City Office - Cleveland, OH

Realtor, ePRO

Hiya Ines wonderful to see you too! If they are going to knock down and rebuild, totally different but if it's a fixer upper, it means more money needed lol. However most of the communities will work out a plan with the new owners I think.

Apr 25, 2007 01:40 PM

Rick & Ines - Miami Beach Real Estate

Majestic Properties - Miami Beach, FL

That's a really interesting approach, I wonder if it's another bureaucratic move for cities to make more money or if it's a real attempt at helping people out.

Apr 25, 2007 01:56 PM

George Souto

George Souto NMLS #65149 - Middletown, CT

Your Connecticut Mortgage Expert

Carole, where the heck have you been?????

I have not heard of these inspections around here, and I don't think I like any more government interference in Real Estate than we already have.

Apr 25, 2007 02:20 PM

Linda Davis

RE/MAX Home Team - Gales Ferry, CT

Leave it to my buddy George to say just what I was thinking as I read the post. Nothing like that here in New England which is surprising since we are big into government interference. (Think New London, CT and the eminent domain case.)

Apr 25, 2007 02:25 PM

Carole Cohen

Howard Hanna Cleveland City Office - Cleveland, OH

Realtor, ePRO

Ines, I love the cynical side of you! I have to admit I have thought that too lol. It's probably a bit of both. We have a disclosure form sellers have to use in Cleveland; sixty bucks. They don't inspect the house, they just require you pay 60 bucks to prove you are not flipping a house with no improvements to warrant the flipping lol. That is to make money for sure!

George, I have been working every day like there is no tomorrow lol. And while ya might not like government involvement... it's here so we have to obey lol.

Linda - you and George are birds of a feather lol. Yes I do remember that eminent domain case. But if you lived in Shaker Heights you'd have to have a POS anyway LOL

Apr 25, 2007 02:26 PM

George Souto

George Souto NMLS #65149 - Middletown, CT

Your Connecticut Mortgage Expert

Linda, I don't know but Carole is sounding like one of them Democrats’.......LOL

By the way I can't believe that Connecticut has not thought of this one yet, but the 1.5% conveyance tax on Buyers that they are trying to pass isn't any better.

Apr 25, 2007 03:12 PM

Carole Cohen

Howard Hanna Cleveland City Office - Cleveland, OH

Realtor, ePRO

They are trying conveyance taxes here off and on. I do not like conveyance taxes. George you are trying to start trouble but I am not surprised lol

Apr 25, 2007 03:30 PM

George Souto

George Souto NMLS #65149 - Middletown, CT

Your Connecticut Mortgage Expert

Carole, come on now, me start trouble??? :) You have been gone for to long, I would never do that.......LOL

Apr 26, 2007 12:05 AM

Carole Cohen

Howard Hanna Cleveland City Office - Cleveland, OH

Realtor, ePRO

George you rascal lol

Elaine I feel the same way about the Q & A! And about getting to know you too! :-)

Apr 26, 2007 01:48 AM

Kristal Kraft

Novella Real Estate - Denver, CO

Selling Metro Denver Real Estate - 303-589-2022

Carole ~ very interesting and new to me. We don't have point of sale inspections. However I agree with your point of doing them ahead of time. Doing so would serve to make the home more sellable for certain.

Apr 26, 2007 01:45 PM

Jay McGillicuddy

Berkshire Hathaway HomeServices Verani Realty - Exeter, NH

Real Estate Broker

Very interesting that the city would require it. I know in Massachusetts they may need a fire marshall to inspect smoke detectors and they have what is called Title V. Title V is a Septic and leachfield inspection.

Good to see ya.

Apr 27, 2007 02:26 AM

Carole Cohen

Howard Hanna Cleveland City Office - Cleveland, OH

Realtor, ePRO

Hi Kristal: yes, the less muss and fuss approach. Now if only all sellers would agree with us lol

Jay: Interesting you guys have a fire inspection. Good to see you too!

Apr 27, 2007 02:46 AM

Dena Stevens

Rocky Mountain Realty - Canon City, CO

Putting The Real Into Realtor Since 2004

You have interesting timing Carole. El Paseo county (Colorado Springs area) is having issues with the county building inspectors for new construction right now.The have been giving out CO's on new construction homes that in bad shape. As Kristal said we don't do this in Colorado but it sounds like a good idea as long as all the parties are qualified.

Apr 29, 2007 05:17 AM

Carole Cohen

Howard Hanna Cleveland City Office - Cleveland, OH

Realtor, ePRO

Hi Dena! I remember reading about new construction in Montgomery County Maryland getting approved by inspectors and yet they were way over the height requirements. It's good to keep those guys on their toes!

Apr 29, 2007 12:12 PM

Monika McGillicuddy

Prudential Verani Realty - Atkinson, NH

NH Real Estate Broker

Hi Carole...Nice to see you gf!! Thankfully we don't have that in NH, some sellers do pre-listing inspections. But that really is not the norm. How have you been??? I've missed seeing you in the Rain.

May 01, 2007 12:42 PM

Craig Schiller

Trempealeau, WI

Hey 3C!

Yes the Rain has changed. I miss the "tighness" those who were early in the puddle shared.

Hope all is well with you.

May 04, 2007 01:18 AM

Carole Cohen

Howard Hanna Cleveland City Office - Cleveland, OH

Realtor, ePRO

Hi Fab Fav Craig I have missed you and hope you are well too! I am trying to 'make hay while the sun shines' so to speak and the days are all running together. Thanks for making my morning brighter :-)

Moni I am thinking about you as well and hope we can catch up soon!

May 04, 2007 02:01 AM