Property Management in Shaker Heights, OH

Want help with a Shaker Heights rental? Book a consultation or call (216) 238-5999.

Renting in Shaker Heights Starts With a License

Shaker Heights requires every residential rental owner to get a Housing Rental License, also called a Certificate of Occupancy, every year. The city puts four things at the center of renting:

• An annual license. Renewals and new applications both go through the city's CitizenServe portal. The city doesn't accept paper applications.
• A full occupant list. The application has to list all occupants and give contact information for the owner and the tenants.
• An interior inspection for new landlords. The city's FAQ says new landlords need a license and an interior inspection.
• Inspections every three years after that, plus a point-of-sale inspection when the property is sold.

Because the license lists the current occupants, every turnover is also a paperwork event. When a tenant moves out and a new one moves in, the owner's records and the city's should match.

License Fees and Late Dates

The city's Housing Rental License page lists these fees:

The city says it mailed renewal instructions in mid-December for the coming year, with a CitizenServe user name and temporary password. If you never got that letter or can't find it, the city's number for a password reset is 216-491-1471. Condominium owners should also check the city's Additional Rules and Regulations for HOA Owned Condominium Units, effective June 22, 2026.

The Three-Year Rental Inspection

The city's Rental Property Inspections page describes it as a visual inspection of the interior and exterior, required every three years:

1. Notice. The city mails the owner a letter when the inspection is due.
2. Scheduling. Owners call 216-491-1470 to set the appointment.
3. The visit. It takes about 90 to 120 minutes for one-, two- and three-family homes, and longer for apartment buildings.
4. Corrections. The owner gets 90 days to fix violations. Owners who've made progress but need more time can ask for an extension.

The city publishes interior and exterior inspection guidelines. For a tenant-occupied home, the hard part is often access: the tenant has to know when the inspector is coming, and the owner or manager has to be there. Ohio's notice rules for entering a rental still apply. Our post on landlord notice to enter in Ohio covers them.

Two-Family Homes: License or Exemption Every Year

Shaker Heights has a lot of two-family homes, and the city has specific rules for them:

• Owners of every two-family dwelling must file either a Housing Rental License or an exemption every year.
• If you live in one unit and rent the other, you need the rental license, because part of the home is tenant-occupied.
• If you live in one unit and the other is vacant with no plans to rent, you file the Certificate of Occupancy Exemption Form online through CitizenServe.

The city also says an owner who lives in the home as a primary residence may have one roomer under the zoning code and is still treated as owner-occupied, so no rental license is needed for that.

No Short-Term Rentals

Shaker Heights says short-term rentals of 30 days or less, such as through Airbnb or VRBO, are illegal uses in the city. A non-owner-occupied property rented for 30 days or more is classified as a rental unit, which brings in the license and inspection requirements. If you're buying in Shaker Heights to run a short-term rental, the numbers have to work as a long-term rental instead.

Buying or Selling: Point of Sale

A sale brings a separate city inspection. According to the city's Point of Sale page:

• Apply before you contract. The seller applies online before entering into a contract with a buyer.
• Fees. $200 for a single-family home, $300 for a two-family, $150 for a condominium, and $200 for an apartment building plus $50 per additional unit.
• Timing. The inspection takes about 90 minutes for single- and two-family homes. The city says to allow at least two weeks from application, or three to four weeks in the spring.
• Results. A Certificate of Compliance lets the property transfer within 24 months of the first inspection. A Certificate of Inspection lists violations that must be corrected within 90 days, whether or not the property sells.
• Violations the buyer takes on. If violations will remain after the sale, an itemized estimate from a registered contractor is required, and the buyer funds a city-held escrow of 150 percent of that estimate. Owner-occupant buyers can ask to use a purchase rehab loan instead.
• Sheriff's sales. Buyers at a sheriff's sale or other court-ordered auction must get a point-of-sale inspection within 30 days of transfer.

For an investor, the point-of-sale report is a scope of work the city has already written. A 150 percent escrow ties up cash until repairs pass, so plan the repair schedule before closing. Our rehab project coordination service helps keep that work moving toward re-inspection.

Who to Contact at the City

• Building & Housing: 3400 Lee Road, Shaker Heights, OH 44120, 216-491-1460. The counter is open weekdays 8:30 a.m. to 3:30 p.m., and staff answer phone and email until 5 p.m.
• Rental inspection scheduling: 216-491-1470
• Landlord Connection: the city's Neighborhood and Housing Specialist answers common questions about renting, at 216-491-1333.

What ACC Handles for Shaker Heights Owners

ACC Solutions provides day-to-day rental management:

• Tenant placement. Marketing the unit and screening applicants. See tenant placement.
• Inspection preparation. Walking the property against the city's guidelines before the three-year or new-landlord inspection, then coordinating any corrections within the 90-day window.
• Maintenance coordination. Handling repair requests and scheduling the work.
• Turnovers. Getting a unit ready between tenants, and updating the occupant information the license asks for.
• Rehab coordination. Scoping and scheduling point-of-sale or inspection repairs, and keeping the work moving toward re-inspection.

Many Shaker Heights owners don't live nearby. If you're managing from another state, see investing in Cleveland from out of state.

First Steps With ACC

1. Book a consultation. Use the booking page or call (216) 238-5999.
2. Share where things stand. Have the property address, unit count, current license status, the date of the last city inspection, any open violations or point-of-sale report, and the current leases ready.
3. Walk the property. We look at the condition and what the next city inspection is likely to check.
4. Agree on the plan. We talk through which services fit the property, and pricing for that property.

Frequently Asked Questions

Talk to ACC About Your Shaker Heights Rental

Whether you're renewing the license, facing an inspection, or buying your first Shaker Heights rental, book a consultation, call (216) 238-5999, or email support@accmgmtsolutions.com. You can also start with our rental property management overview.