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Every Garfield Heights Sale Starts With a City Inspection
Garfield Heights requires a point-of-sale inspection for all structures being sold, transferred or otherwise conveyed, and the title can't transfer without the city's Compliance Certificate. That's true whether you list with an agent, sell to a neighbor, or sell to us.
Here is how the city's ordinance (Codified Ordinances Chapter 1313) and its Point-of-Sale Inspections page lay it out, checked November 2026:
- The seller applies first. The ordinance puts it on the owner to get a certificate of inspection before selling or entering into an agreement to sell, and to give the buyer a copy issued within the past year.
- The exterior is inspected. The city inspects the outside of the property. An interior inspection is done only with a signed consent form.
- Timing. Under the ordinance, the inspection happens within 10 days of the application, and the certificate is issued within 10 working days after the inspector gets access.
- Fees. The ordinance sets a $200 inspection fee per dwelling, a $35 fee for each re-inspection after the first two, and a $25 fee if nobody shows up for a scheduled inspection. Confirm current amounts with the city.
- Snow. If snow hides part of the exterior, the city has a separate "snow covered" affidavit for that situation.
Violations Can Transfer to the Buyer
This is the part that makes an as-is sale possible in Garfield Heights. If the inspection finds violations, they don't all have to be fixed before closing. The city lets a buyer assume outstanding violations:
- The buyer completes the city's Affidavit, has it notarized, and returns the original. The seller's signature isn't required on bank-owned, Fannie Mae or Freddie Mac properties.
- The buyer has 90 days from the date of transfer to complete the repairs.
- Separately, every buyer completes a notarized Buyer's Acknowledgement Form. A business buyer must designate an agent, and a business from outside Ohio must register with the Ohio Secretary of State and name an Ohio agent before the Compliance Certificate is issued.
For you as a seller, the practical question is simple: will this buyer take on the violation list, or do they want repairs first? When we make an offer, we're buying the house in the condition it's in, so ask us how the violation list fits into our offer.
Inherited a House in Garfield Heights?
The city's point-of-sale chapter doesn't apply to a transfer by inheritance or gift where no sale is intended. So moving the house into an heir's name is one step, and selling it is another: once you sell, the inspection and Compliance Certificate apply like any other sale.
If the estate is still open, talk with the estate's attorney before you sign anything. Our guide to selling an inherited house in Cleveland covers the common steps. Take what you want from the house and leave the rest; we don't need it cleaned out.
Selling a Garfield Heights Rental
Garfield Heights treats rentals on their own track. Under Chapter 1413, each rental unit needs a Certificate of Occupancy, and the city's rental registration page lists an annual fee of $200 per unit, due January 31, with a $150 late fee, plus an inspection. The ordinance also says a point-of-sale inspection done within the prior year can stand in for the annual exterior inspection.
When you sell, gather the rental certificate, the current leases, and any open violation letters. If the house still has tenants, you don't have to empty it to sell to us; we buy occupied houses. Our guide to selling a house with tenants covers what to think through before you sell.
Behind on Payments or Facing a Sheriff's Sale?
Liens, back taxes, a mortgage you've fallen behind on: none of it stops us from making an offer. If a house does go to a sheriff's sale, Garfield Heights' ordinance requires the purchaser to apply for the point-of-sale inspection within 30 days, so the city's rules follow the property either way. Selling before that point can give you more control over the timing. Read facing foreclosure in Cleveland: your options for the bigger picture, and talk to a housing counselor or attorney about your specific case.
Paperwork That Speeds Things Up
- Your parcel number (look it up on Cuyahoga County's MyPlace site)
- Any point-of-sale application, inspection report or Compliance Certificate you already have
- Open violation letters from the city
- For rentals: the rental registration, Certificate of Occupancy and current leases
- Your mortgage or lien payoff details, if any
Missing some of it is fine. It just helps us give you a clear offer faster.
Our Three-Step Process
- Tell us about the house. Use the short form on our We Buy Houses Cleveland page.
- Get our cash offer. It costs you nothing, and there's no obligation to accept.
- Choose your closing date. If you accept, you pick the date that works for you.
Already have an offer from someone else? Send us the details and we'll take a look.
Costs: Ours, the City's and the County's
Selling to us, you pay no agent commissions, and our services are free; we pay closing costs. You don't pay for repairs or a clean-out. What doesn't change is government paperwork: the city's point-of-sale rules above, and the county's conveyance fee ($4 per $1,000 of the sale price) and transfer fee, which the county explains on its ownership transfer page. Whoever you sell to, read the settlement statement line by line before you sign.
Nearby Cities We Also Cover
We buy throughout Cuyahoga County. See our pages for Parma, Lakewood, Euclid and Cleveland Heights. Got a long list of violations anywhere in the county? Read selling a house with code violations.
Frequently Asked Questions
Will you buy my Garfield Heights house in its current condition?
Yes. We buy houses in Garfield Heights and throughout Cuyahoga County in any condition, vacant or occupied, including houses with code violations.
Is a point-of-sale inspection required to sell a house in Garfield Heights?
Yes. The City of Garfield Heights requires a point-of-sale inspection for all structures being sold, transferred or otherwise conveyed, and a Compliance Certificate is required for transfer of title. Check the city's Point-of-Sale Inspections page for current forms and fees.
Do I have to fix the violations before I sell?
Not always. The city lets a buyer assume outstanding violations by completing a notarized affidavit, and the buyer then has 90 days from the date of transfer to complete the repairs. Whether a buyer will assume them is part of the deal you negotiate.
I inherited a house in Garfield Heights. Does the inspection apply?
The ordinance doesn't apply to a transfer by inheritance or gift where no sale is intended. When you sell the inherited house, the point-of-sale requirements apply like any other sale.
Are there fees or commissions when I sell to you?
No. Our services are free. We don't involve agents or realtors, so there are no commissions, and we pay closing costs.
Talk to Us About Your Garfield Heights House
Get your no-obligation cash offer, use our contact form, call (216) 238-5999, or email support@accmgmtsolutions.com.
Written by the ACC Solutions team. City and county rules summarized here come from the City of Garfield Heights and Cuyahoga County websites, checked November 2026; confirm current requirements with them before you rely on them.