We Buy Houses in Maple Heights, OH

Sell As-Is Without Fixing Anything First

We buy Maple Heights houses in any condition and any situation, including liens, back taxes, a mortgage you're behind on, or code violations. There are no realtors involved, so there are no fees or commissions; our services are free and we pay closing costs. There's no obligation to accept our offer, you choose the closing date, and you can take what you want from the house and leave the rest. The house can be vacant or occupied.

What a sale to us doesn't change is the city's paperwork. Every buyer in Maple Heights, including us, works within the same point-of-sale rules, so it helps to know them before you compare offers.

What Maple Heights Requires Before Any Sale

Maple Heights Codified Ordinance 1494.07 requires the owner of record of any residential or commercial property to get a certificate of inspection for the point of sale/property maintenance inspection before selling, transferring or conveying it, or entering into an agreement to sell. Here's what the city's Point of Sale Inspection page and its application say (checked November 2026):

Fees. Single-family: $100 plus a $10 administrative fee. Two-family: $150 plus $10. Three-family: $210 plus $10. Apartments with more than three units: $310 for public space plus $100 for each additional unit, plus $10.
Exterior by default. The city inspects the outside of the house. The interior is inspected only if the owner signs the consent on the application.
Be there. The owner must be present, and the inspector must be able to reach every part of the yard. The application asks for a copy of your driver's license or state ID.
A six-month window. The owner has six months from the initial inspection to transfer the property, subject to the city's conditions.
It isn't a home inspection. The city says its inspection is for its own interest in code compliance, not on behalf of the buyer or seller, and it recommends buyers hire their own inspector.

The city contracts its inspections to SAFEbuilt and asks for 24 hours' notice for all inspections. Scheduling details are on the city's Building Department page.

The 100% Repair Escrow, Step by Step

If the house is going to change hands before every violation on the inspection report is fixed, Maple Heights doesn't simply let the buyer promise to fix them. The city's application lays out these requirements, all due before the title transfers:

A written estimate from a contractor registered with the City of Maple Heights, covering every violation on the report.
Approval of that estimate by the city's Building Official.
Proof of escrow for 100% of the approved estimate. The city's escrow notice says the buyer holds the escrow with a title company of their choice, and the title company sends the city proof that the money is held.
A Buyer's Affidavit and an Assumption of Violations form, filed with the Building Department.

After closing, the buyer has six months from the transfer to correct the violations and have a re-inspection done. When the work passes, the buyer asks the city for an escrow release letter and the title company releases the funds. For a buyer who will live in the house, Maple Heights City Council authorized waivers to the escrow requirement through Ordinance 2020-07; the owner-occupant affidavit commits that buyer to living there for two years.

The city even publishes a sample contractor estimate on its Building Department page. Its four example violation lines add up to $2,950. That's the city's illustration of the format, not a typical repair bill; your report is what sets the real number.

Why the Escrow Matters When You Compare Offers

An investor buyer who takes on your violations has to set aside the full approved repair estimate at closing, on top of the purchase price, and then do the work within six months. That's real money and real risk, and it affects what any buyer can offer for a house with a long violation list. When you compare offers, ask each buyer:

Will you assume the violations, or do you need them fixed before closing?
Who is getting the estimate from a city-registered contractor, and who is paying for it?
Which title company will hold the escrow?
If you're buying through a company, is it registered with the Ohio Secretary of State? The city's Buyer's Affidavit requires that before transfer.

Ask us the same questions about our offer. Already have an offer from someone else? Send us the details.

Maple Heights Rentals: Registration, Tenant Licenses and a Sale

Maple Heights runs a rental registration program under Ordinance 2018-18. According to the city's Rental Registration and Inspection page (checked November 2026):

Every rental unit is registered each year between January 1 and March 31, at $75 per unit per year. Registering late can bring a late fee of up to $225.
An owner who doesn't live in Cuyahoga County has to designate an agent in charge who does.
When tenants change, the owner files an updated registration ($35) and applies for a Rental Inspection and Tenant Rental License ($150). Violations found in that inspection must be corrected within 60 days, before the license is issued and before tenants move in.
Rental registrations and tenant rental licenses are not assignable or transferable.

That last point matters when you sell: the buyer starts their own registration. If the property won't be a rental anymore, or it has been transferred, the city has a Removal from Rental Registration Affidavit for that. We buy rentals with tenants in place; our guide to selling a house with tenants covers what to think through first.

Vacant House or Foreclosure Filed? Two Registrations to Know

Vacant property registration. The city's form, under Codified Ordinance 1484.04, carries a $250 fee. Registration lasts one year and has to be renewed for as long as the property stays vacant.
Foreclosure registration. Under Section 1484.01(a), whoever files a foreclosure complaint on Maple Heights property has to notify the city and file a copy of the complaint with the Building Official within 10 days of filing it in court. The city's registration form lists a $250 fee, tripled to $750 if it isn't filed on time.

We buy vacant houses and houses with a foreclosure in progress. If you're behind on the mortgage, read facing foreclosure in Cleveland: your options, and if taxes are the problem, see selling a house with delinquent property taxes.

How a Maple Heights Sale to Us Works

Tell us about the house on our We Buy Houses Cleveland page: the address, its condition, and whether it's vacant, rented or lived in.
Get our offer. It's free and there's no obligation.
Sort out the point-of-sale piece. If you already have an inspection report, send it. If not, the owner of record applies to the city and has to be present for the inspection.
Agree on the violations. Fixed before closing, or assumed with the city's escrow and forms. Settle which one before you sign.
Close on the date you choose. Take what you want from the house and leave the rest.

Mistakes That Hold Up a Maple Heights Closing

Letting the six months run out. The clock starts at the initial inspection, not at the purchase agreement.
An estimate from the wrong contractor. The city wants the estimate from a contractor registered with Maple Heights, approved by the Building Official.
Escrow proof arriving late. Proof of escrow and the buyer's forms have to reach the Building Department before the title transfers.
A buyer entity that isn't registered. A company buyer must be registered with the Ohio Secretary of State before transfer.
Nobody at the inspection. The owner must be present, and the inspector needs access to the whole yard.

Selling in a nearby city too? See our pages for Garfield Heights and Euclid, or read selling a house with code violations if the inspection report is long.

Frequently Asked Questions

Do you buy houses in Maple Heights that need repairs?

Yes. We buy houses in Maple Heights and throughout Cuyahoga County in any condition and any situation, vacant or occupied, including houses with code violations, liens or back taxes.

How much is a point-of-sale inspection in Maple Heights?

The City of Maple Heights lists $100 plus a $10 administrative fee for a single-family house, $150 plus $10 for a two-family and $210 plus $10 for a three-family. Check the city's Point of Sale Inspection page for current fees.

Can I sell my Maple Heights house without fixing the violations?

Yes, if the buyer assumes them. The city requires a written estimate from a city-registered contractor approved by the Building Official, proof of escrow for 100% of that estimate, a Buyer's Affidavit and an Assumption of Violations form before the title transfers. The buyer then has six months to make the repairs.

How long does a Maple Heights point-of-sale inspection last?

The city's application says the owner has six months from the date of the initial inspection to transfer the property, subject to the city's conditions.

Will you buy my Maple Heights rental with tenants still living there?

Yes. We buy houses vacant or occupied. Maple Heights rental registrations and tenant rental licenses aren't transferable, so a new owner registers the property in their own name.

Ready to Sell Your Maple 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 rules summarized here come from the City of Maple Heights website and forms, checked November 2026; confirm current requirements with the city before you rely on them.