The City of Cleveland Heights

Inspectional Services
Rick Wagner, Manager
216-291-5900
rwagner@clvhts.com

Inspectional Services is responsible for the inspections of all residential housing as well as all commercial buildings in the city. Inspections are required for the following:

SYSTEMATIC EXTERIOR INSPECTIONS
The exteriors of all owner-occupied single-family homes are inspected on a street-by-street basis on a five-year rotation. The City notifies homeowners by mail several weeks prior to the inspection and sponsors a neighborhood meeting to introduce residents to the single-family inspection program. Properties that had a Point-of-Sale conducted within the preceding five years are not subject to a new exterior inspection. There is no fee for these inspections.

SYSTEMATIC INTERIOR/EXTERIOR INSPECTIONS -
RENTAL PROPERTIES
Single-Family, Two-Family and Multi-Family Rental Properties
These inspections, involving both the interior and exterior of properties, are required every three years. Inspection Services notifies owners when inspections are to be scheduled. For addition information, contact Inspectional Services at 216-291-5900 or houseinspection@clvhts.com.

Rental properties are subject to a reinspection fee if violations remain 18 months after the initial inspection. The fee is $50.00 for each reinspection until such time as the property is in compliance.

For an Inspection Checklist, click here.

POINT OF SALE INSPECTIONS
Owners of real estate in Cleveland Heights, including single-family and two-family dwellings, duplexes, apartments, condominiums and commercial properties, are required to obtain a Certificate of Inspection (Point-of-Sale) prior to entering into an agreement to sell a property. Sellers must provide the prospective purchaser with a copy of the original Certificate of Inspection (valid for one year from the date of issuance) and Certificate of Compliance (if available) prior to the execution of a contract of sale. Cost for the Point-of-Sale Inspection is $150.00 for the first unit and $50.00 for each additional unit. For example: a two-family residence would cost $200.00, a four-unit apartment building would cost $300.00.

To download the following (in pdf format) applications, forms, information sheets, checklists, etc., click on the following:

Point of Sale Inspection Application - Call 216-291-5900 for scheduling information.

Acknowledgement Form indicating receipt of a copy of the Certificate of Inspection

Point-of-Sale Information

Point-of-Sale Fact Sheet

Inspection Checklist

Escrow Requirement
Beginning in November 2001, an addendum to the City's existing housing ordinance regarding Point-of-Sale matters established an escrow requirement for major housing violations. Well-maintained homes with only minor violations will not require escrow. The following types of violations, which are considered to be Class 'A' violations and are designated as such on the Point-of-Sale Inspection reports, are of particular concern to the City's vital interest in maintaining property values:

Roof, chimney
Paint and all related carpentry repairs )house and garage)
Major porch and step repair
Downspouts to storm sewers
Replacement of deteriorated windows and/or doors
Concrete replacement or major repair
Dead tree removal
Fences

Major electrical repair (panel replacement, rewire of basement, etc.)
Major plumbing repair (replacement of stacks, fixtures, supply lines, etc.)
Heating, ventilation and cooling (HVAC)
Foundation - support post, block wall bowed or collapsed
Major breach of ceilings, walls or floors

If major Class A violations noted on a Point-of-Sale Inspection are not corrected prior to the transfer of title, an escrow account must be established and funds must be deposited to pay to correct the violations.

The dollar amount will be determined by Inspectional Services staff, based on the average price of repairs, multiplied by 125% for an average-sized Cleveland Heights home. Your actual cost may be more or less than the required amount. For example, the cost of a new roof for an average Cleveland Heights home is estimated to be $5,000. The escrow requirement, which is 125% of that cost, would be $6,250. The escrow requirement to paint a single-family home would be $5,625.

Property owners have the option of presenting the Inspectional Service office with a copy of the agreement made with their licensed contractor, signed by the prospective buyer for review by the Housing Programs Manager. The City may accept the contract estimate as the escrow requirement. The contractor must be registered and bonded by the City. For a list of registered contractors, click here. In lieu of funds in escrow, a 203K, FNMA or other rehab loan will be accepted after review by the Housing Programs Manager if the loan addresses all the Class A violations.

Funds held in escrow will be disbursed only upon written authorization from the City. The City may authorize partial release if it is determined substantial progress has been made in correcting the violations, and that sufficient funds remain in escrow to correct the remaining violations. For more information concerning the escrow requirement, please call Inspectional Services at 216-291-5900 or email houseinspection@clvhts.com.

STEPS TO INSURE A SPEEDY TRANSFER
In order for your property to transfer title, you must submit the following to the division of Inspectional Services:

A copy of the Acknowledgement Form signed by the BUYER of the property.
Title company information, including the full name of the title company and the excrow officer, the address of the title company, the phone number and fax number.
A letter from the title company stating they are holding the required dollar amount in an escrow account (if required).

Following receipt of this information, Inspectional Services will send a letter to the title company releasing your property for transfer. This information is required on ALL property (residential or commercial) transferred in the City of Cleveland Heights regardless of whether the property is in compliance or there is escrow required.

If the property is not released for transfer by Inspectional Services, a summons to court may be issued.

COMMERCIAL INSPECTIONS
Commercial properties require an inspection involving the interior and exterior of the property and are conducted every three years. Inspectional Services notifies the owner of the building when inspections are to take place. For additional information, contact Inspectional Services at 216-291-5900.

COMPLAINT INSPECTIONS
Inspectional Services also investigates complaints about the condition of a Cleveland Heights property. Complaint Inspections are an integral part of the housing program. It is the policy of the Inspectional Services Division to investigate all citizen complaints regarding potential violations of the Housing Code.

ADVISORY INSPECTIONS
Clarification of language or a particular violation may be obtained by calling the Inspectional Services office at 216-291-5900 and speaking with the inspector who conducted the inspection. If additional information is needed, a site inspection may be scheduled with the inspector.

EXTENSION POLICY
While it is preferable that violations be corrected as soon as possible, the city does have an extension policy that provides additional time to those owners making satisfactory progress. When a property owners fails to make the progress necessary to qualify them for an extension of time, the matter may be referred to the Violations Counselor to review. The objective for this process is to determine the reason for non-compliance, to develop a repair plan and to inform owners of the various support services available.

INSPECTOR HOURS
The Inspectional staff is available for questions. Call 216-291-5900, Monday-Friday, 8:30-9:00 am, 11:30 am-12:00 noon, and 4:30-5:00 pm.

CERTIFICATE OF OCCUPANCY
All rental properties in the City of Cleveland Heights require a Certificate of Occupancy every year. Certificates are mailed out in November for the following year and are due by the end of the year. Cost is $100.00 for the first rental unit and $25.00 for each additional rental unit with a maximum fee of $1,000. Certificates of Occupancy not returned by December 31 are subject to a late fee of $25.00 for each month or portion thereof they are late. There is no charge for owner-occupied units in a two-or multi-family dwelling. Commercial rentals must contact the Building Department at 216-291-4900 for information.

VACANT BUILDING REGISTRATION
The Owner of any building or dwelling that is vacant must register with the housing inspections department within 60 days after the structure becomes vacant and annually thereafter, so long as the building remains vacant. A fee of fifty dollars ($50.00) and completion of the Vacant Building Registration Form is required. If the building is rented during the calendar year, the vacant registration fee will be applied toward the cost of a certificate of occupancy permit.

REGISTRATION OF DWELLING STRUCTURE BY OUT-OF-COUNTY OWNERS
Any property that is owned by a person that does not reside or work in Cuyahoga County must fill out an Out-of-County Owner Form and include a designated in-county agent.