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🔥 Off-Market Deals + Expert Tips For POS Inspections

🔥 Off-Market Deals + Expert Tips For POS Inspections

Get insider access to this week’s cash-flowing properties, and expert tips for navigating POS inspections like a pro.

April 30, 2025

🏡 Everything You Need to Know About POS Inspections & Violations (for Buyers & Sellers)

If you're buying or selling a home in Northeast Ohio, Point of Sale (POS) inspections are a crucial part of the process. These city-mandated inspections can catch sellers and buyers off guard if they’re not prepared. Here’s exactly what you need to know to stay ahead of the game. 👇

🔍 What Is a POS Inspection?

Point of Sale (POS) inspection is a city-required inspection of a property before it can legally transfer ownership.

Conducted by a city inspector.
Focuses on code compliance and health/safety issues.
Mandatory in certain cities, enforced by law.
Separate from a buyer-paid home inspection.

🏙️ Which Cities Require POS Inspections?

Not all cities enforce POS rules. Some key cities in Northeast Ohio that do include:

Cuyahoga County:

Bedford, Bedford Heights, Bratenahl, Brooklyn Heights, Brook Park, Cleveland Heights, Cuyahoga Heights, East Cleveland, Euclid, Garfield Heights, Gates Mills (septic POS), Hunting Valley (septic POS), Lakewood (for rentals), Maple Heights, Mayfield Heights, Moreland Hills, Newburgh Heights, North Randall, Oakwood Village, Orange Village, Shaker Heights, University Heights, Warrensville Heights

Lake County:

Eastlake, Fairport Harbor Village, Mentor-on-the-Lake, Wickliffe, Willoughby, Willowick

Lorain County:

Sheffield Lake

Summit County:

Barberton, Lakemore Village, Macedonia, Northfield Village, Twinsburg

Note: Always verify current requirements with the local building department.

IN PARTNERSHIP WITH UNION CAPITAL MORTGAGE

🏡 Choose Your Dream Home — We'll Handle the Rest!

Ready to make your homeownership dreams a reality? Mike Buynak, Managing Partner (NMLS #728205), is here to guide you every step of the way. With expert mortgage solutions tailored to your needs, Mike makes financing simple, fast, and stress-free. Whether you're buying your first home or upgrading to your forever home, trust experience that delivers results.

📞 Call Mike today at 234-380-1703 or 440-533-5901.
📑 Start your application here: Apply Now

NMLS 728205
LO .043464.000
LO35263
Cell- 440-533-5901

📋 What Happens During a POS Inspection?

Inspectors typically check for:

Electrical issues
Roof and gutter condition
Handrail and stair safety
Garage and shed compliance
Cracked sidewalks and driveways
Peeling paint or exposed wood
Proper smoke and CO detectors
Plumbing and HVAC code violations

❗ What If Violations Are Found?

If violations are identified, the city issues a POS Report listing required repairs. You have two options:

✅ Option 1: Seller Completes Repairs Before Closing

Licensed contractors hired.
Repairs completed and re-inspected.
A Certificate of Compliance is issued.

Pros:

Easier sale
No violations at closing

✅ Option 2: Buyer Assumes Violations

Buyer signs an Assumption of Violations form.
Buyer responsible for repairs within 30–180 days post-closing (city dependent).
Some cities require escrow or repair bonds.

⚠️ Important:

Not all cities allow buyers to assume violations!
Some require full compliance before transfer.

💡 For Sellers: What You Need to Do

Check your city’s POS requirements early.
Schedule your inspection before or immediately after listing.
Decide whether to fix issues or sell "as-is" with buyer assumption.
Use licensed contractors for repairs.
Disclose all violations clearly in writing.

💡 For Buyers: What You Need to Know

Review the POS report carefully.
Estimate repair costs before agreeing to assume.
Confirm permit requirements.
Track repair deadlines post-closing.
Submit signed Assumption forms if applicable.

🛠️ What If Repairs Aren’t Completed on Time?

Failure to fix violations could result in:

City fines or citations
Legal action
Difficulty refinancing or reselling
Forfeiture of escrow funds (if applicable)

Cities enforce POS violations seriously, especially for safety hazards.

🧾 Common POS Violation Items

Missing handrails
Broken or missing windows
Cracked sidewalks/steps
Peeling paint or damaged siding
Improper downspout drainage
Missing or outdated smoke/CO detectors
Unsafe electrical panels
Damaged or broken garage doors

🏁 Bottom Line

POS inspections are not optional.
They protect public safety and preserve property values.

✅ Sellers: Get your inspection early and plan your strategy.
✅ Buyers: Understand exactly what you’re committing to before signing anything.

When in doubt, partner with an experienced Realtor or appraiser who knows the local ordinances.

👨‍💼 Need Help Navigating POS Inspections?

📲 Tyler Finkler, Appraiser & Realtor
🔗 www.FinklerRealEstateServices.com
📞 216-217-0223
✉️ [email protected]

Whether you're buying, selling, or just need guidance clearing POS violations — I'm here to help you close confidently.

💳 How to Improve Your Credit Score Before Applying for a Mortgage

Your credit score can make or break your mortgage approval—and the rate you lock in. Even a small improvement can save you thousands over the life of a loan.

Here’s how to boost your score fast and smart before applying for a mortgage:

✅ What Lenders Look For

Your credit score (FICO 300–850) directly impacts:

Loan approval
Interest rate
Down payment requirements
Loan options (FHA, VA, Conventional)

📊 Aim for 740+ for best rates. Minimums: 620 (Conventional), 580 (FHA), 500 (FHA w/ larger down payment).

⏱️ How Long It Takes

Fixing errors: 1–2 months
Lowering credit use: 1–3 months
Building history: 6–12+ months
Major recovery (e.g., bankruptcy): Years

💡 Final Advice

Start early. Credit recovery is not overnight. The more time you give yourself, the more negotiating power you'll have when locking in your mortgage.

Need help? 📲 Talk to a mortgage advisor or credit counselor to get a personalized game plan.

Credits to Mike Buynak Managing Partner at Union Capital Mortgage