Certificate of Occupancy
I live on the second floor of a two-family home and rent the first floor to a tenant. Since part of the house is owner-occupied, do I file for a Certificate of Occupancy or use the exemption form?
You must use the Certificate of Occupancy application form because part of the home is tenant occupied.
I received a Certificate of Occupancy application form for my two-family home but I don’t have any renters. I live downstairs and the second floor is vacant. I have no plans to rent out either unit.
Instead of filling out the Certificate of Occupancy application, you should fill out the Certificate of Occupancy Exemption Form form (yellow sheet) and mail it to: Housing Inspection Department, 3450 Lee Road, Shaker Heights, 44120.
Why did I get a Certificate of Occupancy application form again? I filled out a form last year.
The Housing Code requires owners of all rental property to obtain a Certificate of Occupancy annually.
Contractors
Can you recommend a contractor/repairman to fix my violations?
No. That would be a conflict of interest. We can, however, direct you to a a list of contractors who have registered with the City.
How can I get an extension of time to correct violations?
Please submit your request in writing and specify the reasons additional time is needed. Extensions are usually based on progress made. Therefore, a reinspection may be required before addressing the extension request. The Director will review the matter and respond to you in writing.
How long do I have to correct violations?
In the absence of health or safety violations, the standard compliance period is 90 days.
How will I know the inspector?
All inspectors wear photo I.D. badges on their outer clothing and drive marked City cars.
I disagree with one of the violations cited on my inspection report. What should I do?
Please contact Assistant Director Keith Williams at 216-491-1474. If you and he are unable to resolve the issue over the phone, Mr. Williams can meet you at the site to review the violation.
I don’t understand one of the violations on my inspection report.
The first step is to talk to your inspector. His or her phone number is on page 1 of your report. If, after discussing it on the phone, you and the inspector would like to meet, please contact the clerical staff at 216-491-1470 to set up an appointment.
I’m concerned about a property in my neighborhood and would like to file a complaint. Do I have to give my name?
No. While we would prefer to have your name and phone number so we can contact you with any questions, we will take and investigate anonymous complaints.
What if I would like an earlier inspection date?
You can request to be placed on our cancellation list. If you leave a daytime phone number, or a cell phone number if possible, we will call you if there is an opening before your scheduled date.
Point of Sale Inspections
Can a buyer assume Point of Sale violations?
Yes. However, an escrow account must be established and funds equal to 150% of the estimated cost of repairs must be deposited. (Please see the Point of Sale Fact Sheet for specific escrow requirements.)
How long is a Point of Sale inspection valid for selling a property?
The Point of Sale inspection is valid for one year from the date of issuance. If, however, within that year the owner corrects all violations and a Certificate of Compliance is issued, that document is valid for one year from date of issuance for selling the property.
How long will it take to complete a Point of Sale inspection?
On an average size and condition single-family home, the inspection should take between 1½ and 2 hours. The owner, realtor or another adult must be present the entire time the inspector is on the premises.
I’ve decided to sell my home. Do I need an inspection?
Yes. Sellers must obtain a Point of Sale inspection and present that document to any prospective purchaser prior to the execution of a contract of sale.
If I get a Point of Sale inspection and then decide not to sell my home, do I still have to correct the violations?
Yes. Once the City has made an inspection and identified code violations, those items must be corrected.
Is there a fee for a Point of Sale inspection?
Yes. The fee is $100 for the first dwelling unit and $25 for each additional unit.
What is the length of time between application for a Point of Sale Inspection and the date of the inspection? And, after the inspection is conducted, how long will it take to receive the report?
The Housing Inspection Department strives to conduct Point of Sale inspections within 10 working days of receiving an application from November to February, and within 15 working days from March to October. All inspection reports should be issued within 10 days of being turned in for processing.
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