How to prepare your house for a point-of-sale inspection

The best way to prepare for a point-of-sale inspection is to start early, make the whole house easy to access, and fix the simple safety and maintenance problems that inspectors commonly cite. Local rules are not all the same, so before you list or sign a contract, check your city’s exact process in the state-by-state directory or run the Point-of-sale inspection checker. (stpaul.gov)

Know which inspection you actually need

“Point-of-sale inspection” is a catch-all phrase, but cities use different names and different rules. In Saint Paul, a Truth-in-Sale of Housing (TISH) evaluation is required before marketing many one- and two-family homes, condos, and townhomes. In Shaker Heights, sellers must apply before entering into a contract, and the city encourages owners to start the process before putting the home on the market. In Cleveland Heights, sellers must obtain a certificate before entering into an agreement to sell. In some California areas, the sale process may also include sewer-lateral compliance before close of escrow. (stpaul.gov)

That timing matters. If you wait until you already have a buyer, even a small repair list can turn into a closing delay. Shaker Heights says sellers should allow at least two weeks from application, and three to four weeks during the busy spring season. A good first step is to read What is a point-of-sale inspection? so you know whether your city is looking for code issues, a disclosure report, or both. (shakerheightsoh.gov)

Because local ordinances control, confirm deadlines, forms, inspection scope, and repair options with the city or utility office that issues the certificate for your address. (shakerheightsoh.gov)

Make every area accessible before the inspector arrives

Many inspection problems start with simple access. Saint Paul’s TISH evaluator guidelines say access needs to be provided to all spaces, including the garage, attic, and all mechanical systems, and obstructions should be removed before the evaluation. The same guidelines say heating systems should be up and running in the appropriate season. (stpaul.gov)

That means it helps to unlock gates, garages, sheds, and basement doors, and to move storage away from the furnace, boiler, water heater, and electrical panel. Cleveland Heights’ checklist calls for a minimum 3-foot clearance around the furnace or boiler, hot water tank, and electrical panel. (stpaul.gov)

If a room, crawl space, or attic hatch is blocked by boxes, old paint cans, or furniture, clear it out before inspection day. A municipal inspection is usually visual, so the easier it is to see each area, the more complete and predictable the report will be. (stpaul.gov)

Fix the easy health-and-safety items first

Official city checklists tend to repeat the same themes: smoke alarms, safe exits, electrical basics, plumbing leaks, and proper operation of major systems. These are often the fastest items to improve before an inspector walks through. (shakerheightsoh.gov)

Start with alarms and exits. Cleveland Heights requires an operable smoke detector on every floor, excluding unfurnished attics and crawl spaces. Shaker Heights’ interior guidelines require photoelectric smoke detectors on every level and outside bedrooms, in the proper location near the ceiling. Shaker Heights also checks for one operable window in each habitable room, and bedroom and bathroom doors that fit their frames and latch closed. (clevelandheights.gov)

Next, look at the electrical system. Shaker Heights checks whether the main disconnect is identified, whether fuse or breaker functions are labeled, whether wiring is properly installed and supported, and whether there are missing faceplates or improper extension-cord use. Cleveland Heights also calls for labeled fuse and circuit-breaker functions and says spliced wiring must be contained in a workbox. If you can safely correct labeling, replace broken cover plates, and stop relying on extension cords as permanent wiring, do that before the inspection. (shakerheightsoh.gov)

Then deal with obvious plumbing and heating issues. Shaker Heights checks whether fixtures are fully operational and free of leaks, and whether the water heater has a temperature-and-pressure valve with a discharge pipe. Cleveland Heights says plumbing should be free of leaks and corrosion, toilets should operate properly, and dryers should vent to the outside. Those are all common report items because they are visible and practical, not cosmetic. For a deeper repair list, see The most common point-of-sale violations and how to fix them. (shakerheightsoh.gov)

Clean up the outside and moisture problems

Outside conditions matter just as much as the inside. Official exterior checklists in Shaker Heights and Cleveland Heights look closely at roofs, gutters, downspouts, steps, porches, paint, foundations, windows, and yard conditions. (shakerheightsoh.gov)

Walk the property like an inspector would. Look for missing shingles, loose flashing, broken glass, rotted trim, peeling paint, loose bricks, damaged mortar, sagging porch parts, and handrails that are loose or missing. Shaker Heights says handrails on step units must be properly secured, requires a perimeter railing around accessible second-floor porch, deck, or roof areas, and says peeling, flaking, or blistering painted surfaces must be scraped, primed, and painted. Cleveland Heights also expects painted exterior surfaces to be maintained and requires the property address to be prominently displayed. (shakerheightsoh.gov)

Pay special attention to water. Cleveland Heights says the causes of leaking water should be identified and corrected, and that gutters and downspouts should be properly connected, secure, functional, and free from deterioration. Water intrusion in the basement, poor drainage, or disconnected downspouts can lead to a longer repair list than sellers expect. (clevelandheights.gov)

Yard cleanup counts too. Cleveland Heights calls for landscaped areas to be kept free of tall grass, weeds, litter, debris, and nonusables, and says dead trees or branches should be removed. Even when those items seem minor, they can still appear on a municipal report. (clevelandheights.gov)

Gather permits, prior certificates, and sewer records

Preparation is not only about repairs. It is also about paperwork. Pull together permit records, invoices for major work, appliance or system service records, and any prior city certificates or correction notices. If you replaced a roof, rewired part of the house, added railings, replaced a furnace, or updated a water heater, having records ready can make follow-up easier if questions come up. This is especially true where a permit may have been required. (stpaul.gov)

Also check whether an existing certificate is still valid. Shaker Heights says a Certificate of Compliance is valid for transfer for 24 months from the original inspection date, while Cleveland Heights says its Certificate of Inspection is valid for one year from the date of issuance. Never assume an old report will still work for a new sale; verify it with the local office. (shakerheightsoh.gov)

If you are in a city with sewer-lateral rules, check that early too. Berkeley says property owners must verify that the private sewer lateral meets city standards before selling, and the city advises owners to obtain a sewer lateral certificate before listing the property for sale. If sewer-lateral rules might apply, read Sewer lateral and inflow/infiltration inspections at time of sale before you set your closing timeline. (berkeleyca.gov)

Have a backup plan if everything will not be fixed before closing

Not every city handles unfinished repairs the same way. Saint Paul’s TISH program is mainly disclosure-only, and its evaluator guidelines say there is no general requirement for the seller to make repairs, except that the city separately enforces hard-wired smoke-detector rules in single-family dwellings. Shaker Heights is much stricter: before transfer, either all violations must be corrected or funds equal to 150 percent of the estimated repair cost must be placed in a city-held escrow account. (stpaul.gov)

That is why sellers should talk through backup options early, especially for larger items like exterior repairs, sewer work, or contractor scheduling delays. In Berkeley, most sewer-lateral work must be completed and a certificate obtained before transfer of title, but the city may grant a six-month extension in certain cases. (berkeleyca.gov)

If repairs cannot be finished before closing, review local rules on escrow or buyer assumption well before you sign the final papers. This guide on Escrow and buyer assumption when repairs are not done before closing can help you understand the terms, but always match your plan to the official rule for your city. (shakerheightsoh.gov)

Simple pre-inspection checklist

Use this quick checklist a day or two before the appointment:

1. Confirm the exact inspection type for your address and when it must be completed: before marketing, before contract, or before closing. (stpaul.gov)
2. Unlock and clear access to the attic, basement, garage, utility areas, and mechanical equipment. (stpaul.gov)
3. Turn on required utilities and make sure the heating system is operating if the season calls for it. (stpaul.gov)
4. Test smoke alarms and make sure required alarms are in the right locations. (clevelandheights.gov)
5. Replace broken cover plates, label electrical circuits if needed, and remove unsafe extension-cord setups. (shakerheightsoh.gov)
6. Fix visible plumbing leaks, dripping fixtures, and obvious venting or water-heater safety problems. (shakerheightsoh.gov)
7. Check for one operable window in each habitable room and make sure key doors latch properly. (shakerheightsoh.gov)
8. Walk the exterior for peeling paint, damaged steps, loose handrails, broken glass, roof damage, clogged gutters, and yard debris. (shakerheightsoh.gov)
9. Gather permits, receipts, prior certificates, and any sewer-lateral records in one folder. (shakerheightsoh.gov)

Frequently asked questions

Should a seller schedule the inspection before listing the house?

Usually, yes. That gives you time to fix smaller items before buyers are involved. Saint Paul requires TISH before marketing, Shaker Heights requires the application before contract and encourages owners to start before putting the home on the market, and Berkeley says owners should obtain a sewer lateral certificate before listing for sale. (stpaul.gov)

Do I need to empty the house for a point-of-sale inspection?

No, but the inspector or evaluator needs access. Official guidelines call for access to spaces like the garage, attic, and mechanical systems, and local checklists may expect clear working space around equipment and panels. You do not need a perfect house, but you do need a visible one. (stpaul.gov)

What if the house needs repairs that cannot be finished before closing?

That depends on the city. In Shaker Heights, the city says violations must be corrected before transfer or a city-held escrow equal to 150 percent of the estimated repair cost must be funded. In Berkeley, certain sewer-lateral situations may qualify for a six-month extension. In Saint Paul’s TISH program, the report is generally disclosure-only, with the noted smoke-detector exception. (shakerheightsoh.gov)

Is a point-of-sale inspection the same as a buyer’s home inspection?

No. A municipal sale inspection or TISH report follows local rules and may focus on code, safety, disclosure, or utility compliance. A buyer’s home inspection is a separate private service for the buyer’s decision-making. If you want a side-by-side explanation, compare them in Point-of-sale inspection vs. a buyer's home inspection.