Selling a house in Bedford Heights, OH: what the city requires
Cuyahoga County, Ohio · Last checked November 2026
Bedford Heights requires an exterior point-of-sale inspection plus a dye test, and an occupancy permit before transfer. Escrow is 100% of the repair estimate.
What Bedford Heights requires
Point-of-sale inspection
- Who does it
- City building or housing inspector
- What is checked
- Exterior only, plus a sewer dye test.
- Cost
- $100 inspection plus $50 dye test. Occupancy permit $50.
- Valid for
- 6 months.
- If not done by closing
- 100% of the estimated repair cost. Nothing is released until all violations are done.
Who to call
Bedford Heights Building Department
(440) 786-3237
Official page
Housing in Bedford Heights
- Median year homes were built
- 1968
- Median home value
- $156,500
- Owner-occupied homes
- 2,450 of 5,520 (44%)
- Total housing units
- 5,761
Homes here are typically from 1968 or later, so inspections tend to focus on safety items like smoke and CO alarms, GFCI outlets and handrails.
Source: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates for Bedford Heights city, Cuyahoga County, Ohio.
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How the point-of-sale inspection process works
A point-of-sale (POS) inspection is a city housing inspection done before a home changes hands. The inspector lists code violations. They must be fixed before transfer, or the buyer takes them on with money held in escrow.
- Apply to the city building or housing department and pay the inspection fee. Do this before you list, because some cities require the certificate before you sign a purchase agreement.
- An inspector visits. Depending on the city, this covers the exterior only or the interior too.
- You receive a certificate of inspection listing violations. Show it to buyers.
- Fix the violations and pass a re-inspection to get a certificate of compliance.
- Or the buyer signs an assumption form, and repair money (often 100% to 150% of a contractor estimate) is held in escrow until the city signs off.
| Item | Typical range |
|---|---|
| City inspection fee | $25 to $300 |
| Escrow for unfixed violations | 100% to 150% of the repair estimate |
Read the full point-of-sale inspection guide
Other towns with the same requirement: Sewer lateral video or dye test
If the house fails
You can repair before closing, use an escrow or extension where the city allows it, let the buyer assume the work for a credit, or sell as-is. Compare the options.
Frequently asked questions
What does Bedford Heights require before I sell my house?
Bedford Heights requires an exterior point-of-sale inspection plus a dye test, and an occupancy permit before transfer. Escrow is 100% of the repair estimate.
How much does the point-of-sale inspection cost in Bedford Heights?
$100 inspection plus $50 dye test. Occupancy permit $50. Typical related costs: city inspection fee $25 to $300; escrow for unfixed violations 100% to 150% of the repair estimate.
How long is it valid?
6 months.
What if the repairs are not finished before closing?
100% of the estimated repair cost. Nothing is released until all violations are done.
Who pays, the buyer or the seller?
The ordinance usually makes the seller responsible for ordering it, but who pays for repairs is negotiable in the purchase agreement.
How old are the homes in Bedford Heights?
The median home in Bedford Heights was built in 1968, and the median home value is $156,500, according to the Census Bureau's 2020-2024 American Community Survey.
Nearby: Greater Cleveland & Northeast Ohio
- Bay Village No point-of-sale rule
- Beachwood No point-of-sale rule
- Bedford Required in some cases
- Bentleyville No point-of-sale rule
- Berea No point-of-sale rule
- Bratenahl Required in some cases
- Brecksville Required in some cases
- Broadview Heights Required in some cases
- Brook Park Required at sale
- Brooklyn No point-of-sale rule
- Brooklyn Heights Required at sale
- Chagrin Falls No point-of-sale rule
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Sources
- Akron Cleveland Association of Realtors, Point of Sale & Rental Information (rev. April 2025)
- U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates (tables B25035, B25077, B25003, B25001)
Last checked November 2026. Rules and fees change by ordinance and resolution. Confirm with the municipality before you list. See something out of date? Report a change.