Hi BP, I'm Alex. I'm an investor, agent, and off-market dispositions guy in Northeast Ohio, and I've been working this market for more than a decade. The thing I see trip up newer and out-of-area investors most often is point-of-sale (POS) inspections.

Many of our suburbs, especially east of Cleveland, require a city inspection before a property can transfer. Some cities apply it to every sale and some only to vacant homes. The rules vary from city to city and can change over time. A few things I'd keep in mind:

1. Call the city's building department before you write an offer. Ask whether POS applies, what it costs, and how long it takes to schedule.

2. Read the full violation list, not just the summary. Items can run from cosmetic fixes to roof, sewer, or electrical work.

3. Know who's on the hook. In many cities a buyer can assume the violations, and the city may require an escrow at closing that's larger than the repair estimate.

4. Plan for the rental side too. Many cities, Cleveland included, require rental registration, and Cleveland requires lead-safe certification for older rentals.

5. Get your own contractor's bids. City estimates and actual repair costs can be far apart, so treat any repair number as an estimate until you have real quotes.

Every municipality is different, so always verify with the city directly. What local rules have caught you off guard in NE Ohio?

Licensed Ohio agent, eXp Realty, LLC, license number SAL.2024006118.