Buying and Selling in Ohio: What to Know

Since August 2024, Ohio buyers sign a written buyer agreement before an agent tours homes with them. This isn't a trick or a trap — it's a document that confirms I'm working for you, spells out what I'll do, and sets out how I'm compensated. I walk you through it before we ever set foot in a house.

For you, the practical effect is simple: from the first showing, you have an agent who is clearly on your side. You're not getting shown homes by someone whose role is unclear. We agree up front, in writing, so there's no confusion later. I keep a copy in your file and we can revisit the terms any time your goals change.

If you're just starting to browse online and haven't decided on an agent yet, that's fine — the agreement comes into play when we're ready to actually tour. Reach out whenever you want to talk it through.

Ohio sellers generally provide the Ohio Residential Property Disclosure Form. It's a standard form where the seller shares what they know about the property's condition — things like the roof, the foundation, the mechanical systems, water issues, and any known defects. The goal is transparency before you commit.

As a buyer, I make sure you receive this form and actually read it. It's one of the first documents we review together, and it shapes what we ask during inspections. A disclosure isn't a substitute for an inspection, but it's a useful starting point — it tells us where to look harder.

As a seller, I help you complete it honestly and completely. The form asks about what you know, not what you can guarantee, and I guide you through each section so nothing is left vague. Done right, it protects you and sets the right expectations with buyers.

Any home built before 1978 comes with a federal lead-based paint disclosure. It's required by federal law, and it applies to a lot of the older housing stock across Northeast Ohio. The disclosure tells you the home may contain lead-based paint and gives you information on the hazards, especially for young children.

For buyers, I make sure you receive the disclosure and the lead hazard pamphlet, and you'll have an opportunity to review it. For sellers of a pre-1978 home, I make sure the disclosure is completed and delivered correctly so the transaction stays compliant. This is a small step that matters, and I handle it for you.

Many Cuyahoga County cities require a point-of-sale inspection before a home transfers. The rules vary by city — what's required in one community may not apply in the next one over — so I confirm the requirement for each specific home and build it into our timeline. Some cities call it a point-of-sale inspection, others an occupancy permit or a transfer inspection, and the scope differs.

If you're selling, I check your city's requirement early so we can schedule the inspection, handle any items it flags, and avoid a last-minute scramble before closing. If you're buying, I make sure the inspection status is part of our due diligence so you know what the city requires and whether it's been satisfied.

Because the rules change and vary by city, I never assume — I confirm what applies to your home. That's one of the reasons it helps to have one agent who knows the local landscape and checks each time.

Ohio requires an agency disclosure that explains who your agent represents. An agent can represent the buyer, the seller, or both in certain situations, and the disclosure lays out what that means in plain terms. I provide it early in our conversation so you understand who's on your side before any decisions are made.

When I work with you as a buyer, I represent you. When I work with you as a seller, I represent you. The disclosure makes that explicit. If a situation ever calls for limited agency — where I'd represent both parties — I explain it clearly and you consent to it in writing. My rule is simple: you always know who I'm working for.

Once an offer is accepted, the process moves in a clear order. Inspections come first — you hire a professional inspector, I coordinate the access, and we review the results together. If something turns up, we negotiate repairs or credits based on what the inspection found and what your contract allows.

If you're financing, the appraisal comes next. Your lender orders it to confirm the home's value supports the loan. I keep an eye on the timeline so the appraisal lands within the agreed window, and if there's a gap between the appraised value and the price, we talk through the options.

Closing is the final step. The title company handles the transfer, the deed is recorded, and you get your keys. I sit with you through it, make sure the numbers match, and answer anything that comes up. After closing, I stay available — my clients reach out long after the sale with questions, and I'm glad to help.

Rules change and vary by city. Call me and I'll confirm what applies to your home.