Thinking about listing your Oakmont home and worried about last‑minute surprises at closing? You are not alone. Many sellers hear about a Certificate of Occupancy only when a buyer, lender, or title company asks for it. You can avoid delays by understanding what a CO is, when it may be required, and how to move through the process with time to spare. Let’s dive in.
What a CO means in Oakmont
A Certificate of Occupancy, often called a Use and Occupancy permit, is a document from the borough that confirms a property is fit for occupancy and lawful for a specific use. It focuses on safety and basic habitability under building and property maintenance codes.
In Pennsylvania, municipalities commonly follow the Uniform Construction Code and recognized standards like the International Property Maintenance Code. Oakmont Borough can also adopt local ordinances and amendments. The Borough of Oakmont is your authoritative source for forms, fees, and procedures.
Do you need a CO to sell?
Whether you need a CO depends on your property type and the exact trigger for the transfer. A change of ownership, change in occupancy classification, or transfer of a rental property can prompt an inspection and CO in many municipalities.
Single-family, owner-occupied homes are sometimes treated differently than multi-family or commercial properties. Even if Oakmont does not require a new CO for your specific transfer, a buyer, lender, or title company may still request one as a condition of closing. Call Oakmont Borough’s Building Department early to confirm what applies to your address.
Seller timeline at a glance
- 30 to 60 days before listing: Verify requirements with Oakmont’s Building Department. Ask about forms, fees, and scheduling.
- 3 to 14 business days: Typical window to schedule the initial inspection after you apply.
- 30 to 90 minutes: Usual on-site inspection time. Many inspectors issue a report the same day or within several days.
- 1 to 7 days: Minor fixes like alarms or handrails.
- 2 to 8 weeks: Permitted work such as electrical, HVAC, or structural items.
- 3 to 10 business days: Reinspection and CO issuance once corrections are complete.
Plan to start at least 30 days before closing. If you expect permitted repairs, start 6 to 8 weeks ahead.
Step-by-step process
Verify requirements
- Contact the Oakmont Borough Building Department to confirm whether your sale and property type require a CO or a change-of-occupancy inspection.
- Ask about any rental registration requirements if the home is or was a rental.
- Confirm the application form, fees, and scheduling lead time.
Gather documents
- Deed or tax parcel ID.
- Prior COs or inspection reports, if available.
- Permits and final inspections for past work, like roof, electrical, plumbing, HVAC, or additions.
- HVAC and water heater service records.
- Visible address numbers for the exterior.
Apply and pay the fee
- Complete the Borough’s CO or Use and Occupancy application. Some municipalities accept walk-in or online requests, while others require an appointment.
Prepare for inspection
- Do a readiness walk-through. Focus on smoke and carbon monoxide alarms, safe egress, handrails, and obvious electrical or plumbing issues.
- Clear pathways to utilities and mechanical equipment. Make sure all utilities are on.
Fix items and pull permits
- Address all noted violations. Minor items rarely need permits. Electrical, HVAC, plumbing, or structural work usually requires permits and trade inspections.
- Keep invoices and permit sign-offs organized.
Reinspection and issuance
- Request reinspection when corrections are complete. When everything passes, the Borough issues the Certificate of Occupancy or a written confirmation that no CO is required for your transfer.
Deliver to closing
- Provide the CO or Borough confirmation to the buyer, lender, and title company well before the closing date.
What inspectors look for
- Life safety devices: Smoke and carbon monoxide alarms in required locations.
- Means of egress: Operable doors and windows that allow safe exit, especially in bedrooms.
- Electrical hazards: Exposed wiring, ungrounded outlets, or panel issues.
- Heating and hot water: Functional, safe mechanical systems.
- Plumbing and sanitation: No active leaks, proper fixtures, and sanitation.
- Stairs, handrails, guardrails: Secure and to code.
- Structure and exterior: Sound porches, decks, roofs, and siding; no obvious hazards.
- Address visibility: House numbers clearly visible from the street.
- Cleanliness and pests: Trash removal and absence of infestations.
Common failures and quick fixes
- Missing or incorrect alarms: Install code-compliant smoke and carbon monoxide detectors and replace batteries.
- Nonfunctioning heat or hot water: Service the furnace, boiler, or water heater and keep the service receipt.
- Electrical hazards: Have a licensed electrician correct exposed wiring or faulty outlets and handle permits if needed.
- Egress problems: Ensure bedroom windows open and are not painted shut. Address egress window sizing if required.
- Handrail or stair issues: Tighten or install handrails and repair loose steps.
- Leaks and plumbing defects: Fix leaks, replace failed traps, and confirm hot water is available.
- Exterior safety: Repair damaged porch boards or railings. Add visible address numbers.
- Trash or pests: Remove debris and schedule pest control if needed.
Special situations
- New construction or major remodel: A final Certificate of Occupancy is required after permitted work is complete and inspections are passed.
- Rental properties: Some municipalities require rental registration and inspections before sale or a change in occupancy. Ask Oakmont if your property is on a rental registry.
- Multi-family or mixed-use: Expect stricter standards, more extensive inspections, and possibly higher fees.
- Buyer move-in before CO: This is risky and often not allowed by lenders or title companies. If considered, it usually requires specific documentation and insurance. Consult all parties first.
- Absentee sellers: Appoint a local representative or contractor to coordinate access, repairs, and reinspections.
Costs, penalties, and closing impacts
- Fees: CO and inspection fees vary by property type. Check Oakmont’s current fee schedule when you apply.
- Enforcement: If unsafe conditions exist, the Borough can issue violations and require corrections before occupancy. Fines can apply for noncompliance.
- Closing risks: Even when the Borough does not require a CO, a lender or title company may. Missing documents or unresolved violations can delay closing.
Seller prep checklist
- Verify with the Oakmont Borough Building Department if a CO is required for your sale.
- Gather parcel info, past permits, prior COs, and service records.
- Install and test smoke and carbon monoxide alarms.
- Service heating and water heating systems; keep receipts.
- Check electrical safety, including visible wiring and outlets.
- Secure handrails, repair steps, and confirm egress windows operate.
- Make the address number visible from the street.
- Remove trash and ensure clear access to utilities.
- Apply for the inspection and schedule early.
- Complete repairs, pass reinspection, and send the CO or Borough confirmation to closing parties.
Work with a local team
You do not have to navigate this alone. A clear plan and early coordination with the Borough, your buyer’s lender, and your title company will keep your sale on track. If you want a partner who knows how to anticipate inspection items, organize documents, and protect your timeline, New City Pittsburgh can help. Schedule a free consultation and move forward with confidence.
FAQs
What is a Certificate of Occupancy in Oakmont?
- It is a Borough document that confirms a property is safe and lawful for a specific use, typically after an inspection that checks life safety and habitability.
Is a CO required to sell a single-family home in Oakmont?
- Requirements vary by property type and local ordinance. Contact the Oakmont Borough Building Department to confirm what applies to your sale.
How long does the CO process take for Oakmont sellers?
- Plan 3 to 14 business days to schedule the initial inspection, then time for any repairs, and 3 to 10 business days for reinspection and issuance.
What if the inspection finds issues close to closing?
- Complete minor fixes quickly and schedule reinspection. For permitted work, alert all parties and consider adjusting timelines to avoid delays.
Can we close before the final CO is issued in Oakmont?
- Lenders and title companies typically require the CO before occupancy. Closing or early move-in before issuance is usually not permitted.
Who should schedule the inspection if I live out of state?
- You can authorize a local agent, property manager, or contractor to coordinate inspections, repairs, and reinspection on your behalf.
