WHAT HOME INSPECTIONS ARE REALLY REVEALING RIGHT NOW IN SOUTH LOUISIANA

If you’ve been buying or selling a home in Metro New Orleans and surrounding parishes lately, you’ve probably noticed that home inspections are becoming a bigger part of the conversation again.

As the market continues to normalize, buyers are taking a closer look at the condition of homes before moving forward. While buyers still care about beautiful kitchens and updated finishes, many are paying even closer attention to a property's major systems and long-term maintenance.

One important thing many buyers do not realize is that inspections are not only important for resale homes. New construction homes should also be thoroughly inspected.

Over the years, I’ve seen newly built homes with issues ranging from miscut rafters to missing insulation, drainage concerns, incomplete finishes, and HVAC problems. Just because a home is brand new does not automatically mean everything was done correctly.

In South Louisiana, inspections can reveal very different concerns than what buyers may encounter in other parts of the country. Between humidity, heavy rainfall, flood considerations, older homes, termites, and insurance requirements, buyers are looking beyond cosmetic upgrades and focusing more on durability, maintenance, and overall condition.

HVAC SYSTEMS ARE GETTING EXTRA ATTENTION

One of the biggest items buyers are paying attention to right now is the HVAC system.

With South Louisiana heat and humidity, buyers understand how important a properly functioning air conditioning system can be. Older systems, deferred maintenance, or units nearing the end of their lifespan can quickly become major concerns during inspections.

Many buyers are specifically asking:
• How old is the system?
• Has it been serviced regularly?
• Is the home cooling properly?
• Will the system impact insurance or future expenses?

Homes with newer HVAC systems are often creating more confidence for buyers in today’s market.

Because of the extreme heat and humidity we experience in Louisiana, it is very important for HVAC systems to not only be inspected by a licensed HVAC technician during the inspection period, but also properly maintained after closing.

Many HVAC companies recommend maintenance plans in which systems are checked twice a year to help extend the life of the equipment and catch issues early, before costly repairs occur.

MOISTURE, DRAINAGE, AND TERMITE ISSUES CONTINUE TO STAND OUT

Because of our climate, moisture and drainage concerns are something inspectors watch very closely throughout South Louisiana.

This can include:
• standing water
• grading concerns
• drainage issues
• wood rot
• moisture staining
• crawlspace humidity
• exterior maintenance

For raised homes, especially homes built on piers rather than slabs, buyers should also pay close attention underneath the home to evaluate how much standing water may be collecting beneath the structure.

Excess moisture can become a major issue over time and may also attract termites, which are a significant concern throughout Louisiana.

One termite in particular that causes major damage across South Louisiana is the Formosan termite. These termites are extremely aggressive and can quickly create extensive structural damage if left untreated.

This is one reason termite inspections are so important during the buying process, especially for older homes or homes with visible moisture concerns.

Even minor moisture concerns can make buyers nervous if they believe the issue could become larger over time.

This is one reason properly maintaining gutters, drainage, landscaping, and exterior areas can make a strong difference before listing a home.

ROOF AGE IS BECOMING A BIGGER FACTOR

Roof condition has become increasingly important, especially with rising insurance costs throughout Louisiana.

Buyers are paying closer attention to:
• roof age
• visible wear
• prior repairs
• missing shingles
• remaining life expectancy

More and more insurance companies are strongly favoring homes with newer roofs, and in some cases buyers are finding that roofs less than five years old may qualify for significantly better insurance pricing.

Insurance companies are also increasingly encouraging or requiring fortified roofing systems, which are designed to better withstand severe weather and hurricanes.

Homes with newer roofs or documented roof upgrades often help buyers feel more comfortable moving forward with a purchase.

PLUMBING INSPECTIONS ARE BECOMING MORE IMPORTANT

In many parts of South Louisiana, especially older areas of New Orleans, plumbing inspections are becoming increasingly important during the inspection period.

Many older homes still contain aging cast-iron plumbing lines, which can deteriorate over time and lead to costly repairs.

For this reason, many buyers are now choosing to have video plumbing inspections performed at the same time as the general home inspection.

These camera inspections can sometimes reveal:
• cracked pipes
• root intrusion
• blockages
• deteriorating sewer lines
• standing water inside pipes

Catching these issues before closing can help buyers avoid major surprises after moving into the home.

SEPTIC AND WELL INSPECTIONS MATTER ON THE NORTHSHORE

Throughout parts of the Northshore and more rural areas of South Louisiana, septic and well inspections are also becoming an important part of the transaction process.

Many buyers do not realize that septic systems often need to be inspected and approved before utilities can officially be transferred into the buyer’s name.

In some parishes, the seller may need to provide permits or approvals showing the septic system has passed inspection requirements before utility companies will allow service transfers after closing.

This is one reason buyers and sellers should discuss these inspections early in the transaction process to help avoid delays before closing.

OLDER HOMES REQUIRE A DIFFERENT LEVEL OF UNDERSTANDING

South Louisiana has many beautiful older homes filled with character and history, especially throughout areas of New Orleans.

However, older homes can also come with unique inspection considerations that buyers may not fully understand initially.

This may include:
• pier-and-beam foundations
• settling
• older plumbing materials
• historic construction methods
• moisture concerns
• aging electrical systems

This is where working with local professionals who understand the uniqueness of Louisiana homes becomes extremely valuable.

DO NEW CONSTRUCTION HOMES STILL NEED INSPECTIONS?

Absolutely. New construction homes can still have issues ranging from roofing concerns and missing insulation to drainage, HVAC, plumbing, or framing problems. A professional inspection can help identify concerns before closing.

WHY ARE HVAC INSPECTIONS SO IMPORTANT IN LOUISIANA?

Because of our extreme heat and humidity, HVAC systems work very hard throughout the year. Buyers should strongly consider having systems inspected by a licensed HVAC technician and should maintain the system with twice-yearly servicing after moving in.

WHAT ARE FORMOSAN TERMITES?

Formosan termites are an aggressive termite species commonly found throughout South Louisiana. They can cause significant structural damage if not identified and treated early, which is why termite inspections are extremely important during the buying process.

WHY ARE ROOFS SUCH A BIG DEAL RIGHT NOW?

Insurance companies are paying much closer attention to roof age and condition than they did years ago. In many cases, newer roofs and fortified roofing systems may help buyers obtain better insurance pricing and coverage options.

SHOULD BUYERS GET A VIDEO PLUMBING INSPECTION?

In many older parts of New Orleans, absolutely. Video plumbing inspections can reveal hidden issues inside older cast iron sewer lines including cracks, deterioration, root intrusion, and standing water inside pipes.

WHY ARE SEPTIC AND WELL INSPECTIONS IMPORTANT ON THE NORTHSHORE?

Certain areas of the Northshore rely on private septic and well systems. In some cases, inspections and parish approvals may be required before utility companies will allow utilities to transfer into the buyer’s name after closing.

WHAT SHOULD BUYERS LOOK FOR UNDER RAISED HOMES?

Buyers should pay attention to standing water, moisture buildup, wood rot, drainage concerns, and termite activity underneath raised homes, especially homes built on piers rather than slabs.

DO YOU HAVE VENDORS FOR THESE TYPES OF INSPECTIONS AND REPAIRS?

Yes. Over the years, I’ve built relationships with many trusted local vendors throughout Metro New Orleans and surrounding parishes including home inspectors, HVAC companies, roofing contractors, plumbers, termite companies, drainage specialists, septic inspectors, and more. If buyers or sellers ever need recommendations, I’m always happy to help connect them with professionals I trust.