Home Inspections: What to Expect
Every house has findings. The skill is separating what will cost you real money from what's normal wear, and knowing which items are worth the negotiation.
The short version. A general home inspection is a visual review of accessible systems. In South Louisiana, add a termite inspection, and consider moisture, foundation, roof and sewer or septic evaluations depending on the home. Negotiate on structure, safety, moisture and major systems — not on cosmetics.
How the inspection period works
Your purchase agreement sets a defined period to inspect and respond. Use the beginning of it, not the end: inspectors book up, and specialty follow-ups take additional days. I schedule inspections as early in the window as the seller will allow.
What I pay closest attention to here
- Structure and foundation movement — common enough in this soil that knowing normal from concerning matters.
- Termites and wood-destroying insects — and the damage they've already done, especially in crawlspaces and framing.
- Moisture and drainage — grading, gutters, standing water, crawlspace humidity.
- Roof age and condition — it drives your insurance as much as your repair budget.
- HVAC age — systems work hard here and don't last forever.
- Electrical and plumbing — particularly on older homes and anything that's been renovated.
Writing the response
I write inspection responses with the specific report item referenced, organized by cost and concern, requesting evaluation and repair by appropriately licensed professionals with documentation and the right to re-inspect. Short, specific and professional gets more repairs agreed to than a long list of everything.
General information, not advice. I'm a REALTOR®, not a lender, insurance agent, attorney or CPA. Figures and rules change. Confirm anything that affects your money with the appropriate licensed professional for your situation.
Questions buyers ask
What does a home inspection cover?
A general inspection covers the readily accessible systems and components: structure, roof, attic, exterior, plumbing, electrical, HVAC, insulation and ventilation, interiors and built-in appliances. It is visual and non-invasive, which is why specialty inspections exist for specific concerns.
What additional inspections should I consider in South Louisiana?
Termite and wood-destroying insect inspection is standard here and often required by the lender. Beyond that: sewer or septic, foundation evaluation by an engineer when movement is noted, moisture testing, and a dedicated roof evaluation if the roof is older.
Is everything on the report a negotiation item?
No, and treating it that way usually backfires. Focus on safety, structure, moisture and systems with real remaining cost: foundation, roof, drainage, electrical hazards, major plumbing, HVAC at end of life. Cosmetic items are what you fix after you move in.
Should I inspect new construction?
Yes. A pre-drywall inspection catches framing, moisture and mechanical issues while they're still visible, and a final inspection catches the finish items. Municipal inspections check code compliance, not workmanship detail.
Information is believed reliable but not guaranteed and is subject to change. Verify specifics for any property or situation with the appropriate licensed professional.
Got an inspection report you don't understand?
Send it to me. I'll tell you what actually matters in it.