By Jen Burns, REALTOR® | June 18, 2026

Your offer was accepted. You're officially under contract. Now comes one of the most important steps in the process: the home inspection.

For many first-time buyers, this part feels intimidating. They imagine a long list of problems or worry that every issue is a reason to walk away. After helping buyers purchase homes throughout Baton Rouge, Prairieville, Geismar, Gonzales, Central, Zachary, and surrounding communities, I can tell you that most inspections are far less dramatic than people expect — and far more useful than people realize.

Almost every home, even brand-new construction, will have items on an inspection report. The purpose isn't to find a perfect house. It's to understand what you're buying before you finish buying it.

When Does the Inspection Happen — and How Long Does It Take?

In Louisiana, the home inspection typically takes place shortly after the purchase agreement is signed. Most contracts include an inspection period that gives buyers time to schedule inspections, review findings, request repairs if appropriate, and decide how to proceed. Because inspection deadlines matter, schedule yours as soon as possible after going under contract — don't wait.

Most inspections take two to four hours for average-sized homes, longer for larger or luxury properties. Many inspectors encourage buyers to attend at least part of it, and I always recommend showing up. Hearing the inspector walk through findings in person is worth far more than reading the report cold.

What the Inspector Evaluates

Every inspector has their own process, but most cover the same core systems.

Roof — Condition, shingles, flashing, signs of leaks, and estimated remaining life. In Louisiana, roof condition carries extra weight because of our storms, heat, and humidity. This is one of the first things I look at in any inspection report.

Foundation — Signs of settlement, cracks, structural movement, and drainage concerns. Louisiana soils naturally expand and contract, which makes foundation observations particularly important here.

HVAC — Functionality, age, performance, and safety. A properly functioning air conditioning system is non-negotiable in a Louisiana summer.

Electrical — Panels, wiring, outlets, grounding, and safety concerns.

Plumbing — Water heaters, visible pipes, fixtures, water pressure, and signs of leaks.

Appliances — Built-in appliances are typically tested to verify they operate.

Doors, Windows, and Exterior — Operation, seal integrity, damage, siding condition, grading, and drainage.

Attic and Insulation — Ventilation, insulation levels, signs of leaks, and moisture concerns.

What's Common in South Louisiana Inspections

Buyers are often surprised to learn that inspection reports almost always contain findings — even on well-maintained homes. In South Louisiana specifically, some of the more common items we see include minor roof repairs (loose flashing, routine shingle maintenance), drainage concerns, HVAC maintenance recommendations, moisture-related issues from our humidity, wood rot around exterior trim and windows, and termite evidence. That last one is why a separate termite inspection is almost always worth adding.

Most of these items are manageable and don't mean you should walk away. What matters is understanding what you're looking at.

What Happens After the Inspection

Once the inspection is complete, you'll receive a written report with findings, photos, and documentation. It can feel overwhelming because inspectors document everything — but remember, the report is not a pass-or-fail test. It's information.

Depending on the findings, buyers may request repairs, a credit at closing, a price reduction, or another solution. The seller can agree, decline, or counteroffer. One of my jobs as your REALTOR® is helping you figure out which items are worth pursuing and how to frame those requests to get the best outcome.

Minor Issues vs. Major Issues — Know the Difference

No home is perfect, and not every inspection finding deserves the same weight. Minor items — a loose doorknob, small caulking repairs, cosmetic concerns — are normal and expected. Major items — significant foundation concerns, serious roof problems, structural defects, major plumbing issues — deserve a harder look and potentially further evaluation from a specialist before you proceed.

The goal is to focus on issues that meaningfully affect safety, functionality, or future expenses. Everything else is part of owning a home.

And on new construction: don't skip the inspection because the home is brand new. I've seen inspections identify real issues on newly built homes — incomplete work, installation errors, mechanical concerns — that were easily corrected before closing. The builder's warranty doesn't replace the value of knowing what you have before you move in.

Frequently Asked Questions

Should I attend the home inspection?

If possible, yes. Attending gives you a chance to ask the inspector questions in real time and understand the home's systems firsthand — which is far more valuable than reading the report cold.

How long does a home inspection take in Louisiana?

Most inspections take between two and four hours, depending on the size and complexity of the property. Larger or luxury homes often take longer.

Can a house fail a home inspection?

No. Home inspections are not pass-or-fail. They provide information about the property's condition — what needs attention, what's routine maintenance, and what may be a more significant concern. What you do with that information is up to you.

Should I buy a home that has inspection issues?

Almost every home has inspection findings — even new construction. The key is understanding the severity. Minor maintenance items are normal. Significant structural, roof, or foundation issues deserve a harder look and possibly further evaluation before proceeding.

Are home inspections worth the cost?

For most buyers, absolutely. An inspection gives you a detailed picture of the property's condition before closing — and the information it provides can be worth far more than the inspection fee if it uncovers something significant or gives you leverage in negotiations.