Practical Guide
01What an inspection is — and why it's your only exit window
Purchase contracts typically include a 7–10 day inspection contingency: the only window after signing where you can walk away unconditionally and get your earnest money back. Spending $300–500 on a licensed inspector (TREC-certified in Texas / LHI in Louisiana) may be the best money in the whole transaction.
Key move: attend the inspection in person and follow the inspector. A report is flat; walking the attic and watching the water meter builds a 3-D mental model of the house — and you can press every question face to face.
02What inspectors examine — nine systems
| System | Key items |
|---|---|
| Roof | Remaining life, leaks, patch marks, gutters; in Louisiana's hurricane belt, wind bracing (hurricane straps) |
| Foundation | Crack pattern (hairline vs through-crack with offset), door/window frames out of square, floor slope |
| Framing | Beams, joists, termite evidence — Louisiana is high-risk; most buyers add a separate WDI (termite) inspection |
| Electrical | Panel capacity and brand (Federal Pacific / Zinsco panels are insurance red flags), aluminum wiring, grounding |
| Plumbing | Supply pipe material (galvanized = overdue), water pressure, water-heater age, drain slope, exterior drainage |
| HVAC | Age and service history of AC/heat pump, measured performance, ductwork |
| Insulation & ventilation | Attic insulation depth, vents, vapor barrier — critical in humid southern climates |
| Interior | Water stains, window/door operation, hollow flooring, musty smell (your nose beats your eyes) |
| Exterior & site | Siding, grading (rain should drain away from walls), tree roots near lines, driveway and fence |
03Your own 10-minute quick check at showings
- Run faucets: pressure and hot-water speed; flush a toilet;
- Open and close every window and door — sticking hints at foundation movement;
- Look for patched "ghost" stains on ceilings and wall corners;
- Smell for mildew (inside closets, along carpet edges);
- Open the electrical panel: clean and tidy vs. a history of tripped breakers;
- Check exterior cracks, insect bores and bubbling paint on wood trim;
- Tap tile for hollowness; look for cupping on hardwood;
- Ask for roof / HVAC / water-heater installation and warranty records;
- Scan the surroundings: drainage flow, neighbor upkeep, distance to power lines and rail;
- Return once after heavy rain — drainage problems reveal themselves.
04Regional priorities for Louisiana & Texas
- Termites: both states are hot zones. The WDI report is usually a separate contract — active colonies are walk-away material; treated historical evidence is acceptable;
- Foundation: Houston's expansive clay plus wet-dry cycles cause slab movement. Check door diagonals, stair-step brick cracks, floor level differentials; proper repairs run $10k–30k+ and must come with a transferable warranty;
- Humidity & mold: in Louisiana an oversized AC actually dehumidifies worse. Watch for attic mold and wall condensation;
- Hurricane / wind: roof age directly drives insurance pricing; along coastal Louisiana also check the FEMA flood zone for the address and price the flood policy before you waive contingencies.
05Reading the report — three tiers
- Major / Safety (structure, electrical safety, termites, active leaks): must be addressed — negotiate or walk;
- Functional (end-of-life equipment, localized rust): usually best converted into a repair credit at closing;
- Maintenance (advisory items): goes into your annual budget — not a negotiation lever.
Common mistake: "60 findings = a bad house." Inspectors must list everything; even clean reports often run 40+ items. Your goal isn't a zero-finding report — it's spotting the major tier.
06Negotiating inside the window: repair, credit, or walk
- Seller repairs: fast, but workmanship disputes are common — require licensed contractors with receipts;
- Repair credit: deducted at closing; usually better for you because you choose who does the work;
- Re-trade the price: for big-ticket findings (foundation, termites, full roof) negotiate the price down rather than itemizing;
- Walk: submit a written termination within the window and get your earnest money back. You lose the inspection fee, not six figures.
Want our I-10 corridor inspector shortlist and a "post-report negotiation script"? WeChat/WhatsApp: (337) 967-5561 · sophie.z@beyondrealtyusa.com.
Disclaimer: this is a general 2026 overview for informational purposes only and is not professional inspection, legal or insurance advice. Scope is defined by your contract with the licensed inspector; state rules and insurance policies vary. © 2026 Beyond Realty LLC · www.beyondrealtyusa.com
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