12 minute read
By: Chris McNamee
Owner / Operator
When someone begins searching for “What does a home inspection include in Louisiana?”, it’s usually because they’re about to make a major decision — a home purchase, a pre-listing evaluation, or a new construction walk-through. And in those moments, clarity matters.
At BDA Inspections, we’ve spent over 10 years helping families across Lake Charles, Moss Bluff, Sulphur, Westlake, Ragley, DeQuincy, Iowa, and all of Southwest Louisiana understand exactly what their home inspection covers. Buyers, sellers, and agents often have very similar questions, and many of the answers are found directly in the Louisiana Standards of Practice (SOP) and Code of Ethics.
This guide is designed to walk you through:
✔ Exactly what Louisiana home inspectors are required to inspect
✔ What inspectors are allowed — and not allowed — to comment on
✔ What is not part of a standard home inspection
✔ Common misconceptions
✔ What questions people often ask (with clear answers)
✔ Why an inspection is still one of the most important steps in your real estate journey
Our goal is not to overwhelm you — but to give you a calm, honest picture of what a home inspection truly is.
What a Louisiana Home Inspection Is
A home inspection in Louisiana is a visual, non-invasive evaluation of the home's readily accessible systems and components. It is not a code inspection and not a warranty, but a factual assessment of the home's condition on the day of the inspection, based on what can be physically observed.
Inspectors evaluate safety, function, conditions, and deficiencies that may affect the home’s performance or your understanding of its current state.
Home inspections in Louisiana follow the Louisiana State Board of Home Inspectors (LSBHI) Standards of Practice — the rulebook that defines what inspectors must or must not do.
What Louisiana Home Inspectors Must Inspect
Below is the complete list of major home systems Louisiana inspectors are required to evaluate visually.
I included commonly asked questions people Google within each section.
🏠 1. Structural Components
What’s inspected:
Foundation (slab, pier & beam, crawlspaces when accessible)
Framing
Walls (interior & exterior)
Floors
Ceilings
Roof framing (when visible in attic)
Common questions people ask:
“Will the inspector tell me if the foundation is failing?”
Inspectors describe what they see — cracks, settlement, uneven floors, moisture conditions — but do not diagnose structural failure.
If conditions appear significant, inspectors may recommend evaluation by a licensed engineer.
“Will the inspector crawl under the house?”
Yes, if the crawlspace is safe and accessible. Louisiana SOP only requires entry when access is not blocked and conditions are not hazardous.
🛠 2. Exterior
What’s inspected:
Siding and exterior cladding
Doors
Windows (representative samples)
Fascia, soffits, trim
Decks, porches, stairs
Driveways and walkways
Grading and drainage around the home
Common questions people ask:
“Will the inspector tell me if the grading is wrong?”
Yes — inspectors report drainage issues as they relate to potential moisture intrusion.
“Do inspectors inspect fences?”
Fences fall outside SOP but may be commented on as a courtesy. They are not required.
🏚 3. Roofing
What’s inspected:
Visible roofing materials
Gutters and downspouts
Flashings
Roof penetrations (vents, boots)
Skylights
Evidence of leaks in attic or ceilings
Common questions people ask:
“Do inspectors walk on the roof?”
Only when it’s safe — Louisiana SOP does not require walking a roof.
High, steep, wet, or damaged roofs may be inspected via:
Ladder at the eaves
Binoculars
Drone (if offered)
Attic evaluation
“Can the inspector tell me how long the roof will last?”
They can comment on condition, wear, and signs of aging, but not predict remaining life.
⚡ 4. Electrical System
What’s inspected:
Service panel (removal of dead front cover)
Branch circuits (visible)
Grounding & bonding (visible)
GFCI/AFCI protection (where required)
Light switches
Outlets (representative samples)
Fixtures
Common questions people search for:
“Can the inspector tell me if the wiring is safe?”
Inspectors identify visible deficiencies, safety concerns, or improper wiring but do not perform code enforcement.
“Will they test every outlet?”
Louisiana SOP requires representative samples, not every outlet in the house.
❄️ 5. HVAC System
What’s inspected:
Heating equipment
Cooling systems
Thermostats
Air distribution
Visible ducts
Functional testing
Frequently asked questions:
“Do inspectors test AC when it’s cold outside?”
No. Running an AC when outdoor temperatures are too low can damage the system.
Louisiana SOP allows inspectors to not test equipment in harmful conditions.
“Will they tell me the refrigerant level?”
No — that requires HVAC gauges and falls outside SOP.
🚰 6. Plumbing System
What’s inspected:
Visible supply lines
Drain and vent systems
Water heater
Fixtures (sinks, tubs, toilets)
Hose bibs
Water pressure (functional flow)
Drain function
Popular Google questions:
“Do inspectors check for leaks?”
Yes, visible leaks are documented, but inspectors cannot open walls to find hidden leaks.
“Will they tell me the sewer line condition?”
Not in a standard inspection.
A sewer scope inspection is a separate service using a camera system.
🔥 7. Appliances (Built-In Only)
Required to inspect:
Oven
Cooktop
Built-in microwave
Dishwasher
Garbage disposal
Exhaust fans
Not required:
Refrigerators
Washers/dryers
Portable appliances
🔎 8. Interior
What’s inspected:
Walls, ceilings, floors
Doors and windows
Stairs and railings
Smoke & CO detectors (presence, not functionality)
Cabinetry
Garage doors & safety sensors
Common search questions:
“Will inspectors check for mold?”
They may report visible signs of moisture or microbial growth, but cannot identify mold without testing.
Mold testing is a separate service.
“Do inspectors test for asbestos or lead?”
Not in a standard inspection. Testing must be done by licensed specialists.
What a Louisiana Home Inspection Does Not Include
To stay compliant with the Louisiana SOP, inspectors may not:
❌ Diagnose structural problems
(E.g., “The house is structurally failing.”)
Only an engineer can do this.
❌ Provide repair quotes
This is considered contracting.
❌ Perform destructive testing
No opening walls, removing flooring, cutting insulation, etc.
❌ Move furniture, stored items, insulation, or personal belongings
Inspections cover readily accessible areas only.
❌ Test low-voltage systems
Security systems
Solar setups
Audio systems
Central vacuum systems
❌ Determine code compliance
Inspectors are not code enforcement officers.
❌Operate shutoff valves (gas, water, electrical)
These can break and cause damage; SOP prohibits them.
❌Predict the future performance or remaining life of components
Inspectors can only describe current observed condition.
Top Questions Louisiana Buyers Ask (And Clear Answers)
These are some of the most-Googled questions about home inspections in Louisiana:
1. “Do I need a home inspection for a new construction home?”
Yes.
New homes often have builder defects, missing components, and items overlooked during the construction rush.
2. “Can a buyer back out after a home inspection in Louisiana?”
This depends on the purchase agreement, not the inspector.
Inspections simply provide information — they do not direct legal outcomes.
3. “Should I attend the home inspection?”
Attending is optional but highly beneficial.
Buyers often feel more educated and confident afterward.
4. “Will the home pass or fail?”
There is no pass/fail in Louisiana home inspections.
Inspectors report facts; buyers make decisions.
5. “Does the inspector check for termites?”
No — termite inspections in Louisiana must be performed by licensed pest control operators.
6. “How long does a home inspection take?”
Typically 2.5–4 hours, depending on size, age, and condition.
7. “What if the house has problems?”
All houses have issues.
Inspections help you prioritize what matters most:
Safety
Structural concerns
Water intrusion
Major system defects
Our role is to bring clarity — not panic.
Why Understanding the SOP Matters for Homebuyers
When you understand what Louisiana inspectors can and cannot do, you can:
✔ Set the right expectations
✔ Know what questions to ask
✔ Understand the limitations
✔ Avoid confusion or frustration
✔ Know when to call a specialist
✔ Get a more complete picture of the home
We want clients to feel informed, supported, and empowered — never rushed or confused.Final Thoughts: What You Can Expect From Us
At BDA Inspections, our goal is simple:
Provide clear, honest, detailed home inspections that help families make good decisions.
We follow the Louisiana Standards of Practice carefully because:
It protects homeowners
It protects inspectors
It keeps the process fair
It ensures consistency
It creates trust in the inspection profession
We approach inspections with humility, care, and respect for everyone involved — the buyers, the sellers, and the real estate agents.
If you’re looking for a clear, calm, thorough home inspection in Southwest Louisiana, we would be honored to help.
