If you’re selling your house in Louisiana and you hear the words “the inspection didn’t go well,” it can feel like the rug just got pulled out from under you.
Maybe you already started packing.
Maybe you were counting on the sale to fund your next move in life.
Maybe you thought everything was fine — until the inspection report showed up.
I want to walk you through what really happens when a house fails inspection in Louisiana, what your options are, and how to move forward without unnecessary stress.
I’ve been buying houses across Louisiana for over 20 years, and failed inspections are one of the most common reasons traditional home sales fall apart. The good news is this: a failed inspection does not mean you’re stuck.
First: What Does “Failing” an Inspection Really Mean?
In Louisiana, there is no official “pass” or “fail” grade for a home inspection.
Instead, an inspector provides a detailed report listing issues they find. Some are minor. Some are serious. And some can completely stop a financed sale.
What matters most is how the buyer and their lender react to that report.
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Common Inspection Issues That Cause Problems in Louisiana
Because many homes here are older and exposed to heat, humidity, and storms, certain issues show up over and over again:
· Roof damage or limited remaining life
· Foundation or settling issues
· Old or unsafe electrical systems
· Plumbing leaks or outdated pipes
· Termite damage or active infestation
· Mold or moisture problems
· HVAC systems near the end of their life
Even if you’ve lived with these issues for years, they can become deal-breakers once an inspection is done. And sometimes it can just be the limited life left on a system. Air conditioning is a good example. Your system works fine, but it’s 20 years old. No reason for you to replace it, right? But a new buyer is going to have concerns that it could go out any day because, well, it could!
What Usually Happens After a Bad Inspection
Once the buyer receives the inspection report, a few things can happen.
1. The Buyer Asks for Repairs
This is the most common outcome. Buyers may ask you to:
· Fix specific items
· Replace major systems
· Hire licensed contractors
· Provide receipts and warranties
In Louisiana, repair requests can easily climb into the tens of thousands of dollars, especially if foundation, roof, AC or electrical issues are involved.
2. The Buyer Asks for a Price Reduction or Credit
Instead of repairs, the buyer may ask for:
· A lower sale price
· Closing cost credits
· Credit for repairs
· A combination of both
This still reduces what you walk away with, and there’s no guarantee the lender will accept it.
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3. The Lender Says No
This is the part many sellers don’t expect.
Even if the buyer is willing to move forward, the lender may refuse to fund the loan due to:
· Safety issues
· Structural concerns
· Termites
· Roof condition
When that happens, the deal often dies — regardless of what you or the buyer want to do. Lenders are shy. They are conservative. They don’t want inexperienced people handling major repairs. They don’t want the risk.
4. The Buyer Walks Away
If the inspection reveals too many issues, buyers can cancel the contract during the inspection period. This is extremely common.
Now you’re back on the market — and you’re usually required to disclose those issues to the next buyer.
What Are Your Real Options After a Failed Inspection?
Once a house fails inspection, you generally have three paths forward.
Option 1: Make the Repairs
This can work if:
· You have the money
· You have time
· The repairs are straightforward
But in Louisiana, repairs often cost more and take longer than expected. Contractors are busy, permits take time, and surprises are common once work begins.
Many sellers start repairs only to realize they’ve opened a much bigger can of worms.
Option 2: Re-List and Hope for a Different Buyer
Some sellers put the house back on the market and hope the next buyer is more flexible.
The risk?
· You’ll likely face the same inspection issues again
· Buyers may offer less
· Time on market increases
· Stress increases
Option 3: Sell As-Is to a Cash Buyer
This is the option many homeowners turn to after a failed inspection.
When you sell as-is to a legitimate cash buyer:
· There are no lender requirements
· No repair demands
· No inspection negotiations
· No waiting on financing
The buyer takes the property in its current condition and handles the repairs after closing.
For sellers who are tired, overwhelmed, or simply done dealing with the house, this can be the cleanest exit.
Why Failed Inspections Are So Common Here
Louisiana homes face unique challenges:
· High humidity
· Termites
· Storm exposure
· Older construction
· Soil movement (Most of the area is built on swampland!)
· Rising insurance requirements (OMG don’t get us started on this problem!)
A house doesn’t have to be “bad” to fail an inspection — it just has to be not perfect.
That’s why many traditional sales fall apart after inspection, especially when buyers are using financing.
A Note About Local Experience
Not all buyers are the same.
Some large, national companies will:
· Tie up your property
· Try to renegotiate after inspection
· Back out late in the process
They don’t understand southeast Louisiana’s market. They pretend to, but they don’t. A local buyer who understands Louisiana homes, local title work, and common inspection issues can often move much faster and with fewer surprises.
Final Thoughts
If your house fails inspection in Louisiana, it doesn’t mean you’ve failed — and it doesn’t mean your house can’t be sold.
It simply means you need to reassess your options.
You can fix it.
You can relist it.
Or you can sell it as-is and move on.
The right choice depends on your timeline, your finances, and how much more energy you want to put into the property.
If you want to understand what an as-is sale might look like for your specific situation — without pressure — I’m always happy to talk it through.
Sometimes the best move forward is the simplest one.
For a fast, free, no-obligation cash offer on your house, call us at 504 264 1407 or visit https://www.nolabuyshouses.com/