A cracked plaster wall in a 120-year-old Uptown home may reflect years of ordinary wear, or it may point to a repair a buyer needs to understand. Sellers do not have to diagnose that crack themselves. They do need to communicate honestly about what they have observed, what professionals have told them, and any relevant repair history.
This guide to seller disclosures in New Orleans explains how homeowners can prepare accurate information, organize supporting records, and help buyers evaluate a property with confidence.
Whether you are selling a raised cottage, a Garden District residence, or a Warehouse District condo, thoughtful disclosure can help reduce misunderstandings and support a smoother transaction.
What Are Seller Disclosures?
Seller disclosures provide information about a property's condition based on the seller's knowledge. They help buyers identify questions to investigate before committing to a purchase.
Under Louisiana's residential property disclosure law, sellers in covered transactions generally must complete and sign a property disclosure document and deliver it no later than when the buyer makes an offer. Certain transfers are exempt, so confirm how the rules apply to your sale.
The disclosure reflects the seller's knowledge and belief when it is signed. It is not a warranty or a substitute for inspections. Sellers may indicate that information is unknown when they genuinely lack it; guessing can create confusion.
Use the applicable form available through the Louisiana Real Estate Commission. Your agent can help coordinate the paperwork. A Louisiana real estate attorney should address questions about exemptions, disputed conditions, or legal obligations.
Start With Records and Firsthand Knowledge
Before completing the form, gather the documents that help explain your ownership history:
Roof, foundation, plumbing, electrical, and HVAC repair invoices.
Inspection reports and written contractor findings.
Permits and approval records for significant renovations.
Warranties, maintenance agreements, and termite-treatment records.
Available insurance-claim and storm-repair documentation.
Surveys, elevation certificates, and relevant association notices.
Then think through your ownership chronologically. Have you experienced recurring leaks, drainage problems, termite activity, or a system that repeatedly needed repair? Did a contractor identify an issue you have not addressed? Are there known boundary concerns or shared-access arrangements?
Separate what you observed from what someone else reported. A neighbor's comment about a boundary deserves clarification; it does not establish the legal boundary.
Our pre-listing checklist for New Orleans sellers can help you organize these records alongside the other steps involved in preparing your home for the market.
Water, Flooding, and Drainage History
Water history deserves careful attention in a New Orleans sale. Answer the applicable disclosure questions accurately about known flooding, water intrusion, drainage concerns, and related repairs.
Useful details may include:
When water entered the property and which areas were affected.
Whether the event involved rainfall, storm surge, a roof leak, or a plumbing failure.
What cleanup, remediation, or repairs were completed.
Whether similar problems have occurred again.
What insurance-claim records are available.
A flood-zone designation does not establish a property's complete flood history. Likewise, the absence of an insurance claim does not establish that water never entered the home.
When you know the circumstances, describe them. If the cause or extent was never determined, say so rather than supplying an explanation you cannot support.
For a closer look at the questions buyers may ask, read Are Flood Claims Disclosed When You Buy a Home?.
Roof, Foundation, Termites, and Major Systems
Older New Orleans homes often have extensive maintenance histories. The useful distinction is between visible age and a known condition that needs explanation.
A seller who has observed recurring roof leaks, received a report identifying foundation movement, or repaired termite damage should address that information accurately when completing the disclosure.
Avoid describing a condition as “just cosmetic” unless you have a sound basis for that statement. If a professional evaluated it, identify the finding and provide the available report.
For HVAC, plumbing, electrical systems, water heaters, and appliances included in the sale, consider both repairs and recurring performance problems. A service invoice may explain what a technician addressed, but it should not be used to promise that a system will never fail again.
Compare these two hypothetical descriptions:
Vague: “Roof issue fixed.”
More useful: “Water entered the upstairs bedroom during heavy rain in August 2023. A roofer repaired flashing in September 2023; invoice available. Seller has observed no further leakage in that area.”
The second description gives buyers and inspectors a clearer starting point while keeping the statement within the seller's knowledge.
Renovations, Permits, and Historic Properties
Renovations can be a strong selling feature when the records support the work. Gather available documentation for additions, structural changes, electrical upgrades, plumbing work, and other significant improvements.
Be precise about what you know. Having a contractor's invoice is different from having a permit or evidence of a final inspection. If you do not know whether a prior owner obtained permits, avoid representing that the work was fully permitted.
For properties subject to historic review, retain available approvals and correspondence concerning exterior changes, windows, additions, or other regulated work. Those records can help buyers understand what was previously approved.
Past approval does not establish that a buyer's future renovation will receive approval. Buyers should investigate their proposed work with the appropriate authority.
Lead-Based Paint Disclosures for Older Homes
Most homes built before 1978 are subject to separate federal lead-based paint disclosure requirements.
Before the buyer becomes obligated under a purchase contract, covered sellers must provide known lead-paint information, available records and reports, the required EPA pamphlet, and the prescribed disclosure language and acknowledgments.
Buyers generally must receive a 10-day opportunity for a lead inspection or risk assessment. The parties may agree in writing to a different period, and the buyer may waive that opportunity.
These requirements do not mean sellers must commission new lead testing simply to sell the property. They do require disclosure of known information and available records. The EPA's lead-disclosure guidance explains the requirements and exemptions.
Condo Seller Disclosures Extend Beyond the Unit
A beautifully renovated condo is only part of what a buyer purchases. Association finances, building condition, insurance, and ownership rules can also affect the decision.
Before listing, gather available information about:
Current dues and approved increases.
Approved assessments and documented proposals for future assessments.
Budgets, financial statements, and reserves.
Master insurance coverage and deductibles.
Planned repairs and significant maintenance concerns.
Litigation or other notices provided to owners.
Rental restrictions and parking rights or arrangements.
Distinguish an approved assessment from a project still being discussed. If meeting minutes describe proposed work but no assessment has been adopted, present that status accurately rather than treating a possible expense as a confirmed charge.
Our guide to special assessments on New Orleans condos explains why these questions matter.
For broader preparation, review The Condo Seller's Pre-Listing Audit: 8 Things to Check Before You List. Coordinate with the association or manager to obtain current documents and clarify information you cannot verify yourself.
Be Accurate About Repairs and Their Results
A repaired problem can be easier for a buyer to evaluate when the history is clear.
Explain what happened, what work was performed, and what you have observed since. If a contractor gave an opinion about the repair, attribute it to the contractor and make the supporting record available.
Avoid unsupported assurances such as “permanently fixed,” “never floods,” or “everything is up to code.” Those statements may go beyond what you actually know.
Repair records can also help buyers investigate insurance early. Our guide to insurance-ready homes in New Orleans explains how organized property information supports that process. Your existing coverage or premium does not guarantee what a new buyer can obtain.
Address New Information During the Sale
A property can change after the disclosure is signed. A pipe may leak, a storm may damage the roof, or the condo association may announce an assessment.
As a practical step, notify your agent promptly when something changes or when you discover an error in an earlier answer. Keep the relevant records and review whether an amendment, additional notice, or other action is appropriate under the purchase agreement and applicable law.
The disclosure statute addresses knowledge when the form is completed and signed; contract provisions and other legal duties may also matter later. Obtain legal advice when a change raises questions about either party's obligations.
Prepare for a More Confident Sale
Good disclosure begins before the first offer. Organizing your records early gives you time to clarify uncertain details and provide useful answers without rushing.
At Raymond Real Estate, we help sellers prepare for the property questions that matter in New Orleans, from historic-home maintenance to condominium documents and insurance information.
If you are considering a sale, contact Josh Raymond and Raymond Real Estate to discuss your property's preparation, pricing, and marketing strategy.
Clear information gives buyers a stronger foundation for their decision—and helps sellers move toward closing with fewer avoidable surprises.
FAQs About Seller Disclosures in New Orleans
Are seller disclosures required in Louisiana?
Generally, yes, for covered residential transfers. Certain transactions are exempt. Confirm the applicable requirements before assuming that your sale qualifies for an exemption.
When should the buyer receive the disclosure?
In a covered transaction, the completed and signed disclosure generally must be delivered no later than when the buyer makes an offer. Preparing it before listing helps you meet that deadline.
What if I do not know the answer to a disclosure question?
Indicate that the information is unknown when that is accurate. Review the records you have, and avoid guessing about causes, dates, or work performed before your ownership.
Should I mention a leak or other problem that was repaired?
Answer the form's questions as written, including questions about past conditions. A completed repair does not necessarily make a question about the property's history irrelevant. Describe the event, repair, and available documentation accurately.
Does selling a home “as-is” eliminate disclosure requirements?
An “as-is” sale does not by itself create an exemption from Louisiana's disclosure requirements. The effect of warranty waivers depends on their terms and the circumstances; have a Louisiana real estate attorney review that language.
What should a condo seller gather before listing?
Gather current dues, assessment notices, association documents, available financial records, insurance information, and notices about planned work. Clearly identify which information is confirmed and which remains under discussion.
Does an inherited home automatically qualify for an exemption?
No. Some estate or fiduciary transfers are exempt, but the fact that a seller inherited the home does not alone establish that a later sale qualifies. Confirm the specific transaction's status.
Does a pre-1978 home need lead testing before it can be sold?
Federal disclosure rules generally require known information and available reports, rather than new testing by the seller. Covered buyers must receive the required materials and inspection opportunity unless that opportunity is properly modified or waived.
Does a seller disclosure replace the buyer's inspection?
No. Buyers should use it to guide further investigation, including inspections and document review appropriate to the property.
What should I do if I discover a problem after signing the disclosure?
Tell your agent promptly, document the information, and review the appropriate written notice or amendment. If the issue affects contractual rights or legal obligations, consult a Louisiana real estate attorney.
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