What Are the Must Disclose Items When Selling Your Home in Louisiana?

What Is the Louisiana Property Disclosure Document?

When you sell a residential property with one to four dwelling units in Louisiana, you complete a form approved by the Louisiana Real Estate Commission that informs the buyer of the condition of the property. You answer in good faith, to the best of your belief and knowledge, as of the date you complete it. The form is not a warranty, and it does not replace a home inspection. Its purpose is to place what you know in front of the buyer so that both parties can proceed with clarity.

Louisiana law does exempt certain transfers from this requirement, including foreclosures, successions handled by an executor or administrator, new construction that has never been occupied, and transfers to a spouse or a relative. If you are unsure whether your sale qualifies for an exemption, I am happy to review your situation with you.

When Does the Buyer Receive It?

The completed form must be delivered to the buyer no later than the time the buyer makes an offer. For that reason, I encourage my sellers to complete it before the home is listed, so that it is ready the moment an offer arrives. When the form is delivered after an offer has been made, Louisiana law allows the buyer to withdraw from the contract without penalty within 72 hours, excluding weekends and holidays. Careful preparation helps you avoid that delay and the uncertainty that comes with it.

Inside the Property Disclosure Document

The form moves through the property section by section, and it is where repairs, damage, and known issues are recorded. It begins with the land, including servitudes, wetlands, and rights held by others, such as mineral or timber rights. It then addresses termites and other insects that damage wood, including any past damage and the status of your current termite contract.

The structure follows: the age of the home, any additions and whether they were permitted, the age of the roof, past damage from fire, wind, or hail, and any foundation repairs. Homes built before 1978 are accompanied by a lead paint notice. The form then turns to plumbing, water, and sewer, including wells and private sewer systems, followed by electrical service, heating and cooling, and appliances.

For sellers in Houma, Thibodaux, & The Bayou Region, one section deserves particular attention, and that is flood. The form asks about flooding, water intrusion, and drainage problems, as well as your flood zone, your flood insurance, any insurance claims, and whether you or a prior owner received disaster assistance. I recommend gathering your insurance records and any elevation certificate before you sit down with the form, so that your answers are complete and accurate.

The final section of the form covers matters such as homeowners association membership, liens, zoning, mold, and other hazards.

Yes, No, and No Knowledge

Each question on the Property Disclosure Document offers three responses: Yes, No, and No Knowledge. The seller completes the form based on the seller’s own knowledge of the property, and the form’s instructions explain how each response is used.

Why Honesty Protects You

Under Louisiana law, a seller is generally not liable for an error or omission on the form unless it amounted to a willful misrepresentation. Information provided by a public body or by a person with a professional license or special knowledge can also provide protection. The form is not a warranty by the seller, it is for disclosure purposes only, and the buyer keeps the right to inspect the property.

Fun Fact: Psychologically Impacted Property

Keeping You Informed

A Louisiana sale comes with several required forms and disclosures, such as the Property Disclosure Document, the Louisiana Client Pamphlet, and flood disclosures, among others. I provide each one and explain what it is and when it is delivered, so you are never left wondering what comes next. To request your home value, visit my website, or call or text me at 985.688.1707.