Louisiana process · buyer view

The Louisiana Home-Buying Process: Your Step-by-Step Checklist

Buying a home in Louisiana works a little differently than in other states because Louisiana follows civil law rather than common law.

Reading as buyer. Switch to seller

Phase 1 of 7 · typically 2-6 weeks

Pre-Offer

Get your money, your agent, and your search lined up before you start touring homes. This is also where you sign the paperwork that says how your agent gets paid.

  1. Sign a written buyer representation agreement

    Your agentBefore touring any property with an agent

    Before an agent can tour a property with you in Louisiana, they must have a signed written agreement that spells out how they get paid. This is a NAR settlement rule that took effect August 17, 2024, and Louisiana REALTORS publishes a standard Exclusive Buyer Representation Agreement for this purpose. Read the compensation amount carefully — that is the number your agent expects to be paid no matter who ends up paying it.

    You'll need

    • Photo ID

    Cost: $0 to sign

  2. Get the Louisiana agency disclosure form

    Your agentAt the first scheduled meeting

    At your first scheduled meeting with a Louisiana licensee, they must give you the state agency disclosure form. It explains the four agency types allowed in Louisiana — seller's agency, buyer's agency, designated agency, and dual agency — so you understand who works for you and who works for the seller. Sign it and keep a copy for your records.

    Cost: $0

  3. Get pre-approved for a mortgage

    LenderBefore you start touring homes

    Talk to two or three lenders so you can compare interest rates, fees, and loan programs. A pre-approval letter shows sellers you can actually afford the home and tells you the price range you should be shopping in. Have your tax returns, recent pay stubs, and bank statements ready when you apply.

    You'll need

    • W-2s (last 2 years)
    • Pay stubs (last 30 days)
    • Bank statements (last 2 months)
    • Photo ID

    Cost: $0

  4. Budget for Louisiana closing costs

    YouBefore making an offer

    Plan for closing costs on top of your down payment — usually 2% to 5% of the purchase price. If you are buying in Orleans Parish, you also pay a local documentary transaction tax that does not apply in most other Louisiana parishes. Louisiana does not charge a statewide transfer tax, but you will still see notary fees, title search fees, and lender fees.

    Cost: varies

  5. Confirm who needs to sign if you are married

    YouBefore making an offer

    Louisiana is a community property state, so if you are married and buying with funds earned during the marriage, your spouse may need to be on the paperwork even if only one of you is on the loan. Talk to your lender and your closing notary early so the right names are on the Act of Sale. Skipping this can hold up your closing on the day of signing.

    You'll need

    • Marriage certificate if applicable

    Cost: $0

  6. Tour homes that fit your budget and area

    Your agentAfter pre-approval, until you find the right home

    Walk through homes in person with your agent so you can see the neighborhood, the condition of the property, and how it feels. Take photos and notes so you can compare later. Pay attention to flood history clues like water lines on walls or raised foundations, especially in southern Louisiana parishes.

    Cost: $0

Phase 2 of 7 · typically 1-5 days

Offer

Put your offer in writing using the Louisiana Residential Agreement to Buy or Sell, then deliver earnest money once the seller accepts.

  1. Review the Louisiana Residential Agreement to Buy or Sell

    Your agentBefore submitting your offer

    Most Louisiana home offers use the Louisiana REALTORS Residential Agreement to Buy or Sell, which is written for Louisiana's civil law system. Go through the price, financing terms, contingencies, and closing date with your agent before signing. Ask questions about anything you do not understand — once both sides sign, the contract is binding.

    You'll need

    • Pre-approval letter

    Cost: $0

  2. Decide on offer price, contingencies, and closing date

    Your agentBefore submitting your offer

    Work with your agent to choose a price that fits the market and the home's condition. Include the contingencies you want — usually financing, inspection, appraisal, and title. Pick a realistic closing date based on how long your lender expects to need.

    Cost: $0

  3. Ask the seller to help cover your agent's fee if needed

    Your agentWhen submitting your offer

    Since the August 17, 2024 NAR settlement, MLS platforms can no longer publish offers of cooperative compensation, so buyer agent pay does not automatically come from the listing side. If you cannot pay your agent's fee out of pocket, you can write a seller concession into the offer asking the seller to cover that amount at closing. Your lender must approve the concession amount.

    Cost: $0

  4. Deliver your earnest money deposit

    YouWithin the timeframe in your contract

    Once the seller accepts, you wire or hand-deliver your earnest money deposit to the broker or title company holding it in escrow. Louisiana brokers must keep these funds in a separate trust account — never mixed with their own money. Get a receipt confirming the deposit was received.

    You'll need

    • Wire transfer confirmation or cashier's check

    Cost: $1,000-$10,000 typical

  5. Confirm you received the Property Condition Disclosure

    Seller's sideBefore or just after submitting your offer

    Louisiana sellers of one-to-four-unit homes must give you a Property Condition Disclosure Document before you sign an offer. If you only get it after your offer, you have three days to back out without penalty. Save the dated copy in your records.

    You'll need

    • Property Condition Disclosure Document

    Cost: $0

Phase 3 of 7 · typically 1-2 weeks

Under Contract

After the offer is accepted, you open title work, send your file to the lender, and confirm flood and zone issues specific to Louisiana.

  1. Read the Property Condition Disclosure carefully

    YouWithin a few days of contract acceptance

    Go through the disclosure line by line, paying special attention to flooding history, roof age, foundation issues, and any prior repairs. Louisiana sellers must answer based on their actual knowledge. Anything that worries you should go on your inspector's list.

    You'll need

    • Property Condition Disclosure Document

    Cost: $0

  2. Open title work with a Louisiana notary or title company

    Escrow / titleWithin a few days of contract acceptance

    Louisiana property transfers must be done in writing and signed before a notary public, so closings happen at a notary's office or a title company with a notary on staff. Your agent or lender can refer you to one, or you can choose your own. They will run the title search, prepare the Act of Sale, and coordinate with your lender.

    You'll need

    • Executed purchase agreement
    • Photo ID

    Cost: varies

  3. Submit your full loan application to the lender

    LenderWithin 3-5 days of contract acceptance

    Now that you have a contract, send the signed agreement to your lender so they can move from pre-approval into full underwriting. Respond quickly to every document request — delays here are the most common reason closings slip. Avoid opening new credit lines or making large purchases until after closing.

    You'll need

    • Executed purchase agreement
    • Updated pay stubs
    • Updated bank statements

    Cost: varies

  4. Check the property's flood zone and insurance requirement

    YouWithin the first week under contract

    Louisiana sits in one of the country's highest-risk flood regions, so confirm whether the home is in a Special Flood Hazard Area on FEMA maps. If it is, your lender will require flood insurance through the National Flood Insurance Program or a private carrier. Premiums can range from a few hundred to several thousand dollars per year, so price this in early.

    You'll need

    • FEMA flood map lookup
    • Property address

    Cost: $0 to check

  5. Review HOA or condo documents if they apply

    Seller's sideWithin the first week under contract

    If your home is in a subdivision with building restrictions or a condominium regime, ask the seller for the recorded restrictions, association budget, bylaws, and any pending special assessments. Louisiana uses 'building restrictions' instead of CC&Rs, and condos fall under the Louisiana Condominium Act. Read these carefully — they govern what you can and cannot do with the property.

    You'll need

    • Building restrictions
    • HOA or condo bylaws
    • Recent association financials

    Cost: $0-$300 for document fees

Phase 4 of 7 · typically 5-14 days

Inspection

Hire qualified inspectors to check the home and the wood-destroying insects that come with Louisiana's climate, then negotiate any needed repairs.

  1. Schedule a general home inspection

    InspectorWithin the inspection period in your contract

    Hire a licensed home inspector to look at the roof, foundation, electrical, plumbing, HVAC, and structure. Try to be there in person so the inspector can walk you through what they find. Most inspections take two to four hours and you get a written report a day or two later.

    Cost: $400-$800 typical

  2. Order a wood-destroying insect inspection report

    InspectorWithin the inspection period in your contract

    Louisiana's warm, humid climate makes subterranean termites a near-constant pressure across most of the state, so a wood-destroying insect inspection report is standard for residential sales. Lenders almost always require one as a loan condition. A licensed pest control operator will inspect for active infestation, past damage, and treatment history.

    Cost: $75-$150 typical

  3. Review the inspection reports with your agent

    Your agent1-3 days after inspections

    Read every report fully — not just the summary. Sort issues into 'safety or structural,' 'expensive,' and 'cosmetic.' Use that list to decide whether to ask for repairs, ask for a credit, or accept the home as is.

    You'll need

    • General inspection report
    • Wood-destroying insect report

    Cost: $0

  4. Negotiate repairs or credits with the seller

    Your agentWithin the inspection period in your contract

    Send the seller a written request based on the inspection findings, asking for repairs, a price reduction, or a credit at closing. The seller can accept, counter, or refuse. If you cannot reach an agreement within the contract's inspection window, most Louisiana contracts let you cancel and recover your earnest money.

    You'll need

    • Inspection reports
    • Repair request form

    Cost: $0

  5. Check coastal zone permit history for waterfront property

    Escrow / titleDuring the inspection period for coastal properties

    If the home is in or near Louisiana's coastal zone, ask whether any docks, bulkheads, fill, or shoreline work was done with a Coastal Use Permit. Unpermitted coastal zone work can become your problem after closing and may affect your ability to use the property. Your title company can pull permit records as part of due diligence.

    Cost: varies

Phase 5 of 7 · typically 2-4 weeks

Loan & Appraisal

Your lender orders the appraisal and pushes the loan through underwriting while you lock your rate and arrange insurance.

  1. Lender orders the appraisal

    LenderWithin 1-2 weeks of contract acceptance

    Your lender hires a licensed appraiser to confirm the home is worth at least what you agreed to pay. You typically pay the appraisal fee upfront or at closing. If the appraisal comes in low, you can renegotiate the price, bring extra cash, dispute the appraisal, or walk away under your financing contingency.

    Cost: $400-$700 typical

  2. Send underwriting documents to your lender

    LenderThroughout underwriting

    Your lender will keep asking for documents until they are done — updated pay stubs, bank statements, explanations for large deposits, gift letters, and more. Respond the same day if you can. Underwriters are looking for any change in your finances since pre-approval.

    You'll need

    • Updated pay stubs
    • Updated bank statements
    • Letters of explanation if requested

    Cost: $0

  3. Lock your interest rate

    LenderAfter loan application, before closing

    Talk with your lender about when to lock your rate. A rate lock guarantees a specific interest rate for a set number of days, usually 30 to 60. Lock early enough to cover your closing date, but be aware that some lenders charge fees for very long locks or for extending one that expires.

    Cost: $0 to varies

  4. Review your Loan Estimate

    LenderWithin 3 business days of loan application

    Your lender must send a Loan Estimate within three business days of your application. Compare the interest rate, monthly payment, lender fees, and total closing costs against what other lenders offered. Ask the lender to explain any line you do not understand — these numbers should not surprise you at closing.

    You'll need

    • Loan Estimate

    Cost: $0

  5. Buy homeowners insurance and flood insurance if required

    You1-2 weeks before closing

    Get a homeowners policy in place before closing — your lender needs proof of coverage to fund the loan. If the home is in a Special Flood Hazard Area, you must also buy flood insurance through the National Flood Insurance Program or a private carrier. Louisiana premiums are higher than the national average, so shop more than one carrier.

    You'll need

    • Insurance binder or declarations page

    Cost: varies

Phase 6 of 7 · typically 5-10 days

Pre-Closing

Final paperwork, final walkthrough, and the wire transfer that funds your purchase.

  1. Review your Closing Disclosure

    LenderAt least 3 business days before closing

    Federal law requires the lender to give you a Closing Disclosure at least three business days before closing. Compare it line by line to your earlier Loan Estimate and ask about anything that moved. If something is wrong, fixing it now is easier than fixing it at the closing table.

    You'll need

    • Closing Disclosure

    Cost: $0

  2. Do the final walkthrough

    Your agentWithin 24-48 hours before closing

    Visit the home one more time in the day or two before closing. Confirm that any agreed-upon repairs were done, that the seller's belongings are out (unless your contract says otherwise), and that nothing has been damaged since your last visit. Bring your inspection report and your agent.

    You'll need

    • Inspection report
    • Repair receipts from seller

    Cost: $0

  3. Confirm wire instructions by phone before sending money

    You1-2 days before closing

    Wire fraud in real estate is common and devastating. Call your title company or notary on a number you got from their published website — not from an email — and confirm the wire instructions out loud before you send funds. If anything in an emailed instruction has changed at the last minute, treat it as suspicious until proven otherwise.

    You'll need

    • Wire instructions

    Cost: $0

  4. Wire your down payment and closing costs

    You1 day before or morning of closing

    Send the exact amount your closing disclosure shows you owe to the title company or notary's trust account. Wire transfers usually need to arrive the day before closing or early the morning of. Bring your wire receipt to the closing as proof.

    You'll need

    • Wire receipt

    Cost: $15-$50 wire fee

  5. Preview the Act of Sale before closing day

    Escrow / title1-2 days before closing

    Ask the closing notary to send you a draft of the Act of Sale and the closing package the day before signing. Louisiana requires the transfer of immovable property to be in writing and executed in front of a notary, so this document is the legal heart of your purchase. Skim it for spelling of names, the legal description, and the price.

    You'll need

    • Draft Act of Sale

    Cost: $0

Phase 7 of 7 · typically 1-3 days

Closing

Sign the Act of Sale before a Louisiana notary, get your keys, and the notary records the sale with the parish.

  1. Sign the Act of Sale before the notary

    Escrow / titleOn the closing date in your contract

    Louisiana closings happen in front of a notary public, usually with two witnesses, because that is how immovable property legally transfers in Louisiana. The notary will read the key terms, then you sign the Act of Sale, the mortgage, and the supporting loan documents. Bring a valid government photo ID.

    You'll need

    • Government photo ID
    • Wire receipt

    Cost: varies

  2. Spouse signs if community property rules apply

    YouOn the closing date

    If you are married and the home will be community property under Louisiana law, your spouse must sign even if their name is not on the loan. Bring your spouse to the closing or arrange a power of attorney in advance if they cannot attend. Missing this signature is a frequent reason closings have to be rescheduled.

    You'll need

    • Spouse photo ID
    • Power of attorney if applicable

    Cost: $0

  3. Notary records the Act of Sale with the parish

    Escrow / titleSame day or 1-2 days after closing

    After signing, the closing notary submits the Act of Sale and mortgage to the parish conveyance and mortgage records. Recording is what makes your ownership public and protects you against later claims. You usually get a receipt of recording within a few days.

    Cost: Included in closing costs

  4. Get your keys and take possession

    Seller's sideAt closing or per contract terms

    Once the closing is signed and funded, the seller hands over the keys, garage remotes, and any codes for alarms or smart locks. Change the locks soon after move-in since you don't know who else has a key. Walk through the home one more time to make sure everything is in the condition you expected.

    Cost: $100-$300 for lock change

  5. Save your closing package somewhere safe

    YouAfter closing

    Your closing notary will give you a packet that includes the Act of Sale, the Closing Disclosure, your mortgage, and the title work. Save digital and paper copies — you will need them for taxes, future refinancing, and when you eventually sell. A photo of every page on your phone is the fastest backup.

    You'll need

    • Full closing package

    Cost: $0

Sources

  1. [1] NAR Settlement Practice Changes Effective August 17, 2024
  2. [2] Louisiana REALTORS Exclusive Buyer Representation Agreement
  3. [3] NAR Settlement Compensation Practice Changes
  4. [4] NAR Settlement MLS Policy Changes
  5. [5] City of New Orleans Finance Department Documentary Transaction Tax
  6. [6] La. R.S. 49:214.21 Louisiana Coastal Zone Management Act
  7. [7] LDNR Coastal Management Division
  8. [8] La. R.S. 9:1141 Louisiana Homeowners Association Act
  9. [9] La. R.S. 9:1121 et seq. Louisiana Condominium Act
  10. [10] La. R.S. 9:3196-3200 Property Disclosure
  11. [11] LREC Rules on Agency Disclosure
  12. [12] Louisiana Civil Code Art. 1833 Authentic Acts
  13. [13] La. C.C. art. 2327 et seq. Community of Acquets and Gains
  14. [14] La. R.S. 37:1455 Agency and Disclosure Requirements
  15. [15] La. R.S. 9:3196-3200 Residential Property Disclosure Act
  16. [16] FEMA National Flood Insurance Program
  17. [17] La. C.C. art. 1839 Transfer of Immovable Property in Writing
  18. [18] La. R.S. 35:1 et seq. Notarial Authority
  19. [19] La. R.S. 9:3196-3200 Residential Property Disclosure Act
  20. [20] La. R.S. 9:3196-3200 Property Disclosure Including Pest Disclosure
  21. [21] LREC Trust Account Rules LAC Title 46:67

Last updated May 15, 2026