Can You Tour a Foreclosed House Before Buying in New Orleans?

One of the biggest concerns I hear from potential foreclosure buyers in New Orleans is: "Can I actually see inside the house before I bid?" It's a smart question—buying a property sight unseen feels risky, especially in a city where older homes can hide expensive surprises.

The short answer is: it depends on what type of foreclosure property you're considering. Let me walk you through your options for each type, because knowing when and how you can tour these properties could save you thousands of dollars and plenty of headaches.

REO Properties: Full Access Like Any Other Home

Bank-owned (REO) properties are your best bet for thorough inspections. Once the bank takes ownership after a failed auction, these properties are typically listed with real estate agents and treated like regular home sales.

Here's what you can expect:

Schedule Regular Showings

Your real estate agent can schedule showings just like with any other property. I've toured dozens of REO properties around New Orleans, from shotgun houses in the Bywater to larger homes in Lakeview, and the process is straightforward.

Professional Inspections Welcome

Banks usually allow full home inspections with licensed inspectors. This is crucial in New Orleans, where foundation issues, plumbing problems, and roof damage are common concerns.

Take Your Time

Unlike auction properties, you can visit multiple times, bring contractors for estimates, and really understand what you're buying.

Example: Last year, I knew a buyer who toured an REO property in Mid-City three times before purchasing. During the second visit with a contractor, they discovered the beautiful hardwood floors were hiding serious subfloor damage—knowledge that helped them negotiate a lower price.

Auction Properties: Limited or No Access

Courthouse auction properties present the biggest challenge for inspections. These properties sell quickly at the Orleans Parish Sheriff's Office, often with minimal viewing opportunities.

Drive-By Inspections Only

For most auction properties, you're limited to what you can see from the street and public areas. You can walk around the property, check the exterior condition, and peer through windows, but interior access is rare.

Occasional Public Open Houses

Some properties do have brief public viewing periods—usually just a few hours on specific days before the auction. These are announced in the legal notices, but they're not guaranteed for every property.

The Reality Check

I've watched experienced investors at Orleans Parish auctions, and many rely on exterior condition, neighborhood knowledge, and comparable sales rather than interior inspections. It's definitely higher risk, but that's partly why auction prices can be lower.

Pre-Foreclosure Properties: Best Access with Owner Permission

Pre-foreclosure properties offer the most flexibility because you're dealing directly with homeowners who still own their homes.

Owner-Arranged Tours

If you're working with homeowners facing foreclosure, they can show you through their property just like any private sale. Many are motivated to avoid the foreclosure process entirely.

Professional Inspections Possible

With the owner's permission, you can arrange for full inspections, appraisals, and contractor estimates.

Respectful Approach Required

Remember, these families are going through a difficult time. Approach these situations with empathy and professionalism.

How to Research When You Can't Get Inside

When interior tours aren't possible, you can still gather valuable information:

City Property Records

New Orleans property records online show square footage, number of rooms, and sometimes photos from previous sales. The Orleans Parish Assessor's website has detailed property information.

Historical Listing Photos

Check sites like Zillow or Realtor.com for previous listing photos. While properties may have changed, you'll get a sense of the layout and original condition.

Neighborhood Intelligence

Talk to neighbors if possible. They often know about flooding history, previous owners' maintenance habits, and recent issues with the property.

Google Street View Timeline

Use Google Street View's historical images to see how the property's exterior condition has changed over time.

What to Look for During Exterior Inspections

When you can only see the outside, focus on these key indicators:

Foundation and Structure

Look for cracks in exterior walls, uneven window frames, or doors that don't align properly. In New Orleans, foundation issues are expensive and common.

Roof Condition

Missing shingles, sagging areas, or visible damage could mean costly repairs. After Hurricane Ida, many properties still have roof issues.

Drainage and Flooding

Check for high-water marks on exterior walls, look at the yard grading, and ask neighbors about flooding history. This is critical in New Orleans.

Windows and Doors

Boarded-up openings, broken windows, or damaged doors can indicate security issues or vandalism.

Utilities

Look for electrical meters, AC units, and other utilities. Missing or damaged equipment adds to your renovation costs.

Tools That Can Help

Thermal Imaging Cameras

Some investors use handheld thermal cameras to detect temperature differences through windows, which can reveal heating/cooling issues.

Moisture Meters

If you can access exterior walls or porches, moisture meters help identify potential water damage.

Binoculars

Sounds basic, but good binoculars help you examine roof conditions, gutters, and upper-story details from the ground.

Professional Network

Build relationships with contractors who can quickly assess exterior conditions and give ballpark repair estimates.

Special Considerations for New Orleans

Historic District Properties

If you're looking at foreclosures in the French Quarter, Marigny, or other historic areas, renovation restrictions may limit what you can change. Research historic preservation requirements before buying.

Flood Zone Issues

Properties in certain flood zones have specific insurance requirements. Check FEMA flood maps and understand the insurance implications before purchasing.

Termite and Pest Issues

Louisiana's climate creates ongoing pest challenges. Look for mud tubes, wood damage, or other signs of termite activity during exterior inspections.

Working with Professionals

Experienced Real Estate Agents

Find an agent who regularly works with foreclosures. They understand the process, have relationships with listing agents, and know which properties might allow inspections.

Property Inspectors

Even for limited inspections, professional inspectors can spot issues you might miss. Their trained eye is especially valuable when working with limited access.

Local Contractors

Contractors familiar with New Orleans construction can give quick estimates based on exterior conditions and neighborhood patterns.

Making Smart Decisions with Limited Information

Start Small

If you're new to foreclosure buying, consider starting with REO properties where you can do full inspections.

Build Bigger Repair Budgets

When you can't inspect thoroughly, assume more problems and budget accordingly. Experienced investors often budget 20-30% more for unseen issues.

Focus on Location

When property condition is uncertain, location becomes even more important. A good neighborhood can carry a property through renovation challenges.

Learn Market Values

Understanding neighborhood pricing helps you determine if you're getting enough discount to cover potential problems.

Red Flags to Walk Away

Even with limited inspection opportunities, some signs should make you reconsider:

• Severe structural damage visible from outside
• Properties that have been vacant for over a year
• Homes in areas with persistent flooding issues
• Properties with extensive fire or storm damage
• Neighborhood safety concerns

The Bottom Line

While you can't always tour foreclosed houses before buying in New Orleans, you're not completely blind either. REO properties offer full access, pre-foreclosures allow owner-arranged tours, and even auction properties provide some inspection opportunities if you know where to look.

The key is matching your comfort level with risk to the right type of foreclosure property. If you need to see everything before buying, stick with REO properties. If you're comfortable with calculated risks and have experience estimating repair costs, auction properties might offer better deals.

Remember, every successful foreclosure investor in New Orleans started somewhere. Begin with properties that allow full inspections, learn the market, and gradually develop the skills to evaluate properties with limited access.

*This article is for educational purposes only and does not constitute financial, legal, or investment advice. Property costs, regulations, and market conditions vary. Always consult with qualified professionals before making real estate investment decisions.*