Property Disclosures and ‘Redhibition’

MC900324380[1]When you sell residential property in Louisiana, you are required to fill out a full and complete Property Disclosure report that is then made available to all prospective buyers.

So what if you know something really bad about your house that you don’t want to disclose? Something so bad it would chase off a buyer, or keep him from giving you full price?


Here in LA we have a law called Redhibition. It gives the buyer of a property the right to demand a partial refund of the sale price; or in extreme cases, the right to completely rescind the sale…. it’s all about buyer protection for what is quite often the largest single purchase in a person’s lifetime.

The premise behind this law is simple. If there is a condition that would have kept the buyer from buying the house, or would have caused him to offer less than full price, then he has the right to recover damages from the seller… up to a year after the Act of Sale.

Unfortunately, some sellers would prefer the principle of “caveat emptor” – buyer beware. It basically says the buyer is buying the property ‘as is’ and he assumes all the risks; thus the reason for a thorough home inspection on the part of the buyer.

However, there are always things a seller will know that will never be revealed by a normal home inspection. First thing that comes to mind for me is flooding.

flood insurance riskIn 2005 the power of H.Katrina slammed Slidell with massive waves that originated in the gulf and just kept coming – across the Rigolets into the lake, meeting no resistance till they hit Slidell. The sheer power of the water picked up the I-10 and dropped it into the lake. All the homes along the lakefront were severely damaged, Old Town was completely under water, and even some homes above Florida Ave that had never flooded, took on water.

That was then; this is now. We have a new I-10, all the homes have been restored, and life is back to normal. Today, even the best home inspection won’t reveal the extent of damage or repairs… just the fact that certain parts of Slidell have all new kitchens and beautiful new flooring thanks to flood insurance.

So in the section of the property disclosures pertaining to flooding, to admit that a home flooded for H.Katrina is no big deal. The dishonesty occurs when a home also flooded for H.Isaac (2012) and the seller makes note of only H.Katrina… It’s called ‘lies by omission‘.

So why would this matter? Because H.Isaac was not a true hurricane as we know them here in SE-LA… Isaac was little more than a bad tropical storm. Heavy wind Coffee potgusts and 4-days of non-stop rain. For most of us, the biggest inconvenience being the lack of air conditioning and no way to brew our coffee [personally tramatic].

So if a home also flooded from H.Isaac or any other tropical storm, that is a totally different kind of information; indication of a flood prone situation that a buyer would probably want to know about. Definitely a material disclosure.

In the LA Agreement to Buy/Sell there is an ‘as is’ and ‘waiver of Redhibition’ clause. Even at the closing the buyer signs a separate Waiver of Redhibiition. But here’s the point I want to get across here –

The Waiver of Redhibition was not designed to shield sellers who engage in fraud or bad faith by making false or misleading representations about the quality or condition of a particular property.

Disclosure Exemptions 

On the first page of the Property Disclosure form, there is list of parties who are exempt from the requirement to disclose… transfers via foreclosure and succession being the most common. Obviously the lender or asset manager handling a foreclosure would have no personal knowledge about the history of the property. However, there is sometimes a gray area pertaining to successions.

If the executor (or an attorney) for an estate was not close to the deceased, it is understandable he might have little knowledge about the condition of the property being sold. Thus the reason for the exemption.

GrandpaOn the other hand, many times the executor is a close relative, knew the deceased, and was even the one helping out in times of difficulty or in the aftermath of a storm. Quite often the executor may have even lived with the decedent for a number of years. So when a Realtor knows of this relationship, it is paramount that as much disclosure be made as possible, in spite of the exemption.

For example, the executor may need to check ‘not known’ regarding electrical or plumbing systems, but might have knowledge whether the home had ever flooded… it is a matter of integrity that the listing agent ask the right questions and insist on any disclosures that should be made available to the buyer.

Get a home inspection regardless of what the Disclosures say –

In the discussion about disclosures, I have a huge bone to pick with sellers  who deliberately lie by omission.

I had a case in N.O. where the seller completed the property disclosures with a Y or N all the way through, but with regards to the roof, checked off NK – for not known. Wouldn’t you know, the buyer’s home inspection revealed plastic tubs in the attic to collect rain Disclosurewater… wonder who put those up there?

When I forwarded the buyer’s Inspection Response, I included a copy of the written report along with photos, and requested a new roof or a price reduction. The seller declined our request, and the sale fell through.

However, in spite of the inspection report, the seller did not revise his property disclosure form. nor did the agent add a note regarding the roof condition in the Agent Remarks section of the MLS.

In closing, the rule of thumb is disclose, disclose, disclose. It’s all about integrity and honesty. If the house has a problem, fix it. If you can’t fix it, say so and adjust the price accordingly.

If you are the buyer and you have reason to doubt the information contained in a property disclosure, demand more answers. And finally, if not satisfied with the answers, move on…. there are so many other homes to choose from.


About Joyce Albert

Why you need a Real Estate Consultant, not just another Agent… The difference between a real estate agent and a real estate consultant is the difference between someone who just wants to make a sale, and a professional who is willing to share with you their in-depth knowledge of the market in order to help you navigate one of the largest financial decisions of your lifetime. In my career as a real estate consultant, putting my clients first has been the hallmark of my success. I will always make myself accessible, be a good listener, and respond quickly to your needs. So if you are looking for a true professional to help you buy or sell a home in the Slidell, Mandeville, or Covington areas, please contact me. I look forward to working with you. Certified 203k Specialist I am a certified FHA-203k Specialist affiliated with the Re-buld USA program.- a program designed to assist buyers wanting to purchase distressed properties (hurricane damaged, repos, short sales) that require rehab. Accredidations -  Accredited Buyer Representative (ABR)  e-Certified  Short-Sale & Foreclosure Certified (SFR) Other Memberhips. . .  Louisiana Association of Realtors  New Orleans Metropolitan Assn of Realtors (NOMAR)  Gulf South Real Estate Information Network  National Assn of Realtors (NAR) of Realtors (NAR)  Real Estate Board of Accredited Buyer Consultants (REBAC)
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4 Responses to Property Disclosures and ‘Redhibition’

  1. Louisiana, with our civil law tradition is actually ahead of many of our common-law sister states with regard to our warranty against hidden defects. In many states, the rule of “caveat emptor” does control, however, more and more often those states, by legislation, are beginning to abrogate the rule that the seller makes no warranty as to the condition of the premises.

    Also, it may be important to note that that actions in redhibition only apply to sales. Thus, contracts to build, repair or remodel a house, for example, are not susceptible to a redhibitory action, but rather the purchaser of those services would have to seek redress under the laws governing breach of contract.


    • Joyce Albert says:

      Thank you for your comment. I would also like to see redhibition extended to foreclosed property when the banks representative has done an inspection. Too often the bank’s mngt company knows of serious defects, but hides behind their exemption status. For their buyers, “caveat emptor” applies even in Louisiana.


  2. Mona jacob says:

    I bought a house in Holden, at the act of sales I point blanked asked if the house ever flooded, the answer I got was no. So the sale went thru. After the remodeling started ifound rotten wood and watermarks from flooding, have spent much more damage then expected. Floor joist had to be removed ad reached. Then besides this the owners failed to disclose restrictions on property. Wouldn’t this be lies under omission. The repaired have started costing me more than the house.


    • Joyce Albert says:

      A seller does not always know the history of a house they are selling. For example, if in the sales history of a property, there was a foreclosure or succession sale, there would be a gap in information. If however, you feel the water damage is recent and information was deliberately withheld, you may want to consult an attorney. Good luck with this.


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