Step 1: Safety Assessment Before Entry
Before entering the home or beginning any inspection, evaluate exterior safety conditions from the street. The Federal Emergency Management Agency publishes detailed guidance on post-storm safety that applies regardless of the home's location.
Look for downed power lines on or near the property. Lines that appear dead can still be energized through generator backfeed or staged repair work. Stay 30 feet away from any line touching the structure.
Check for visible structural damage that could indicate collapse risk. Partial roof failure, shifted walls, leaning chimneys, and bowed foundation lines all suggest the structure may not be safe to enter.
Identify gas leak indicators. The smell of mercaptan (added to natural gas as an odorant), hissing sounds near the meter or service line, or dead vegetation along the gas line route all suggest a leak. If any of these are present, contact the utility (Entergy New Orleans for electricity, Atmos Energy or Entergy for gas) before entering.
Verify that floodwater has receded. Standing water inside a structure can hide hazards including damaged flooring, energized circuits, sharp debris, and biological contamination.
Step 2: Document Exterior Damage
Once safety conditions allow, document the exterior before going inside. Photographs from multiple angles establish a baseline for insurance claims and repair planning.
Roof Inspection from the Ground
Walk the perimeter and photograph each side of the roof. Look for missing or lifted shingles, displaced flashing, damaged ridge caps, and gutters pulled away from the fascia. Use a long lens or drone if available. Do not climb the roof immediately after a storm. Wet surfaces and weakened decking create significant fall risk.
Siding and Exterior Walls
Check for impact damage from windborne debris, separated siding, exposed sheathing, and water staining patterns that indicate where water entered. Photograph each wall in full and close-up on damaged areas.
Windows and Doors
Photograph each window from outside and inside. Look for cracked glass, damaged frames, failed seals, and water staining at the sill. Doors should close and latch correctly. Doors that won't close after a storm often indicate framing distortion from wind pressure or settlement.
Foundation and Crawl Space
Walk the perimeter looking for new cracks in pier foundations, displaced piers, water marks at pier bases, and debris accumulation around foundation vents. For raised pier homes, attempt visual access to the crawl space to check for water staining and structural damage.
Step 3: Interior Inspection by Room
Move through the home systematically. Working room by room prevents missed damage and creates organized documentation.
Start in the room closest to the main entrance and work outward. In each room, photograph all four walls, the ceiling, and the floor. Note water staining patterns and their height (which indicates flood depth if applicable). Check that doors close correctly. Test light switches if power is on and the home has been cleared by a qualified electrician.
For each ceiling, look for active drips, water bubbling behind paint, sagging drywall, or visible mold. Active water intrusion needs attention before continued damage occurs. The CDC mold information page covers exposure risks and remediation considerations for water-damaged homes.
In bathrooms and kitchens, check under sinks for water damage, look at flooring near plumbing fixtures, and verify drains are functional. Sewer backups during flood events can damage plumbing in ways that aren't visible from above.
In bedrooms, check closet floors and walls for water staining. Built-in closets often hide water damage that won't be visible in the main room.
Check the attic if accessible. Look for daylight visible through the roof, water staining on the underside of decking, and displaced insulation. Recent water intrusion often shows as darker, wet insulation in a small area.
Step 4: Mechanical Systems Check
Mechanical systems require specific evaluation after a hurricane. Damage often isn't visible without professional inspection.
The HVAC system needs evaluation if the outdoor unit was submerged or exposed to high winds. Submerged units typically need replacement of the contactor, capacitor, and potentially the compressor. Refrigerant lines may have been damaged by debris. A licensed HVAC technician should inspect before extended operation.
The electrical panel needs inspection if any portion of the panel or meter base was submerged or damaged by water intrusion. Even small amounts of water in a panel can cause long-term corrosion and accelerated failure. A licensed electrician should evaluate panels with any water exposure.
Water heaters that were submerged should be replaced. The thermal expansion valve, gas controls, and insulation are all compromised by water exposure. Don't attempt to restart a submerged water heater.
Plumbing should be checked for compromised supply lines, damaged fixtures, and sewer line issues. Sewer backups during flood events can cause problems that don't appear immediately but develop over weeks. Sewer scope inspection is reasonable after significant flooding.
Step 5: Specialty Inspections for Specific Damage
Depending on what the initial walkthrough reveals, specialty inspections may be appropriate.
Structural Engineering Evaluation
Required when visible structural damage exists: shifted walls, displaced framing, foundation movement, or significant roof structure damage. Engineering evaluations typically cost $500 to $1,500 in the New Orleans market.
Mold Assessment
Appropriate after any significant water intrusion. Hidden mold growth often develops in wall cavities, under flooring, and in attics. A certified mold assessor can identify problem areas. Cost typically runs $400 to $800 for residential assessment.
Roof Specialist Inspection
Recommended after any direct hurricane impact. A roofer can identify damage that's not visible from the ground, evaluate underlayment condition, and document findings for insurance purposes. Many New Orleans roofers offer post-storm inspections at no cost in exchange for the opportunity to bid on repair work.
Elevation Certificate
Required for flood insurance in many cases. After significant flooding or any change to the home's elevation, an updated elevation certificate may be needed. Licensed surveyors in Louisiana can produce these certificates for $400 to $700.
Step 6: Documentation for Insurance and Repair
Organize findings before contacting your insurance company or repair contractors. A complete documentation package supports both claims and repair planning.
Compile all photographs in date order with location notes. Smartphone cameras typically embed location and time data, but organizing them by room helps reviewers understand the damage pattern.
Create a written list of damaged items with approximate replacement values. Personal property losses are easier to claim with documentation than from memory.
Save receipts for any emergency repairs. Temporary repairs to prevent further damage (tarping a roof, boarding broken windows, removing wet drywall) are typically covered by insurance, but receipts are required.
Request written estimates from at least two contractors for each significant repair. Even when insurance is handling the work, multiple estimates establish the market range and protect against under-scoping.
Contact your insurance company within the time limit specified in your policy. Most flood and hurricane policies have specific deadlines for initial claims, typically 30 to 60 days. Wind and flood may be separate policies with separate deadlines.
Step 7: Decision Points for Buyers
For buyers evaluating a property that has been through a recent hurricane, the inspection process surfaces specific questions that affect the decision to proceed.
Has the visible damage been fully repaired with permits and documentation? Repairs done without permits may not meet current code and may not be covered by insurance going forward.
Has hidden damage been assessed? Cosmetic repairs that cover up structural or moisture damage create future problems. A thorough inspection should establish what's behind finished surfaces in areas that experienced damage.
What's the current insurance status? Properties with recent flood damage may face higher rates, separate flood policies, or coverage exclusions. Quotes from multiple insurers establish what coverage actually costs.
What's the flood zone designation, and has it changed? FEMA periodically updates flood maps, and recent storms sometimes trigger remapping. The current Flood Insurance Rate Map (FIRM) determines mandatory coverage and rate structure.
For New Orleans specifically, the combination of recent storm history and ongoing flood risk means post-hurricane inspections take more time and produce longer reports than inspections in lower-risk markets. That's appropriate. The investment in thorough evaluation is small compared to the cost of missed damage discovered after closing.