Louisiana Real Estate Purchase and Sale Agreement (Investor PDF)
An investor-ready purchase and sale agreement drafted for Louisiana transactions, plus a plain-English summary of what Louisiana law expects in a residential purchase contract. Free PDF, no signup required.
Louisiana Purchase and Sale Agreement
Free PDF • Updated July 2026
Part of our free real estate investor forms library.
What Louisiana Requires in a Purchase Contract
These are the contract and disclosure requirements our research identified for Louisiana residential transactions, with statute citations. Requirements change; always confirm the current rule before closing.
Federal Lead-Based Paint Disclosure Verbatim language required
42 U.S.C. 4852d; 40 C.F.R. Part 745 Subpart F (745.113); 24 C.F.R. Part 35 Subpart A
Pre-1978 housing: agreement to purchase must contain the Lead Warning Statement, seller's disclosure of known lead paint/hazards, records statement, buyer's 10-day inspection opportunity, and signed acknowledgments
Applies to: pre-1978 residential (target housing)
Residential Property Disclosure Document (PDD) Verbatim language required
La. R.S. 9:3195-3200 (Residential Property Disclosure Act); LREC-prescribed Property Disclosure Document
Seller must complete the LREC-prescribed PDD (or a form containing at least the LREC minimum language) disclosing known defects; applies whether or not a licensee is involved; if delivered after the buyer's offer, buyer may terminate within 72 hours of receipt
Applies to: all residential transfers (sale, exchange, bond for deed, lease-option) EXCEPT R.S. 9:3197(B) exemptions: court-ordered transfers, foreclosure/deed-in-lieu and foreclosing-mortgagee resales, bankruptcy trustee, eminent domain, fiduciary transfers, NEW never-occupied construction, co-owner transfers, successions, transfers to spouse/lineal relatives, divorce transfers, government transfers, and relocation-entity pass-through transfers
Express Waiver of Redhibition / As-Is Clause (customary, judicially policed)
La. Civ. Code arts. 2520-2548 (redhibition); art. 2548 (warranty exclusion); Shelton v. Standard/700 Associates, 798 So. 2d 60 (La. 2001)
Every Louisiana sale carries an implied warranty against redhibitory (hidden) defects; the customary investor as-is waiver is valid only if (1) written in clear and unambiguous terms, (2) contained in the agreement/act itself, and (3) brought to the buyer's attention or explained; seller's fraud can never be waived
Applies to: all residential (essential in as-is investor purchases and resales)
Louisiana Closing Practice at a Glance
| Deed convention | No common-law 'deeds': title passes by an Act of Sale (act of cash sale / credit sale), customarily an AUTHENTIC ACT passed before a notary and two witnesses; the customary arm's-length conveyance is a sale with full warranty of title (plus implied redhibition warranty unless expressly waived); investor deals commonly use a sale with waiver of warranties except warranty of title |
| Transfer tax | None statewide - new transfer taxes/fees are constitutionally prohibited (La. Const. art. VII, sec. 2.1, adopted 2011); sole grandfathered exception: Orleans Parish Documentary Transaction Tax, flat approx. $325 per residential transfer |
| Customary payer | n/a statewide; in Orleans Parish the flat tax is customarily paid with the buyer's recording costs (negotiable) |
| Attorney closing | Attorney required or customary. Civil-law NOTARY state: closing is the passage of the Act of Sale before a Louisiana notary (civil-law notaries have broad authentic-act powers); an attorney is not statutorily required, but closings are in practice conducted by title attorneys or attorney-owned title agencies - treat as notary/attorney customary |
| Witness and notary | Act of Sale as an authentic act requires execution before a notary public IN THE PRESENCE OF TWO WITNESSES, signed by each party, each witness, and the notary (La. Civ. Code art. 1833); transfer of immovable property must be by authentic act or act under private signature duly acknowledged (arts. 1839, 2440); recordation in the parish conveyance records required for effect against third parties (public records doctrine, arts. 3338 et seq.) |
More Investor Resources
Disclaimer: This template and summary are provided free for reference and educational purposes. Clearway Home Buyers is not a law firm and does not provide legal advice, and no attorney-client relationship is created by downloading or using these forms. Real estate law varies by state and by transaction. Review any form with a licensed Louisiana attorney before use. Read the full disclaimer.
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