Home repair in New Orleans, LA

New Orleans homes at a glance

Median year built

1960

Built before 1960

50%

Built since 2000

15%

Owner-occupied

51%

Median home value

$315,700

Main heat

Electric, 61%

Source: U.S. Census Bureau, American Community Survey 2024 1-year estimates

What New Orleans’s housing means for repairs

New Orleans has two kinds of housing. About 50% of homes predate 1960, including raised wood shotguns, doubles and Creole cottages on piers in the Bywater, Treme and Uptown. Newer slab homes fill Lakeview, Gentilly and New Orleans East, many rebuilt or raised after Hurricane Katrina. The median year built is 1960, and about 46% of homes are single-family detached.

Electric heat serves about 61% of homes, which reflects how much the city relies on central AC and heat pumps. Older raised homes have wood floors over open piers, so sagging floors, rotten sills and termite damage are common. Slab homes on soft soil settle and crack. With a median value of about $315,700 and about 51% of homes owner-occupied, owners spend a lot of their repair budget keeping wood dry.

Weather that wears on New Orleans homes

New Orleans sits at or below sea level on soft soil, and the ground slowly sinks. That subsidence tilts piers, cracks slabs and pulls porches away from houses. The climate is hot and humid most of the year, so wood rot, mold and Formosan termites attack sills, joists and trim. Hurricane season runs June through November, bringing wind damage to roofs and flooding from heavy rain that overwhelms street drainage. Summer afternoon storms drop a lot of rain fast. Air conditioners run almost nonstop, so compressors, condensate lines and ductwork in hot attics wear out quickly.

Common repairs in New Orleans

• Central AC breakdowns

  Central AC in New Orleans runs most of the year, and a failure in July means warm, humid air in hours.

• Sagging floor and pier repair

  Raised shotguns and cottages settle on their piers as the soil sinks, which makes floors slope and doors stick.

• Wood rot and termite damage repair

  Formosan termites and constant humidity eat into sills, porch columns and window frames.

• Roof repair after storms

  Hurricane and summer storm winds lift shingles and tear flashing on New Orleans roofs.

• Porch column and step repair

  Wood porch columns on raised homes rot at the base where water collects.

What these repairs cost

The middle half of Runhome repair estimates nationwide for each kind of job. Your price depends on the scope of the work.

Fix guides for New Orleans homeowners

• Porch support column is crumbling at the base

  Wood and brick porch columns on New Orleans raised homes rot and crumble where water sits at the base.

• Painted wood is rotten and crumbles when you press it

  Humidity and termites rot painted wood trim and siding on New Orleans shotguns and cottages.

• Door sticks and won't close properly

  Settling piers and subsidence in New Orleans make doors stick as the house shifts out of square.

• Bathroom floor is soft and spongy underfoot

  Raised New Orleans homes often get soft bathroom floors when humidity and slow leaks rot the subfloor over open piers.

Seasonal checklist

Hurricane season

Before June, clear gutters, secure loose roof flashing and know where your main water shutoff and breaker panel are.

Summer

Clear your AC condensate line every few weeks so it does not back up into the attic or closet.

Spring

Watch for Formosan termite swarms in the evening and have the house inspected if you see wings near lights or windows.

Year-round

Look under a raised house for wet soil, sagging joists or rot at the sills, and fix gutters that dump water near piers.

Common questions

Why are my floors sloping in my New Orleans shotgun house?

Most raised homes sit on brick or wood piers on soft soil that slowly sinks. As piers settle at different rates, floors slope and doors stick. A contractor can relevel the house and replace failed piers or rotten sills.

How do I check for Formosan termites in New Orleans?

Look for swarms of winged termites in spring evenings, mud tubes on piers or walls, and wood that sounds hollow. Formosan termites can build nests inside walls. A pest professional can inspect and treat, and a contractor can repair damaged framing after.

What makes AC repair cost more in New Orleans?

The price depends on whether you need a part like a capacitor or a new compressor, how hard the attic unit is to reach, and the age of the system. Older systems using phased-out refrigerant cost more to recharge. Runhome can give you an estimate from a description of what your system is doing.

Neighborhoods served

• Mid-City
• Bywater
• Treme
• Gentilly
• Lakeview
• Marigny
• Garden District
• Uptown

Other Louisiana cities

• Home repair in Baton Rouge
• Home repair in Shreveport