What should I ask at a home inspection? Focus on three things: which items are marked deficient and how serious each one is, what the inspector could not inspect and why, and which findings need a specialist's evaluation before your option period ends. In Texas, the answers will be organized on a standard state form, which makes good questions easier to ask.
That form is the Texas Real Estate Commission's Property Inspection Report, REI 7-6, which has been in effect since February 1, 2022, according to TREC's contracts and forms page. TREC's instructions say a licensed inspector must use it for any inspection performed for a real estate transaction, including a single-item inspection. The report is divided into six sections: structural systems, electrical systems, heating, ventilation and air conditioning, plumbing, appliances, and optional systems.
What should I ask a Texas home inspector before the inspection?
Good questions start before anyone climbs into the attic. Paragraph 7A of TREC's One to Four Family Residential Contract (Resale), form 20-19, lets the buyer have the property inspected by inspectors selected by the buyer and licensed by TREC (or otherwise permitted by law). That choice is yours, so use it well.
Ask these before you book:
- What is your TREC license type and number? TREC licenses three levels. An apprentice inspector works under the direct supervision of a professional inspector, a real estate inspector works under indirect supervision, and a professional inspector is not required to be sponsored. You can confirm any license with TREC's License Holder Search.
- Will you be the person on site? If an apprentice or real estate inspector will do the work, ask who the sponsoring professional inspector is.
- Which optional systems will you inspect, and for what fee? Under 22 Texas Administrative Code Section 535.233, sprinkler systems, pools and spas, outbuildings, private water wells, private sewage systems and certain other built-in appliances are optional. The inspector is not required to inspect them unless agreed.
- How soon will I have the written report? Your option period is short, and you will need time to get repair estimates.
- Can I attend the last part of the inspection? A walkthrough with the inspector is often more useful than the report alone.
What should I ask during and after the home inspection?
Once you have the report, the most productive questions follow its structure. Every item is marked with one or more of four boxes: I (Inspected), NI (Not Inspected), NP (Not Present) and D (Deficient). TREC's instructions require the inspector to explain the findings for each item.
What does "deficient" actually mean?
Under 22 Texas Administrative Code Section 535.227, a deficiency is a condition that, in the inspector's reasonable judgment, adversely and materially affects the performance of a system or component, or constitutes a hazard to life, limb or property as the standards specify. That covers a wide range, so ask for each deficient item:
- Is this a safety issue, a functional problem or routine maintenance?
- Is it active, or evidence of a past problem? Old water stains and active leaks read the same on paper.
- What could happen if it is not addressed?
- Do you recommend a specialist? Foundation, roofing, HVAC, plumbing and electrical items often warrant a second look.
- Is it something an older home commonly has?
That last question matters in established Dallas neighborhoods. The REI 7-6 form includes a notice that older homes may have conditions that met code when built but are considered hazardous today, and inspectors must still report them as deficient. Examples on the form include missing or malfunctioning GFCI and AFCI protection, ordinary glass where safety glass is expected, malfunctioning smoke or carbon monoxide alarms, excessive spacing between balusters, and missing bonding of gas piping, including CSST. If you are considering an older home, our post on what buyers should inspect in an older M Streets Tudor goes deeper.
What did you not inspect, and why?
Every NI box deserves a follow-up question. An inspector may mark an item not inspected because it was inaccessible, the utilities were off, stored belongings blocked access, or weather made it unsafe. Ask whether the item can be revisited, and whether a specialist should evaluate it before your deadline.
Which questions is the inspector not required to answer?
Setting expectations helps. TREC's Standards of Practice describe an inspection as a limited visual survey and basic performance evaluation, not a comprehensive investigation. Under Section 535.227, the inspector is not required to:
- Determine compliance with building codes
- Determine the presence of mold or other environmental hazards
- Estimate the life expectancy or age of components
- Provide repair cost estimates
- Determine the cause of a deficiency
The REI 7-6 form also states that it is not a technically exhaustive inspection and may not reveal all deficiencies. Many inspectors will share general context if you ask, but cost estimates should come from the contractor who would do the work.
What other inspections should I ask about in North Texas?
A general inspection is the starting point. When The Agency Dallas helps buyers decide what to ask at a home inspection, the list usually includes whether a specialist report is also needed. Depending on the property, that can mean:
- A wood destroying insect report. Under 4 Texas Administrative Code Section 7.176, these reports for real estate transactions must be made on the form prescribed by the Texas Department of Agriculture, and some lenders require one.
- A foundation evaluation by a structural engineer when the report notes movement or drainage concerns.
- A sewer line camera scope, especially in older homes with clay or cast iron lines.
- A pool and equipment inspection, if the general inspector is not covering it.
- A roof evaluation after a hail season.
- Well, septic and survey work on acreage. See our guide to surveys and inspections when buying acreage in Texas.
New homes are not exempt. Our post on whether you should get an inspection on a brand-new home in Texas explains why.
How does the inspection fit into the option period?
In a Texas resale purchase, the inspection usually happens during the option period, the negotiated window when a buyer who paid an option fee can terminate for any reason. The REI 7-6 form itself tells buyers it is their responsibility to obtain further evaluations and cost estimates for deficient items, ideally before contractual deadlines such as the option period. Our guide to the option period in a Texas contract explains the fee and deadlines.
One more point from the form deserves emphasis: items marked deficient do not obligate any party to make repairs. Repairs, credits or price changes are negotiated between buyer and seller. If repairs are agreed, Paragraph 7F of the TREC 20-19 contract says the seller should complete them before the Closing Date, using licensed or commercially engaged professionals, and provide documentation. That repair work can affect your calendar, which we cover in how long it takes to close on a Dallas home.
At The Agency Dallas, what to ask at a home inspection is less about a long checklist and more about leaving the inspection knowing what is urgent, what needs a specialist, and what can wait. This is general information, not legal advice; your attorney can address contract questions.
Frequently asked questions
Do Texas home inspectors have to be licensed?
Yes, when inspecting for a real estate transaction. TREC licenses three levels of inspectors: apprentice, real estate inspector and professional inspector. Apprentices and real estate inspectors must be supervised by a professional inspector. You can verify any inspector's license, and see disciplinary history, using TREC's License Holder Search tool before you book the appointment.
What is the TREC REI 7-6 form?
REI 7-6 is the Property Inspection Report form promulgated by the Texas Real Estate Commission, in effect since February 1, 2022. TREC-licensed inspectors must use it for inspections performed for a real estate transaction. It organizes findings into six sections and marks each item as Inspected, Not Inspected, Not Present or Deficient, with an explanation.
Does a Texas home inspection check for code compliance?
No. The REI 7-6 form states that the inspection is not an inspection to verify compliance with any building codes. TREC's Standards of Practice also say the inspector is not required to determine code compliance. An inspector may still report older conditions as deficient when they are hazardous by current standards, even if they met code when built.
Should I attend the home inspection?
If you can, yes. Walking the home with the inspector at the end lets you see deficient items in person, ask whether each is a safety, functional or maintenance concern, and understand what was not inspected. It also helps you decide quickly which specialists to call, which matters when your option period is only a few days long.
Will the inspector tell me how much repairs will cost?
Usually not. TREC's Standards of Practice say inspectors are not required to provide repair cost estimates. The REI 7-6 form puts the responsibility on the buyer to get further evaluations and cost estimates from qualified professionals, ideally before the option period ends. Ask the inspector which trades to call, then get written estimates from those contractors.
Does the seller have to fix items marked deficient?
No. The REI 7-6 form states that items identified as deficient do not obligate any party to make repairs or take other actions. Whether the seller repairs, offers a credit or adjusts the price is a negotiation between buyer and seller, usually documented in a written amendment during the option period. Your agent and attorney can help you structure it.
