Texas Home Inspection Requirements: TREC Rules Every Buyer Should Know
Short answer: Texas does not require buyers to get a home inspection, but if you hire one, the inspector must hold a license from the Texas Real Estate Commission (TREC), follow the TREC Standards of Practice, and report findings on the state's Property Inspection Report form (REI 7-6). Here is what those rules mean for buyers in the Houston and San Antonio areas.
Who Regulates Home Inspectors in Texas?
Home inspectors in Texas are licensed and regulated by TREC. Anyone who performs a real estate inspection for a fee must hold one of three TREC inspector licenses:
Apprentice Inspector: performs inspections only under the direct supervision of a Professional Inspector.
Real Estate Inspector: performs inspections under the indirect supervision of a Professional Inspector.
Professional Inspector: the highest license level; may inspect independently and supervise other inspectors.
Before you hire anyone, you can look up an inspector's license on the TREC website.
What the Texas Rules Require of Your Inspector
Standards of Practice: TREC sets the minimum items an inspector must check, in Texas Administrative Code Title 22, §§535.227–535.233.
A state-promulgated report: findings must be reported on the TREC REI 7-6 Property Inspection Report form.
Clear ratings: each item is marked Inspected, Not Inspected, Not Present, or Deficient. If something could not be inspected, the report must say so and explain why.
A visual, non-invasive inspection: inspectors evaluate accessible components as they appear on the day of the inspection. They do not move furniture, open walls, or predict how long a system will last.
What Does a Texas Home Inspection Include?
The REI 7-6 report is organized into six sections:
Structural Systems: foundation (including the inspector's opinion on its performance), grading and drainage, roof covering, roof structure and attic, walls, ceilings, floors, doors, windows, stairways, fireplace, porches, and decks.
Electrical Systems: service entrance, panels, branch circuits, outlets, fixtures, and GFCI/AFCI protection.
Heating, Ventilation & Air Conditioning (HVAC): heating and cooling equipment and duct systems.
Plumbing Systems: water supply, fixtures, drains, water heater, and gas lines.
Appliances: dishwasher, disposal, range, oven, microwave, exhaust fans, and garage door operators.
Optional Systems: items such as lawn sprinklers, pools, and outbuildings, when included.
Common Deficiencies in Texas Homes
These are the findings that most often lead to repair requests or further evaluation:
Foundation movement: cracks, sloping floors, or sticking doors, which are common with the expansive clay soils around Houston and San Antonio. We recommend evaluation by a structural engineer when we observe these signs.
Roof covering damage: damaged shingles, worn flashing, or deteriorated vent boots. Our inspectors physically walk the roof when it is safe to do so; drone imaging is a supplement, not a substitute.
Electrical safety concerns: missing GFCI or AFCI protection, improper wiring, or panels without the required working clearance.
HVAC and duct problems: damaged ductwork, improper condensate drainage, or equipment that does not cool properly.
Plumbing leaks and water heater issues: active leaks, corrosion, and missing or improper safety components.
Moisture intrusion: staining or damage that may indicate water entry at the roof, windows, or plumbing.
The Option Period and Seller's Disclosure
Option period: most Texas buyers use the TREC resale contract, which lets you pay an option fee for the right to end the contract during a set number of days. Schedule your inspection early in that window so there is time for follow-up evaluations and repair negotiations.
Seller's Disclosure Notice: in most residential resales, Texas Property Code §5.008 requires sellers to disclose known defects. A disclosure only covers what the seller knows about; an inspection shows you the home's current visible condition.
How to Prepare for Your Inspection
Make sure all utilities (water, electricity, and gas) are on.
Confirm access to the attic, electrical panel, water heater, HVAC equipment, and garage.
Attend the end of the inspection so we can walk you through the key findings.
Bring any seller disclosures or repair records you have.
Frequently Asked Questions
Is a home inspection required in Texas?
No. Texas law does not require a buyer to get a home inspection, but most buyers schedule one during the option period. If you hire an inspector, they must be licensed by TREC.
Who regulates home inspectors in Texas?
The Texas Real Estate Commission (TREC) licenses inspectors and sets the Standards of Practice in 22 TAC §§535.227–535.233.
What report form do Texas home inspectors use?
Texas inspectors must use the TREC Property Inspection Report form, REI 7-6.
How long does a home inspection take?
Most inspections take about 3 to 5 hours, depending on the home's size, age, and any add-on services.
Does the seller have to fix items on the inspection report?
No. Deficiencies on a TREC report are not mandatory repairs. They are information you can use to negotiate repairs, credits, or a price change, or to decide whether to continue with the purchase.
Schedule a TREC-Compliant Inspection
Property Pro Checks provides TREC-compliant home inspections across the Houston and San Antonio areas. Add-on services include WDI (wood-destroying insect) inspections, sewer scope inspections, and infrared thermography.
Book your inspection online or call (281) 698-5608. Open 7 days a week, 7:30 AM to 9:30 PM. Se Habla Español.
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