Home Inspection Reports Explained

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What Goes Into a Home Inspection Report Texas Buyers Receive?

Every licensed Texas inspector reports on the same document: the TREC Property Inspection Report, form REI 7-6. The form moves through the structural systems first (foundation, grading and drainage, roof covering, roof structure and attic, walls, ceilings and floors, doors, windows, stairways, fireplaces and porches), then electrical, heating and cooling, plumbing and appliances, and finally the optional systems such as irrigation, pools and spas and outbuildings.

Beside each item the inspector checks one of four boxes and writes a comment. The Smart Inspector attaches photos to those comments and publishes the whole thing as a web page rather than a static printout, so you can open it on your phone while you are still standing in the house, forward it to your agent and zoom in on any picture.

What the form leaves out matters just as much. A Texas home inspection report documents a visual, non-invasive inspection of readily accessible systems on the day of the inspection. It is not a code-compliance inspection, not an appraisal and not a warranty. It does not cover the underground sewer line, invasive testing or laboratory work such as mold sampling unless you arrange those separately.

When Do You Get the Report and How Is It Delivered?

The Smart Inspector delivers the report the same day as the inspection. Before you open it, your inspector walks you through the findings in person at the property, pointing at the actual crack, outlet or flashing so the photos make sense when you read them later that evening. If you cannot be there, the inspector reviews the report with you by phone instead.

That order, walkthrough first and written report second, is deliberate. The walkthrough tells you which findings the inspector considers significant and which are routine maintenance. The written report then gives you the documentation to act on that judgment with your agent. For the full timeline, read when you will get your home inspection report. If you are weighing whether to take time off work for it, see whether you should attend your home inspection.

How to Read the Four TREC Marks

The first thing to learn on any home inspection report Texas inspectors produce is the row of checkboxes beside each item. They are not a grade. They tell you whether the inspector was able to evaluate the item and, if so, whether it needs attention.

Deficient is the mark that drives most conversations after an inspection, and it is broader than people expect. Under the TREC Standards of Practice it covers anything from a missing outlet cover to a foundation concern, so the comment and photo beside the mark carry the real weight, not the checkbox itself. Our page on what a TREC inspection report is goes section by section through the form. TREC also publishes the blank form and its standards at trec.texas.gov.

How Photos and Comments Work

A checkbox tells you that something was found. The photo shows you where, and the comment tells you why it matters. In a Smart Inspector report those three pieces sit together for each finding, so you are never left guessing which of the twelve windows had the failed seal or which breaker was double-tapped.

Comments are written in plain language. Our inspectors are known for being extremely picky, and they are just as known for explaining what they found without jargon. A good comment names the condition, explains the risk or consequence, and usually notes what kind of professional typically addresses it. That last part helps your agent write a repair request that a contractor can price.

Two things to keep in mind as you read. First, thermal imaging is complimentary on every inspection, so when an infrared image helps explain a finding, for example a cool area on a ceiling that points to moisture, you may see that image alongside the regular photo. Second, not every comment describes a defect. Some explain a limitation, such as stored belongings blocking an attic hatch, which is why the item was marked Not Inspected rather than Deficient.

Summary Versus Full Report: Which One Should You Read?

Most reports open with a summary of the significant findings. It is a useful starting point, especially when you are on a phone at the kitchen counter, but treating it as the whole report is the most common mistake buyers make. The summary is a filter. The full report is the record, and on a home inspection report Texas agents negotiate from, the record is what counts.

The full report holds the items marked Not Inspected and the reasons behind them, the maintenance notes that never rise to the level of a repair request but will shape your first year in the house, and the context that keeps a Deficient mark in proportion. Read the summary the night of the inspection, then read the full report before you talk to your agent about what to ask for.

Knowing what a strong report contains also helps you judge one. Our page on what a good home inspection report should look like covers the anatomy in detail. In short, look for the following.

• A summary of significant findings that links back to the full item.
• A photo for every Deficient item, with the defect clearly visible or marked.
• Comments that explain the condition and its consequence, not just a label.
• The TREC REI 7-6 structure, so nothing required by the standards is skipped.
• A clear reason beside every Not Inspected mark.
• Web delivery you can share with your agent, lender or contractor from any device.

From Walkthrough to Repair Request: What to Do Next

The report is only useful if it turns into decisions. In a Texas residential contract the buyer usually has an option period to inspect and negotiate, so the days after the inspection move quickly. Here is the sequence our clients follow.

1. Attend the walkthrough. Ask the inspector which findings they would address first if it were their house. Take notes on your phone.
2. Read the full report the same day. Same-day delivery exists so that you do not lose an option-period day waiting. Read the summary first, then every section.
3. Sort the Deficient items into three piles. Safety items, major systems (foundation, roof, electrical, HVAC, plumbing) and ordinary maintenance. The first two piles are where negotiation happens.
4. Talk to your agent. Your agent knows the contract, the seller’s position and the local market. They will help you decide between repair requests, a price adjustment or a credit at closing.
5. Get bids for the big items. A contractor’s estimate turns a Deficient mark into a number the seller can respond to. Share the report link so the contractor sees the photo and comment.
6. Submit the request. Keep it focused on the items that matter to you. The full picture of this stage is on what to do after a home inspection.
7. Verify the repairs. If the seller agrees to fix things, book a re-inspection of the repairs before closing. Receipts alone do not show whether the work was done correctly.

See Six Sample Home Inspection Reports

The easiest way to understand the home inspection report Texas buyers actually receive is to read a real one before your inspection. The Smart Inspector publishes six sample inspection reports so you can see exactly how the TREC form, the photos and the comments come together for different kinds of inspections.

The six samples cover a full home inspection for a buyer, a new home inspection at the final walkthrough stage, a 1-year builder warranty inspection, a pre-listing inspection for a seller, a phase inspection performed before drywall goes up, and a sewer scope report. Each one is the same web-based format you will receive, so the sample you read today will look like the report you get after your own inspection.

If you are comparing inspectors, the sample reports are also the best evidence of how thorough a company is. Read a few sections closely. Then, when you are ready, book your inspection online or call (817) 842-0330 and ask for a specific inspector by name or the first available.

Frequently asked questions