What Is a TREC Home Inspection Report (Form REI 7-6)?
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The TREC inspection report is the standard Property Inspection Report form (REI 7-6) that every licensed Texas home inspector must use. It organizes the home into structural, electrical, HVAC, plumbing, appliance and optional systems, and marks each item Inspected, Not Inspected, Not Present or Deficient, with the inspector’s comments and photos attached.
What the TREC inspection report form is
The Texas Real Estate Commission licenses home inspectors in Texas and publishes the Standards of Practice that define the minimum scope of an inspection. It also prescribes the form on which the results are reported: the Property Inspection Report, form REI 7-6. If you hire a licensed inspector anywhere in Texas, from Fort Worth to Frisco, the report you receive is built on this form.
That consistency is the point. A buyer comparing two reports on two houses, or a seller reading a buyer’s report against their own pre-listing report, is looking at the same structure, the same categories and the same four-way rating system. Agents, lenders and title companies across Dallas-Fort Worth know the form and know where to find what they need in it.
The form itself begins with a set of standard notices to the client. These explain what an inspection is and is not, how to read the ratings, and the limitations of a visual inspection. After that comes the body of the report, organized by system, and the inspector fills in each item as they work through the property.
The sections of a TREC inspection report
The form groups the home into major systems, and each system into the items the Standards of Practice require the inspector to address. The table below summarizes the main sections and what each one covers.
| Section | What it covers |
|---|---|
| Structural systems | Foundation, grading and drainage, roof covering, roof structure and attic, walls, ceilings and floors, doors and windows |
| Electrical systems | Service entrance and panels, branch circuits, outlets, switches and fixtures, and the protective devices that serve them |
| Heating, ventilation and air conditioning | Heating equipment, cooling equipment, duct systems, chases and vents |
| Plumbing systems | Water supply and distribution, fixtures and faucets, drains, wastes and vents, and water heating equipment |
| Appliances | Built-in appliances such as the dishwasher, disposal, range, oven, cooktop, microwave and vent hood, plus garage door operators |
| Optional systems | Lawn irrigation, swimming pools and spas, outbuildings and similar items, inspected only when arranged |
Within each section, the inspector addresses every required item. Where an item is present and accessible, it is inspected. Where it is not present, or could not be inspected on the day, the form records that explicitly rather than leaving a blank.
What I, NI, NP and D mean on the form
Every item on the TREC inspection report carries four checkboxes. The inspector marks the one that applies, and the meaning of each is fixed by the form.
An item can be marked both Inspected and Deficient, which is the normal way a problem is recorded: the inspector looked at it, and found something wrong. Not Inspected is used when access or conditions prevented an evaluation, for example a roof too wet to walk, an attic with no access hatch, or a furnace that could not be safely operated. The comment field explains why, so you know what was left unexamined and can follow up.
Reading a report well means paying attention to all four. A long list of Deficient items tells you what needs attention. A cluster of Not Inspected items tells you where your information is incomplete, which can be just as important during an option period.
What Deficient means, and what it does not
On the TREC form, Deficient means the inspector observed a condition that, in their professional judgment, is a deficiency under the Standards of Practice. That covers a wide range: a safety hazard, a component that is not functioning, a component that is functioning but was installed improperly, a condition that will likely lead to failure, or a condition that does not meet the standard the form describes for that item.
Deficient is not a verdict on the house: Nearly every home, new or old, will have items marked Deficient. The rating tells you a condition exists. The comments and photos tell you how serious it is. A missing anti-tip bracket on a range and active water intrusion at the foundation are both Deficient, and they are not the same problem.
Because the checkbox is binary, the comment is where the real information lives. A good inspector writes comments that describe the condition, say where it is, explain why it matters and, where appropriate, recommend the type of professional to evaluate or correct it. Photos are attached so you can see exactly what the inspector saw. That is the standard The Smart Inspector’s inspectors hold themselves to, and it is why the walkthrough at the end of the inspection matters: an inspector known for being thorough will have a long list, and the walkthrough is where you learn which items are urgent, which are routine and which are simply worth knowing about.
Deficient also does not mean the seller must fix it. The report is information. What you do with it, whether that is a repair request, a credit, a price conversation or nothing at all, is negotiated between you and the seller. The page on what to do after a home inspection walks through those choices.
How comments and photos are added
The printed form has a comment area under each item, and that is where the inspector documents findings. In practice, modern inspection software builds the TREC form digitally, so the inspector can attach as many photos as a finding needs, mark up those photos with arrows and circles, and write comments of any length. The result is still the REI 7-6 form, just far more detailed than a hand-filled paper version could be.
Thermal images are added the same way. The Smart Inspector includes thermal imaging on every inspection at no charge, and when the camera picks up a temperature pattern that suggests moisture, missing insulation or an overheating electrical component, that image goes into the report next to the standard photo so you can see both.
Comments typically follow a pattern: what the condition is, where it was observed, why it matters and what the inspector recommends. On a report from The Smart Inspector, that is written in plain language rather than jargon, because the goal is for you to understand the house, not to decode the inspector. For a look at how a thorough report reads, see what a good home inspection report looks like or open one of the sample inspection reports.
What the TREC inspection report does not cover
The standard notices at the front of the form spell out the limits of a Texas home inspection, and they are worth taking seriously. The report documents a visual, non-invasive inspection of readily accessible systems on the day of the inspection.
- It is not a code-compliance inspection. The inspector is not certifying the house against a building code.
- It is not an appraisal and says nothing about value.
- It is not a warranty or a guarantee of future performance.
- It does not include underground sewer lines. Evaluating those requires a separate sewer scope.
- It does not include invasive testing, such as opening walls, or laboratory testing, such as mold sampling, unless separately arranged.
- It reflects conditions on the day of the inspection. Systems can fail afterward, and concealed conditions can exist that no visual inspection would reveal.
The Optional Systems section is where add-ons appear. If you book a sewer scope, a pool inspection, a sprinkler inspection or a termite/WDI inspection with The Smart Inspector, the results of those are reported as well, alongside the standard sections, so you have one complete record of the property.
How The Smart Inspector delivers the TREC report
Every inspection performed by The Smart Inspector is reported on the TREC form, and every one is delivered the same day. The report is web-based and photo-rich: you open it on a phone or computer, jump between sections, and see each finding with its photos and comments in context. There is no waiting for a PDF to be typed up days later. If you are inside an option period, that speed is not a convenience, it is the difference between having time to negotiate and not.
The report is also explained, not just handed over. Your inspector walks you through the findings at the property when the inspection is complete, or by phone if you cannot attend, so you leave knowing which Deficient items deserve a contractor’s attention and which are minor. That walkthrough is where the TREC form’s checkboxes turn into practical decisions.
You can see the finished product before you book. The Sample Inspections page links to complete reports for a home inspection, a new home inspection, a 1-year warranty inspection, a pre-listing inspection, a pre-drywall phase inspection and a sewer scope. For timing details, see when you get your home inspection report. When you are ready, book your inspection online or call (817) 842-0330.
Frequently asked questions
Does every Texas home inspector have to use the TREC report form?
Yes. Licensed Texas home inspectors report on the TREC Property Inspection Report, form REI 7-6, and follow the TREC Standards of Practice that define the minimum scope. Inspectors can add photos, comments and additional pages, but the form's structure and the Inspected, Not Inspected, Not Present and Deficient ratings are standard across the state.
What does a Deficient rating on a TREC inspection report mean?
It means the inspector observed a condition that is a deficiency under the Standards of Practice, such as a safety hazard, a component that is not working, an improper installation, or a condition likely to lead to failure. It does not tell you how serious the issue is on its own. The inspector's comments and photos explain that, and the walkthrough puts it in context.
Why are some items marked Not Inspected on my report?
Not Inspected means the item was present but could not be evaluated on the day, and the comment explains why. Common reasons include a roof that was wet or unsafe to walk, no attic access, a system that was shut off, or stored belongings blocking a panel or water heater. It flags a gap in your information that you may want to follow up on before the option period ends.
Is the TREC inspection report a pass or fail document?
No. There is no pass or fail on a Texas home inspection. The report records the condition of each item, and almost every home will have some items marked Deficient. What matters is the nature and severity of those items, which is why the comments, photos and the inspector's walkthrough are more important than the count of checkboxes.
Can I get the TREC inspection report the same day?
With The Smart Inspector, yes. Reports are web-based, photo-rich and delivered the same day as the inspection, and your inspector reviews the findings with you at the property or by phone. Same-day delivery gives you the maximum amount of your option period to review findings, order any follow-up such as a sewer scope, and negotiate with the seller.
Ready to schedule? Every inspection includes complimentary thermal imaging, a same-day report and an in-person walkthrough.