When you go under contract on a Texas home, the option period gives you time to hire a licensed inspector and decide whether to move forward. Most buyers use this window to order a general home inspection — but it helps to know what the inspector is actually required to examine before you open that report.

In Texas, home inspectors are licensed and regulated by the Texas Real Estate Commission (TREC). TREC publishes a detailed Standards of Practice that every inspector must follow. The report they generate uses a standard TREC format, which makes it easier to compare findings across different properties.

Foundation and Structure

Texas inspectors are required to assess the foundation, floors, walls, and roof structure. In North Texas and DFW specifically, expansive clay soil is one of the most common causes of foundation movement. Inspectors look for visible cracks in brick veneer or drywall, doors and windows that stick or won't latch, and sloped or uneven floors — all of which can indicate foundation shifting.

The inspection is visual only. Inspectors are not required to excavate, use ground-penetrating radar, or move furniture to access every area. If there are signs of foundation movement, the report will typically recommend a licensed structural engineer for a more detailed evaluation.

Roof, Attic, and Ventilation

The inspector examines the roof covering, flashings, gutters, downspouts, and attic space for signs of damage, wear, or improper installation. In DFW, hail damage is common and may not always be obvious from ground level. Inspectors are required to walk the roof when it is safe and accessible to do so.

In the attic, they check for adequate insulation, proper ventilation, evidence of prior leaks, and any signs of pest activity. Attic inspections also include looking at the framing and decking for structural issues.

Tip: Always ask your inspector whether they walked the roof or viewed it from the ground. Roof condition can significantly affect your negotiation and insurance options, so a closer look matters when safely possible.

HVAC Systems

Heating and cooling are inspected for proper operation, condition of the equipment, and visible signs of deterioration. Inspectors test each system in its appropriate mode — heat in heating mode, cooling in cooling mode — and check the thermostat, filters, ductwork, and air handler. They also look at the flue pipes, condensate lines, and refrigerant lines for signs of leaks or improper installation.

TREC Standards of Practice require inspectors to report on the approximate age of HVAC equipment when visible. A system over 15 years old that is still functioning may appear on the report as a "deficient" item, which opens the door for negotiation.

Plumbing

Inspectors test all accessible supply and drain lines, fixtures, and water heaters. They run water at faucets, showers, and tubs; test toilets for proper function; and check water pressure at multiple points. The water heater is evaluated for age, proper installation, and safety devices such as the temperature and pressure relief valve.

Tip: If the home has a water heater older than approximately 10–12 years, budget for replacement even if it passes inspection. Water heaters that are near the end of typical lifespan may not be flagged as "deficient" but are still a near-term expense to plan for.

Electrical Systems

The inspector examines the main electrical panel, branch circuit wiring, outlets, switches, and light fixtures. They test a representative sample of receptacles for proper grounding and polarity, check for double-tapped breakers or other panel deficiencies, and look for outdated or unsafe wiring types such as aluminum branch circuit wiring or knob-and-tube where present.

GFCI (ground fault circuit interrupter) protection in kitchens, bathrooms, garages, and exterior outlets is specifically required by TREC Standards. Missing or non-functional GFCI protection is a common deficiency that shows up in Texas reports.

Appliances and Built-Ins

Permanently installed appliances that are included in the sale are typically within the inspector's scope. This includes the dishwasher, built-in microwave, oven and range, garbage disposal, bathroom exhaust fans, and garage door openers. Inspectors operate each item and note any that do not function as intended.

What inspectors do NOT cover: Home inspectors are not required to test every outlet, open walls, inspect underground piping, assess pools and spas (unless specifically added), evaluate detached structures unless included, or determine code compliance for prior permits. For pools, septic systems, or specialized concerns, separate inspections are available and are often worth the additional cost.

Reading the TREC Report

The standard TREC inspection report uses three categories: Satisfactory (S), Deficient (D), and Not Inspected (NI). A deficient item does not mean the home is unsellable — it means the inspector found something that warrants repair, further evaluation, or monitoring. Minor cosmetic issues often appear alongside genuinely significant findings, so it helps to go through the report item by item with your buyer's agent to prioritize what matters most.

In Texas, buyers can submit a repair amendment during the option period requesting the seller address specific items, offer a price reduction, or provide a credit at closing. Your agent (TREC #9015220) can help you evaluate which deficiencies are worth negotiating and which are normal wear for the home's age.

Understanding what a home inspector examines — and where their scope ends — helps you read the report with more confidence and ask better questions before you waive your option or submit a repair amendment. The inspection is one of the most valuable steps in the Texas purchase process, and going in prepared makes it easier to act on what you learn.