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Texas · TREC REI 7-6Texas property inspection report (TREC REI 7-6): I, NI, NP and D explained

A Texas licensed inspector must use the TREC Property Inspection Report form REI 7-6 and check a box for every item: I (Inspected), NI (Not Inspected), NP (Not Present) or D (Deficient), with findings explained in each section (22 TAC §535.223). “Deficient” means a condition that adversely and materially affects a system or component or is a hazard to life, limb or property. A Deficient item does not obligate anyone to repair – the form tells the client to get further evaluations before contractual time limits such as the option period expire.

The four boxes

  1. I – Inspected

    Checked when any portion of a component or system is inspected.

  2. NI – Not Inspected

    Present but not inspected, should be present but is not, or cannot be fully inspected because of conditions or limitations.

  3. NP – Not Present

    The component or system is not present in the dwelling.

  4. D – Deficient

    In the inspector's reasonable judgment the condition adversely and materially affects performance or constitutes a hazard (Standards of Practice, 22 TAC §§535.227–535.233). Boxes may be combined, such as I and D, with an explanation.

Scope of the report

  • Sections: I Structural, II Electrical, III Heating, Ventilation and Air Conditioning, IV Plumbing, V Appliances, VI Optional Systems.
  • The inspector inspects only what is present, visible and accessible, and is not required to move furnishings, light pilots, prioritize deficiencies or verify later repairs.
  • Items marked Deficient do not obligate any party to make repairs; repairs made after the inspection may make the report obsolete.

What the TC tracks

  • Inspection scheduled well inside the option period.
  • Report delivered to the buyer and kept with the deal documents.
  • Follow-up evaluations and repair bids before the option period ends.
  • Any repair agreement on a TREC amendment, signed before the deadline.

Questions about the Texas inspection report

What does NI mean on a Texas inspection report?

Not Inspected: the item is present but was not inspected, should be present but is not, or could not be fully inspected because of conditions or limitations.

What does Deficient mean on a TREC inspection report?

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.

Does the seller have to fix items marked Deficient?

No. The report states that items marked Deficient do not obligate any party to make repairs; repairs are negotiated.

Is the TREC inspection form required?

Yes, for TREC-licensed inspectors: the form lists using the Property Inspection Report form as a requirement, and REI 7-6 is the current version (8/9/21).

When should further evaluations be done?

The form recommends further evaluations and cost estimates before contractual time limits expire, such as the option period.

Related guides

Put the inspection, follow-up evaluations and the repair amendment on the option-period timeline in ClosingCode – tasks with owners and due dates that recompute if the effective date changes.

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Source: TREC Property Inspection Report REI 7-6 (8/9/21) and its instruction sheet citing 22 Tex. Admin. Code §535.223 and §§535.227–535.233 (trec.texas.gov, read October 24, 2026).

General information, not legal advice. ClosingCode is software; it is not a law firm or brokerage.