Quick answer
A plumbing inspection report is a written record of what an inspector checked in a building’s plumbing, such as supply and drain pipes, fixtures, the water heater and shutoff valves, what they found, and which items are deficient or need a licensed plumber.
Three kinds go by the name: a home inspector’s plumbing section, a code inspector’s pass or correction notice on permitted work, and a plumber’s own condition report. Each has a different scope, so read the exclusions too.
Quick facts
The key facts about Plumbing Inspection Report, with sources:
- Texas home inspections
- Rule 22 TAC §535.231, amended effective February 1, 2022 1
- Washington home inspections
- WAC 308-408C-100, effective August 7, 2026 2
- Pressure flag (Texas)
- Report as deficient over 80 psi or missing a needed PRV 1
- Code inspection result
- Signed permit card or a correction notice listing items 3
- Well water
- Test separately; EPA advises yearly testing 5
Key takeaways
- A home inspection’s plumbing section is a visual check against a state standard, not a full plumbing test.
- Texas and Washington rules both list items the inspector must report and items they may skip.
- Water quality, wells, septic systems and gas pressure are usually outside the scope.
- A code inspection report is different: it passes or fails permitted work against the adopted code.
- Deficient items are a list for a licensed plumber to price and confirm, not a repair plan by themselves.
What a plumbing inspection report is, and the three kinds
Most people meet this report during a home purchase. A home inspector walks the house, runs fixtures and looks at visible pipes, then writes up the plumbing section.
In licensed states, the content is set by rule. Texas spells out the minimum plumbing items in 22 TAC §535.231 1. Washington does the same in WAC 308-408C-100 2.
The second kind comes from the building department. After a plumber calls for an inspection on permitted work, the inspector signs the permit card or leaves a correction notice with items listed. Inverness, Florida, describes exactly that last step on its rough-in checklist 3.
The third kind is a plumber’s own report after a service call or a pre-purchase plumbing check, which may add a camera look at the sewer or a pressure test.
Home inspection vs code inspection
A home inspector reports condition for a buyer. A code inspector decides whether permitted work meets the adopted code. A home inspection report does not make old work “up to code,” and a passed permit does not grade the rest of the house.
How the plumbing part of a home inspection is done
Under the Texas standard, the inspector must at least 1:
- Locate the controls. Report where the water meter and main shutoff are 1.
- Read static pressure. Report it, and flag pressure above 80 psi or a missing pressure reducing valve where needed 1.
- Look at visible pipe. Report the materials used for supply and drain lines and any active leaks 1.
- Run fixtures. Note faucets, fixtures, drain performance and missing fixture shutoffs 1.
- Check the water heater. Report energy source and capacity; flag leaks, corrosion, missing parts, a missing cold water shutoff, or a relief valve that is damaged or fails when tested manually 1.
- Look at gas. Report the gas meter location and visible materials; flag noticeable leaks, missing shutoffs within six feet of appliances, and long or concealed connectors 1.
- Meter and main shutoffLocated and reported
- Static pressureOver 80 psi flagged
- Visible pipeMaterials and leaks
- Fixtures and drainsRun and observe
- Water heater and gasDeficiencies listed
Source: [1]
Which report you have: home, code, plumber, sewer or well
| Report | Who writes it | Scope | Outcome |
|---|---|---|---|
| Home inspection (plumbing section) | Licensed home inspector | Visual, to the state standard 12 | Deficiency list for a buyer |
| Code inspection | City or county plumbing inspector | Permitted work against the adopted code 34 | Pass, or correction notice 3 |
| Plumber’s condition report | Licensed plumber | Whatever was agreed; may include camera or pressure tests | Findings and repair options |
| Sewer camera report | Plumber or sewer specialist | Inside the sewer line | Video and notes on defects |
| Well water test report | Certified lab | Water quality 5 | Results vs standards |
Example: reading three findings on a Texas report
Sample findings written the way a Texas report must flag them under §535.231 1. The house and readings are illustrative.
| Finding | Why it is listed | Next step |
|---|---|---|
| Static pressure 92 psi; no PRV observed | Texas requires reporting pressure above 80 psi or a missing PRV where needed 1 | Plumber to confirm and quote a PRV |
| No shutoff at kitchen sink supply | Missing fixture shutoffs are a listed deficiency 1 | Add stops; small job |
| Water heater: no cold water shutoff; T&P valve did not operate when tested | Both are listed water heater deficiencies 1 | Licensed plumber; never cap the valve |
| Not inspected: sewer line, water quality | Outside the standard 1 | Order a camera inspection and a water test if needed |
- 80 psiStatic pressure above this is reported as deficient22 TAC §535.231
- 6 feetGas shutoff should be within this distance of an applianceMissing = deficient
- 6 feetGas connectors longer than this are deficientAlso if concealed
Source: [1]
The report tells you what to ask a plumber to price. It does not tell you the cause or the fix.
Where you will get a plumbing inspection report
In a home purchase. The plumbing section of the inspection report shapes repair requests and credits.
After a remodel. The permit card or the building department’s inspection record shows whether rough-in and final passed 3. See plumbing rough-in.
For insurance. Some insurers ask about pipe materials or water heater age on older homes.
From a plumber. After a leak or a maintenance visit, a written report lists what was checked and what is wearing.
What the report catches, and its blind spots
Strengths
What a plumbing inspection report does not cover
Read the exclusions, which differ more between states than the required items do; the side-by-side below lists the main ones.
Under Texas rules, inspectors are not required to operate main or fixture shutoff valves, test sump or ejector pumps, test drains such as tub overflows, washer drains, hose bibbs and floor drains, inspect winterized systems, or judge water quality or volume.
They also need not test or pressurize gas lines or light pilots 1.
Washington’s rule excludes water wells and their pumps and tanks, on-site sewage systems such as septic tanks and drain fields, private water supplies, potability of any water, fire sprinklers and gas systems 2.
Neither standard requires a camera look inside the sewer. If those matter for the house, order them separately: a sewer camera inspection, a well water test 5, or a septic inspection.
Texas, 22 TAC §535.231
- Operating main or fixture shutoff valves
- Testing sump and ejector pumps
- Testing tub overflows, washer drains, hose bibbs and floor drains
- Judging water quality or volume
- Testing or pressurizing gas lines, or lighting pilots
Washington, WAC 308-408C-100
- Testing T&P relief valves
- Leak-testing shower pans
- Water wells, their pumps and pressure tanks
- Septic tanks and drain fields
- Potability of any water; fire sprinklers; gas supply systems
Neither standard requires a camera look inside the sewer. Source: [1] [2]
Rules change
Washington’s plumbing standard was refiled with an effective date of August 7, 2026 (WSR 26-15-037) 2. Check the current version of your state’s rule; this page reflects what we retrieved on 2026-10-13.
What drives the cost of a plumbing inspection
We do not print prices; fair numbers need dated local quotes.
A home inspection is priced as a whole, usually by house size and age; plumbing is one section. Add-ons cost extra: sewer camera, well water tests, septic inspection. A plumber’s standalone inspection is priced by time and tools used. A code inspection is covered by permit fees, with re-inspection fees after a failure.
Findings drive the larger cost. Use our plumbing cost guide to see how repair quotes are built, and the sewer repair or replace tool if the camera finds damage.
What to do with the findings, in order
- Sort by safety. Gas leaks, relief valve problems and active leaks first 1.
- Separate “not inspected.” Decide which excluded items need their own inspection 12.
- Get a plumber to confirm. A licensed plumber checks the cause and quotes a fix; see how to choose a plumber.
- Ask for permits on repairs. Water heater replacement and new lines usually need one.
- Keep the paperwork. Store the report, quotes and final permit sign-offs together.
Safety items are not DIY
If a report lists a gas leak, leave the house and call the gas utility or 911. Never cap, plug or remove a T&P relief valve; have a licensed plumber replace a faulty one. Do not test or pressurize gas lines yourself; even Texas inspectors are not required to 1.
How to use the report after move-in
- Turn the report into a maintenance list; see plumbing preventive maintenance.
- Label the main shutoff the report located 1.
- Note the water heater’s capacity and age from the report 1, and keep the inspector’s photos of the heater label, the main shutoff and visible pipe, which save time on every later service call.
- Recheck static pressure each year with a hose gauge if the report flagged it.
- Test well water yearly if you have a well 5.
Which findings need a plumber soon
- Active leaks at supply or drain lines 1.
- Pressure over 80 psi or no PRV where one is needed 1.
- Relief valve damaged, missing or not operating; missing discharge piping 12.
- Noticeable gas leaks, missing gas shutoffs or long or concealed connectors 1.
- Slow drains at several fixtures, which can point to the main line.
- No seismic strapping on a water heater in Washington 2.
For drain findings, see drain cleaning; for heater findings, the water heater service page.
Which state rules set what the report must include
Texas. The Texas Real Estate Commission’s Standards of Practice, 22 TAC §535.231 (effective January 1, 2014; amended effective February 1, 2022), set the minimum plumbing items for licensed home inspectors, including pressure, leaks, fixture shutoffs, water heaters and gas distribution 1.
Washington. WAC 308-408C-100 (effective August 7, 2026) sets the plumbing standard for licensed home inspectors, including reporting missing seismic restraints and missing T&P valves and piping, and lists exclusions such as wells, septic systems and potability 2.
Code inspections. Building departments inspect permitted work against the adopted plumbing code. A Washington jurisdiction checklist, for example, cites the 2021 UPC and IRC with state amendments 4.
Other states. Many states license home inspectors with their own standards; some do not license them. Check your state’s rule and your inspector’s contract for scope.
How the report differs from camera, pressure and permit checks
| Check | What it adds | Typical trigger |
|---|---|---|
| Plumbing inspection report | Visual condition of visible plumbing 1 | Home purchase |
| Sewer camera inspection | Inside view of the sewer line | Older home, trees, slow drains |
| Pressure test | Whether sealed piping holds | New work or suspected leak |
| Permit inspection | Code compliance of permitted work 3 | Remodel, new lines, water heater |
| Well water test | Water quality 5 | Private well |
Which inspection report beliefs are wrong
- Myth A clean report means the plumbing is perfect.
- Reality The standards are visual and exclude hidden pipe and the sewer 12.
- Myth The inspector tested the water.
- Reality Washington excludes potability; Texas excludes water quality 21.
- Myth The inspector checked the septic system.
- Reality Washington excludes on-site sewage systems 2.
- Myth A home inspection brings the house up to code.
- Reality Code compliance is judged by the building department on permitted work 4.
Why your state sets the inspection checklist
Inspection scope is a state variable. Texas inspectors must report static pressure and flag anything over 80 psi 1.
Washington inspectors must report missing seismic restraints on hot water tanks 2. Homes on private wells need separate water testing everywhere 5.
Ask your inspector which standard they work under and what it excludes.
When the report should change your plans
Read the “not inspected” list before the findings, because it tells you which extra inspections to book. Then use the report to decide what to price before closing.
Safety items and active leaks should be confirmed by a plumber before you finalize repair requests. Excluded items that matter for the house, such as an old sewer line or a well, deserve their own inspection.
After closing, the same report is your first maintenance plan.
Questions about Plumbing Inspection Report
What does a plumbing inspection include?
A home inspector’s plumbing section usually covers the meter and main shutoff location, static pressure, visible supply and drain pipe, fixtures and drains, the water heater and visible gas piping. Texas sets these items in 22 TAC §535.231. A plumber’s inspection may add a sewer camera or a pressure test.
Does a home inspection check the sewer line?
Usually not inside the pipe. Texas and Washington standards cover visible drain, waste and vent lines, not a camera look at the buried sewer. If the house is older or has large trees, order a separate sewer camera inspection from a plumber before closing.
Does a home inspector test water quality?
No. Washington’s rule says inspectors are not required to determine the potability of any water supply, and Texas excludes water quality. If the house has a private well, order a certified lab test; EPA advises well owners to test yearly for coliform bacteria, nitrates, TDS and pH.
What water pressure does a home inspection flag?
In Texas, the inspector must report static water pressure and list as deficient any pressure above 80 psi, or a missing pressure reducing valve where one is needed. Other states may use different wording. High pressure strains fixtures and supply hoses, so have a plumber confirm the reading.
Do home inspectors test the water heater relief valve?
It depends on the state. Texas inspectors report a relief valve that is damaged or fails when tested manually, but need not operate it if that could cause damage. Washington inspectors are not required to test temperature and pressure relief valves. Ask your inspector what they did.
What is the difference between a plumbing inspection report and a code inspection?
A home inspection report records condition for a buyer under a state standard. A code inspection checks permitted work against the adopted plumbing code and ends with a signed permit card or a correction notice. One does not replace the other.
Should I get a separate plumbing inspection when buying a house?
Consider it for older homes, homes with original galvanized or cast iron pipe, large trees near the sewer, a private well or septic system, or anything the home inspector flagged but could not test. A licensed plumber can add a sewer camera and a pressure test.
What happens if a plumbing inspection fails?
For a code inspection, the inspector leaves a correction notice; the plumber fixes the items and calls for a re-inspection. For a home inspection, nothing “fails”; deficient items go into repair requests or price talks. Safety items should be confirmed by a licensed plumber.
Sources
- 22 Tex. Admin. Code §535.231, Standards of Practice: Minimum Inspection Requirements for Plumbing Systems (Cornell LII copy), retrieved .
- Washington State, WAC 308-408C-100 Plumbing system (home inspector standards of practice), retrieved .
- City of Inverness, Florida, First Rough and Second Rough Plumbing Inspection Checklist, retrieved .
- MyBuildingPermit.com, Inspection Checklist: Residential Plumbing Rough-In (2021 IRC/UPC with Washington amendments, March 8, 2024), retrieved .
- U.S. EPA, Protect Your Home’s Water (private wells), retrieved .
Expert review
Written by the HyrePlumber Research team. Not yet reviewed by an outside expert. We say so rather than imply a review that has not happened; see our editorial policy.
How the numbers were checked: Home inspection scope is taken from two state standards of practice: Texas 22 TAC §535.231 (via Cornell LII) and Washington WAC 308-408C-100.
Code inspection outcomes are from an Inverness, Florida checklist and a Washington 2021 UPC checklist. Well testing advice is from EPA. The InterNACHI standards page blocked automated retrieval on 2026-10-13 and is not cited. The Texas findings example is illustrative. No prices are given.
Suggest a correction. We fix errors and say what changed.