What is a 4 point inspection?

What is a 4 point inspection 

“What is a 4 point inspection” That is a common question I get from clients. If you are buying an older home or changing insurance companies on an existing home you may be asked by your insurance agent for one of these. A 4 point report, like a wind mitigation and a roof certification, are insurance reports. This report covers the overall condition of the Roof, Plumbing, HVAC & Electrical. But not every home will need one though so its best to let your insurance agent instruct you to get one. In the past they were typically only needed on homes that were older than 20 years. Some companies like State Farm were even more strict and requiring them on homes 10 years or older. With the current insurance market it seems this isn’t the case anymore so it’s best to check with your agent. 

What do you look for during the inspection?

As mentioned earlier, a 4 Point covers the overall condition of the roof, plumbing, hvac & electrical. An inspector will look at the condition of the roof as well as get into the attic to check for leaks. They will test your hvac system to make sure it is working properly in heating & cooling modes. They will check the home to see what type of plumbing is present and if there are any leaks. The inspector will also note the electrical panel brands and overall condition of them by opening up the panel to inspect the wiring and breakers.

Is this a substitute for a full home inspection? 

Absolutely not! Even though those are most of the big items in the house you are still missing out on getting the overall foundation & walls inspected, stucco, siding, appliances, garage, windows & any possible leaks around them, etc. A typical 4 point inspection will usually take around 30 minutes where a full home inspection can take 2 hours or more. That should give you an idea of the difference in thoroughness the two inspections are. For instance, when we inspect the hvac system during a 4 point we are looking to see if the system works or not and if there are any wiring defects with it. During a full home inspection we are opening up the cabinet to see if there are any refrigerant leaks, dirty coils, missing shutoff float switches, air leaks in the ducts, damaged ducts, etc. The same goes with the plumbing, electrical & roof, it’s just way more in depth with a full inspection. 

Can a home fail an inspection? 

Well the inspector doesn’t pass or fail an inspection but your insurance company may based on what’s in the report. The inspector is just there to note what repairs may be needed and the brand of certain items. It’s really up to the insurance company as to whether or not they want it repaired. 

What are some known items that insurance companies do not like?

Insurance companies always seem to be adding new stuff that are on their naughty list so it’s hard to keep up. But typically these are some of the one’s they do not care to see and some companies will not write a policy unless it is changed out. 

Electrical:

Federal Pacific– These were known to have breakers that would not trip when they were supposed to. You can read up more on them here. 

Zinsco– Like Federal Pacific, these had faulty breakers that would not trip. You can read more on these here. 

Challenger– These panels had an issue with over heating. You can read more on these here. 

Fused panels– This type of panel is old and obsolete. 

Aluminum Wiring– Any older single strand aluminum wiring will most likely need to be remediated with Alumiconn Connectors. 

Plumbing:

Polybutylene– Polybutylene is a grey plastic pipe that was installed in homes around 1980- 1997. The fittings on these could corrode and cause leaks. Most insurance will want this replaced. You can read up on it here. 

Certain PEX– PEX is still used in homes today but some companies will not insure older PEX that was made before 2011. Some of this had older brass F1807 fittings that would corrode. You can read up on it here. 

There are no known brands of Roofing & HVAC that insurance companies have an issue with that I am aware of.

Can age of certain items be an issue?

Age can definitely be an issue with some items. The roof age is the biggest one and the one that is getting all of the attention as of late. Before this year(2022) most companies would not write policies on homes with a shingle roof that was older than 15 years old. If the roof was older than that your only option usually would be with the state run Citizens. Legislation has recently passed that will not allow insurance companies to deny you coverage on a 15 year old roof as long as an inspector states that it is in good condition and has 5 years or more remaining. Insurance companies are a little more lenient when it comes to Metal & Tile roofs since they tend to last much longer than a shingle roof. Another item that can be affected by age is your water heater. I have heard that some companies will want it replaced at 15 years if it is located inside the home and 20 years if it’s in a garage. 

What does the inspector need from the homeowner?

For a 4 point the inspector has certain photos they are required to take for the form. Failure to get the required photos can lead to a delay in the insurance writing your policy. The inspector will need to get photos of the cabinet and labels of the hvac system and water heater. They will need to come inside the home and get photos of all of the shutoff valves(sinks, toilets, washing machine). The inspector will also need to remove the panel covers from the electrical panels as well so any shelves or items that are blocking it need to be removed. If a permit is not found online the inspector will need any documentation showing when the roof was replaced. 

How long do these inspections take?

If we are doing a stand alone 4 point inspection, they typically run around 30 minutes or so at the house. We will then return to the office to write up the report and get it sent over to you later that day. If you are buying a home and we are doing a full inspection then it does not add any extra time at the house. We will have all of the extra photos from the home inspection that we can write up a 4 point report when needed. 

How long are these good for? 

Unfortunately not very long from my understanding. I have heard 1 year and I have heard less. It really is up to the insurance provider. Unlike a wind mitigation which is valid for 5 years from the day of the inspection, 4 point reports do not have a set timeframe and are left up to the insurance company. 

What is the typical cost?

Like with anything, the typical cost of these varies greatly. If your insurance agent tells you “You should expect to pay around $50 for one”, they have lost their minds. I see so many blog posts about 4 point reports and what they cost and it makes my blood boil. The insurance companies put these ridiculous numbers in the clients head and we end up looking like the bad guys. Inspectors don’t tell clients what they should be paying for insurance! The typical cost I have heard from colleagues is between $150-$300 for one. Don’t necessarily pick the cheapest guy though as some will not write the report correctly and your insurance may require you to get a new one which would cost you extra money. 

We hope this article was helpful for you. If you wish to book your next 4 point inspection with us you can do so by calling 407-633-1661 or visiting our website.