What is a 4-Point Inspection?
A 4-point inspection evaluates the four primary systems of a home:

• Roof

• Electrical System

• Plumbing

• HVAC (Heating, Ventilation, and Air Conditioning)

This inspection is often required by home insurance companies to identify major safety risks and potential coverage issues. Unlike a full home inspection, a 4-point inspection focuses solely on these areas and does not encompass the entire property.
Typically, insurance companies request a 4-point inspection for homes over 40 years old or rental properties over 30 years old.

Purpose of a 4-Point Inspection
The main goal of a 4-point inspection is to assess the condition of a home’s roof, electrical, plumbing, and HVAC systems. Insurance providers use the results to evaluate risks associated with insuring older homes.

Homes over 20 years old often face increased scrutiny from insurers due to higher liability risks. For example, older homes are more likely to encounter issues like leaky roofs or outdated electrical systems, which could lead to costly insurance claims.
Insurance underwriters rely on these inspections to understand the potential financial risks of providing coverage for a property.

Key Areas of a 4-Point Inspection
1. Roof
Inspectors assess the roof’s age, condition, materials, and overall construction. They also examine attic ventilation to identify risks like leaks, water damage, or structural wear.
Insurance companies may avoid insuring:

• Asphalt roofs over 15 years old.

• Architectural shingle roofs over 20 years old.

Common factors evaluated include:

• Age: Most roofs require replacement after 20 years.

• Condition: Signs of water pooling or damage are flagged for potential risks.

• Leaks: Any indication of leaks that could lead to costly repairs is noted.

• Shape: Roof shapes, such as hip roofs, are considered for their durability in extreme weather.

2. Electrical System
The inspection focuses on the age, type, and safety of the home’s wiring and electrical components. Inspectors ensure the system complies with safety codes and meets the property’s electrical demands.
Insurance companies often deny coverage for:

• Federal Pacific or Zinsco panels.

• Knob-and-tube or ungrounded wiring.

Common issues include:

• Outdated breaker boxes.

• Exposed wiring.

• Missing smoke detectors.

3. Plumbing System
Inspectors examine the plumbing system’s materials, condition, and functionality. They check for leaks, outdated piping (like polybutylene), and water heater performance.

4. HVAC System
Inspectors evaluate the HVAC system’s functionality, age, and condition. Systems older than 20 years may require updates to pass inspection and obtain insurance coverage.

Preparing for a 4-Point Inspection
To ensure a smooth inspection, address potential issues in these areas beforehand:

• Roof: Repair damaged shingles and address visible water damage.

• Electrical System: Fix exposed wiring, update outdated breaker boxes, and install missing smoke detectors.

• Plumbing: Repair leaks, update old pipes, and replace outdated water heaters.

• HVAC: Ensure proper operation and replace components as needed.

Impact on Insurance Rates
The results of a 4-point inspection can directly affect your insurance premium. Necessary repairs or updates may be required for policy approval. Proactively addressing issues before the inspection can help secure favorable rates and smooth approval processes.
Failing a 4-point inspection might lead to higher rates or mandatory upgrades. Reviewing your inspection report and completing required repairs promptly is key to maintaining coverage.