If your insurance company just asked for a four point inspection, you’re probably buying an older home or renewing a policy on one. It’s a short, focused inspection that tells the insurer how four of the most expensive systems in the house are holding up. Here’s what it covers, why insurers want it and how to get through it without surprises.
What is a four point inspection?
A four point inspection covers the roof, the electrical system, the plumbing and the heating and cooling system (HVAC), and nothing else. The inspector records the type, age and condition of each one, with photos, usually on a form the insurance company provides or accepts.
The insurer uses it to decide whether to write or renew the policy and on what terms. It isn’t a grade from the inspector. Our job is to report what’s there accurately, and the insurance company makes the call.
Who needs one
Insurers most often ask for them on older homes, because the systems in an older house are more likely to be near the end of their life or to have been installed before current standards. Some ask when you buy, others at renewal. The age cutoff, the form and what they’ll accept all vary by company, so call your agent and ask exactly what they need before you book.
What the inspector looks at
Roof
The type of roof covering, its approximate age and how much life it has left, plus any visible damage. That means missing or lifted shingles, heavy granule loss, damaged flashing around chimneys and vents, and signs of leaks in the attic. Roof age and condition often matter most to an insurer. We fly a drone over the roof on our inspections at no extra charge, which gets clear photos of the whole surface.
Electrical
The panel’s brand, age and capacity, the type of wiring in the house, and any obvious hazards such as double-tapped breakers, a missing panel cover, scorched wires or open junction boxes. Many insurers look hard at certain older panels, like Federal Pacific and Zinsco, and at older wiring types such as knob and tube or single-strand aluminum branch wiring from the 1960s and 70s.
Plumbing
The kind of supply and drain pipes in the house, the age and condition of the water heater, and any active leaks under sinks, around toilets or at the water heater. Polybutylene, the gray plastic supply pipe used in many homes built from the late 1970s into the mid 1990s, and old galvanized steel pipe are common concerns for insurers.
HVAC
The type and age of the heating and cooling equipment, whether it runs, and visible problems like heavy rust, a leaking condensate line or damaged ductwork.
How it’s different from a full home inspection
A four point inspection is narrow on purpose. It doesn’t look at the foundation, the crawl space, insulation, windows, appliances or termite damage. If you’re buying the house, it’s not a substitute for a full home inspection, and a lot of buyers schedule both. A home inspection with us includes infrared scanning and the drone roof inspection, and you’ll have the report within 24 hours.
If something gets flagged
The insurer might ask for a repair before it binds or renews the policy, like replacing an old roof, swapping out a problem panel or replacing an aging water heater. Sometimes they’ll offer coverage with an exclusion instead. Keep receipts and photos of any work you have done, since the insurer may want proof. If the requirements don’t work for you, your agent may be able to find a company with different rules.
How to get ready
A little prep makes the inspection go faster and the report more useful.
- Find out the ages of the roof, water heater and HVAC system if you can. Receipts, permits and the labels on the equipment all help.
- Make sure the inspector can get to the electrical panel, the water heater, the attic hatch and the HVAC equipment.
- Take care of easy fixes first, like a missing panel cover, a dripping supply line or a cracked plumbing vent boot.
Need one for your policy? Contact us for a quote, and tell us which insurance company it’s for so we can make sure the report gives them what they need.
