If your home is more than a couple of decades old, there’s a good chance an insurance company will ask for a 4-point inspection before it writes or renews your policy. It’s one of the most common requests we see from Florida carriers, and one of the most common reasons a closing or renewal gets held up. Here’s what it is and how to get through it.
The short answer
A 4-point inspection is a short report on the four systems that cause the most insurance claims in older homes: the roof, the electrical system, the plumbing, and the heating and air conditioning. It isn’t a full home inspection. Insurers use it to decide whether they’ll cover the home and on what terms.
What the inspector looks at
- Roof: material, approximate age, remaining useful life and any signs of leaks or damage.
- Electrical: panel type and capacity, wiring type, and any hazards like double-tapped breakers or exposed wiring.
- Plumbing: pipe materials, water heater age and location, and any active leaks.
- HVAC: the age and working condition of your heating and air conditioning.
The inspector photographs each system and fills out a form the insurance company accepts. Licensed home inspectors, contractors and engineers can usually perform it.
When insurers ask for one
Each carrier sets its own rule. Many ask for a 4-point inspection on homes older than about 25 to 30 years, and some start earlier. You’ll usually need one when you buy an older home, switch carriers, or are asked to update your file at renewal. Carriers generally want a recent report, often from within the past year.
What commonly causes problems
- Electrical panels from manufacturers with known safety issues, such as Federal Pacific or Zinsco
- Knob-and-tube or aluminum branch wiring
- Polybutylene or old galvanized plumbing
- A roof with only a few years of life left
- Water heaters past their expected life or showing leaks
A problem on the report doesn’t always mean no coverage. Some carriers will write the home if the issue is repaired, and others accept certain conditions. That’s where comparing several companies helps.
How to get ready
- Find permits or receipts for any roof, electrical, plumbing or AC updates. They help the inspector date each system.
- Make sure the electrical panel, water heater and attic are easy to reach.
- If you’re buying, ask the seller whether a recent 4-point inspection already exists.
- Book a wind mitigation inspection at the same time. Many inspectors offer both, and the wind report can lower your premium.
How we help
Send us your 4-point report and we’ll tell you which carriers will accept it as is, and what it would take to open up more options. If you’re buying a home, we can review the seller’s report before closing so there are no surprises. Read more about homeowners insurance in Florida, or request a quote.