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Essential Guide to the 4 Point Inspection: What Homeowners Must Know

What is a 4 point inspection, and why does it matter for your home insurance? This quick assessment targets your home’s critical systems: roof, electrical, plumbing, and HVAC. Insurance companies require it to gauge the risk of older properties. This article explains the process, its impact on insurance eligibility, and how to properly prepare without complicating your coverage.

Key Takeaways

  • A 4 point inspection focuses on evaluating four major systems: HVAC, electrical, plumbing, and roofing, specifically for assessing risk and determining insurance coverage, especially for older homes.

  • Homeowners benefit from 4 Point Inspections through potential insurance savings, improved safety standards, and proactive maintenance planning, while insurers minimize risk by ensuring homes meet current safety standards.

  • Preparation for a 4 Point Inspection involves ensuring utils are on, communicating known issues, and providing clear access to inspected areas. It differs from a full home inspection and is typically required for insurance purposes on homes over 30 years old.

Understanding the 4 Point Inspection

Essential Guide to the 4 Point Inspection: What Homeowners Must Know 1

A four point inspection, as the name suggests, centers around evaluating four major systems in your home:

  1. The roof

  2. Electrical system

  3. Plumbing system

  4. HVAC system

This real estate inspection serves a crucial role in assessing risk for insurance purposes. Insurance companies require these inspections to make informed decisions about providing coverage and predicting potential homeowner claims.

It’s a win-win scenario, especially for owners of older homes, opening up more insurance options and safeguarding their precious investment.

Purpose of a 4 Point Inspection

The primary purpose of a 4 point inspection is to evaluate the risk and determine insurance coverage eligibility, particularly for older homes. You see, older homes may have been built under different standards, which may not meet today’s safety requirements. Each of the four points – HVAC, electrical, plumbing, and roofing systems – are thoroughly evaluated. The inspector carefully checks the current condition, maintenance, expected lifespan, and safety aspects of these systems.

For instance, improper installation or outdated HVAC systems can increase the risk of poor air quality and dust accumulation, leading to potential health complications. Moreover, issues like polybutylene plumbing, if discovered during the inspection, can lead to denied coverage or exclusions for water damage.

Importance for Homeowners and Insurance Companies

Now, you may be wondering, why is a 4 point inspection so important? Well, for starters, it offers potential cost savings and proactive maintenance planning for both homeowners and insurance companies. If potential issues are identified in the electrical system, insurance companies may request repairs before issuing a policy – helping prevent future costly damages.

Homeowners might even receive a discount on their insurance premium if their home meets certain safety standards determined by the inspection. Plus, scheduling regular 4 point inspections can help extend the lifespan of critical home systems and plan for necessary maintenance.

Components of a 4 Point Inspection

Illustration of a roof assessment

A 4 point inspection, also known as four point inspections, zeroes in on four major systems in your home:

  1. The roof, which is assessed for its age, material, and overall condition.

  2. The electrical system, which is examined to ensure it meets current safety standards and code requirements.

  3. The plumbing system, which is visually checked for any signs of leaks or aging materials.

  4. The HVAC system, which is evaluated for its overall efficiency, signs of water damage, and temperature and humidity levels.

Roof Assessment

The roof assessment is a crucial part of the 4 point inspection. After all, the roof is your home’s first line of defense against the elements. The inspector will evaluate the roofing materials, structural components, and drainage systems for potential damage and leaks. They’ll check for common roofing problems, such as loose or missing shingles, cracks, damaged flashing, and signs of deterioration.

If issues are found, particularly those concerning older materials or improper maintenance, they often result in deny coverage or highlight the need for costly repairs, impacting your insurance prospects.

Electrical System Evaluation

Illustration of electrical system evaluation

Next on the list is the electrical system evaluation. Your home’s electrical panel, circuits, electrical wiring, and outlets will be examined by the inspector to ensure they meet safety standards. This is an important step in ensuring the safety and functionality of your home’s electrical system. Homes built in the 1980s and early 1990s may have outdated and potentially hazardous electrical panels. Types of wiring, like copper, aluminum, and knob-and-tube, can also affect the insurability of your home during a 4 point inspection.

Thermal imaging technology is often used to look for ‘hot spots’ in the electrical system and central heating, indicating potential hazards.

Plumbing System Analysis

Illustration of plumbing system analysis

The plumbing system analysis involves:

  • A visual check of pipes, fixtures, and connections

  • Looking for signs of leaks or aging materials

  • Inspecting the water supply lines

  • Assessing the functionality of your water heater

Aging water heaters may need to be replaced.

In addition, inspectors will look for specific types of piping, such as polybutylene, which have a higher likelihood of bursting and causing significant water damage.

HVAC System Check

Essential Guide to the 4 Point Inspection: What Homeowners Must Know 2

Last but not least, the HVAC system check plays a vital role in a 4 point inspection. The inspector will evaluate the system based on:

  • its age

  • condition

  • maintenance records

  • suitability for the property

For example, units located in the attic are scrutinized due to potential issues related to condensate water, which can affect both air conditioning system efficiency and air quality.

It’s also worth noting that during a 4 point inspection, window units and space heaters are not considered as permanent HVAC solutions, emphasizing the need for properly installed systems.

Preparing for Your 4 Point Inspection

So, how can you prepare for a 4 point inspection? Start by de-cluttering your property to ensure clear paths to attics, basements, and utility panels for easy inspection. Make sure the electricity and water are turned on prior to the inspection. After all, the inspector needs to thoroughly assess all systems.

Also, consider being present during the inspection. This will help you understand the findings directly and ask any questions you may have.

Ensuring Easy Access

Before a 4 point inspection, you should:

  • Ensure that all areas and systems within your home are easily accessible

  • Remove any obstacles, such as furniture and stored items

  • Pay special attention to allowing unobstructed access to areas such as electrical panels and water heaters

  • If you won’t be present during the inspection, make arrangements to provide the inspector with access to your home.

And remember, secure your pets or keep them in a separate area during the inspection to prevent them from hindering the process.

Turning on Utilities

Having all utilities active is crucial for the inspector to perform a comprehensive testing of the various home systems. So, before a 4 point inspection, activate all utilities, including gas, water, and electricity. Keep in mind that inspectors are not authorized to turn on utilities themselves, making it your responsibility to do so ahead of time.

Also, any pilot lights must be lit prior to the inspection to facilitate a thorough evaluation of systems that use these utilities.

Communicating Known Issues

When it comes to a 4 point inspection, honesty is the best policy. Proactively communicate any known issues with your home’s major systems to the inspector. This helps facilitate a thorough evaluation and understanding of your home’s condition.

Concealing known issues can lead to discovery and a loss of trust, negatively influencing the inspection outcome.

Comparing 4 Point Inspections and Full Home Inspections

It’s important to note that a 4 point inspection is not the same as a full home inspection. While a 4 point inspection is specifically for homeowners insurance and is less comprehensive, focusing on:

  • HVAC

  • Electrical

  • Plumbing

  • Roofing

A full home inspection is conducted by a home inspector, as potential home buyers are interested in the overall condition of the property.

This includes exterior, interior, and additional elements like doors, windows, and appliances, all of which contribute to the structural integrity of a building.

When to Choose a 4 Point Inspection

A 4 point inspection is typically required by insurance providers before issuing a new policy or renewing an existing one, particularly for homes over 30 years old. It’s suitable when an insurance provider requires information on the specific aspects of HVAC, electrical, plumbing, and roofing systems to evaluate a home’s insurability. And while it may seem like a hassle, remember, 4 point inspections are beneficial as they are quick, less expensive, and provide a swift assessment of your property’s four key systems.

When to Opt for a Full Home Inspection

On the other hand, full home inspections are crucial for homebuyers to ensure that their potential investment is sound, covering the value and overall safety of the property. This comprehensive inspection covers exterior and interior conditions, as well as operational systems, providing a thorough understanding of the property’s state before purchase.

Beneficial inspection results can increase a buyer’s confidence, help in securing a mortgage more readily, and facilitate the process of obtaining home insurance.

Costs and Choosing a Qualified Inspector

So, how much does a 4 point inspection cost? The answer varies. Typically, it ranges from $50 to $150, or even up to $300. Factors like location, inspection company, property’s size, location, and age can influence the price.

But, remember, don’t just focus on cost. It’s equally important to choose a licensed professional and reputable inspector to ensure professional standards are met during the inspection.

Cost Factors

As mentioned earlier, several factors can influence the cost of a 4 point inspection. These factors include:

  • The specific location

  • The inspection company chosen

  • The size and age of your house

  • The geographic location

All of these factors can impact the cost of the inspection.

While it’s tempting to opt for the cheapest option, remember, the quality of the inspection is paramount.

Finding a Licensed and Reputable Inspector

When choosing an inspector for a 4 point inspection, ensure the inspection company is appropriately licensed. This guarantees professional standards are met. Inspectors should be knowledgeable about various home ages and construction practices, as inspection criteria may vary between newer and older properties.

Seeking recommendations from insurance agents can be a helpful way to find a local insurance company experienced in performing 4 point home inspections.

Common Issues Found During 4 Point Inspections

During a 4 point inspection, an inspector may encounter a variety of common issues. These can include roofing problems, electrical hazards, plumbing concerns, and HVAC system deficiencies. To ensure a smooth inspection, homeowners are advised to proactively repair electrical splices, maintain HVAC systems, fix plumbing leaks, and replace damaged or missing roof shingles before the inspection.

It’s also important to be transparent about any visible deterioration or damage to your property when interacting with the inspector.

Roofing Issues

Roofing problems are a prevalent reason for 4 point inspection failures, particularly in homes that have been standing for many years. During 4 point inspections, specific roof problems such as leaks, water spots on ceilings, and missing or damaged tiles or shingles are often identified. If issues are found, particularly those concerning older materials or improper maintenance, they often result in coverage denial or highlight the need for repairs, impacting your insurance prospects.

Electrical Hazards

Next, let’s talk about electrical hazards. Certain wiring types, such as knob-and-tube, and hazardous panels like Zinsco and Federal Pacific Stab Lok panels are known to increase fire hazards and may lead to coverage denial by insurance agencies. Inspectors in a 4 point inspection look for these hazards, along with unsafe wiring, improper grounding and installation, signs of deterioration, and adherence to code regulations.

Keep in mind, electrical problems pose significant fire risks which is why they are taken seriously by insurance companies.

Plumbing Concerns

Plumbing concerns are also common during a 4 point inspection. Polybutylene plumbing, for instance, can negatively affect insurance eligibility. Corroded or damaged pipes are common problems found during inspections and can contribute to system failures.

Leaky pipes, often hard to detect due to their concealed location, are prevalent issues identified during plumbing inspections.

HVAC System Deficiencies

Lastly, HVAC system deficiencies are a common find in 4 point inspections. Some common issues include:

  • Poorly maintained HVAC systems

  • Aging units

  • Units located in the attic, which can have potential issues related to condensate water, affecting system efficiency and air quality.

And remember, during a 4 point inspection, window units and space heaters are not considered as permanent HVAC solutions, emphasizing the need for properly installed systems.


To sum up, a 4 point inspection is a crucial process that evaluates the four major systems of your home: the roof, electrical, plumbing, and HVAC. Whether it’s for insurance purposes, or to ensure the safety and longevity of your older home, a 4 point inspection can provide valuable insights, potential cost savings, and proactive maintenance planning. So, why not take a step towards securing your home? After all, it’s not just a property; it’s your sanctuary.

Frequently Asked Questions

What is a 4 point home inspection?

A 4 point home inspection evaluates the roof, electrical, plumbing, and HVAC systems of your home. It’s commonly required by insurance providers for assessing the risk of insuring older homes.

How is a 4 point inspection different from a full home inspection?

A 4 point inspection focuses on HVAC, electrical, plumbing, and roofing, while a full home inspection covers the entire property, including exterior, interior, and additional elements like doors, windows, and appliances. This means the 4 point inspection is less comprehensive.

What are some common issues found during a 4 point inspection?

During a 4 point inspection, it’s common to find issues like roofing problems, electrical hazards, plumbing concerns, and HVAC system deficiencies. It’s important to address these issues promptly to ensure the safety and integrity of your home.

How much does a 4 point inspection cost?

A 4 point inspection can cost anywhere from $50 to $150, with some inspections priced around $300, depending on factors like the state, property size, location, and age. Keep these factors in mind when budgeting for the inspection.

How should I prepare for a 4 point inspection?

Make sure all areas and systems in your home are easily accessible, activate all utilities, and communicate any known issues to the inspector. Good luck with your inspection!/

About the Author

Brian Quigley
Brian Quigley
 NMLS# #244003

Brian Quigley has been in the Denver mortgage industry since 2003. Customer satisfaction has been his top priority while guiding clients through the home loan qualification process. He is proficient in all types of mortgage financing including FHA/VA, Conventional, USDA, Jumbo, Portfolio, 1031 Exchanges, Reverse Mortgages, Refinancing, Construction loans, and FHA 203K loans.

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