What is a 4-point inspection?

A 4-point inspection looks at four key systems of your house — the electrical, plumbing, HVAC, and roof — to assess their age and condition. These are among the most expensive components to repair if you were to file an insurance claim. Four-point inspections differ from a full inspection (sometimes called a buyer’s inspection), which looks at the entire house.

Homeowners insurance companies often use 4-point inspections to assess the risk of insuring an older home or a house in a state prone to severe weather, like Florida. The results can affect your coverage eligibility and, in some cases, your premium (the amount you pay for your policy).

What is a 4-point inspection?

A 4-point home inspection is an in-depth assessment of a home’s plumbing, electrical, HVAC, and roof. Unlike a full home inspection, which is usually requested by a homebuyer, a 4-point inspection is typically required by your homeowners insurance company.

Insurers use the results of a 4-point inspection during the underwriting process, which is how carriers determine property risk, eligibility, and how much your policy will cost. This helps them decide whether to offer coverage and on what terms.

Not everyone needs a 4-point inspection when getting home insurance. Typically, insurance companies only require these inspections for homes that are more than 20 years old or in a high-risk market, but it depends on the insurer and your location. 

Why insurance companies require 4-point inspections

Insurance companies require 4-point inspections because it helps determine whether a home meets company safety standards before insuring the home or renewing an existing policy. 

For example, older homes often have a higher risk of fire and water damage claims, which can be costly for the insurance company. If the inspection finds that a home has significant plumbing or electrical issues, it might be too risky for the insurer to cover.

Four-point home inspections are most often used in coastal regions with a high risk of severe weather, like Florida. Many Florida home insurance companies require 4-point inspections to make sure that a home is built to withstand wind or water damage from a tropical storm. 

The 4 systems covered in the inspection

A four-point home inspection covers electrical, HVAC, plumbing, and roofing. During the inspection, a professional home inspector examines these systems to determine their condition.

Here’s a closer look at what the inspection focuses on for each component.

Electrical system

When evaluating an electrical system, the home inspector will look at:

• Main service panel

• Type of wiring

• Condition of the electrical panel

• Breakers

• Outlet locations

• Type of grounding

• Presence of hazardous wiring (aluminum branch, cloth-jacketed, knob and tube, etc.)

The inspector will also note the type of panels in the system. Many insurance companies won’t insure homes with panels from brands like Federal Pacific or Zinsco because they have a significant fire risk. 

Another thing the inspector will check for is ground fault circuit interrupters (GFCIs) in your kitchen and bathrooms, which are required by the National Electrical Code (NEC) and automatically shut off electricity when ground faults are detected.

HVAC system

The 4-point home inspector takes a close look at the heating, ventilation, and air conditioning (HVAC) system for potential issues, like:

• Improper cooling and heating functions

• Signs of duct leakage

• General wear and tear of the system

• Visible leaks

• Poor drainage

• Moisture that could cause mold or mildew issues

Inspectors also make sure your HVAC system is permanently installed. If you have non-permanent HVAC appliances, such as a space heater as your primary heat source, it could make it more difficult to insure the home.

Plumbing system

During a 4-point home inspection, the inspector will look at the main components of the home’s plumbing system, like the water heater, supply lines, and drains. They look for things like:

• Type of pipe material used 

• Condition of the pipes and fittings

• Evidence of leaks, corrosion, or water damage

• Age of the water heater

• Hazardous materials, like polybutylene or lead pipes

Before a 4-point home inspection, it’s a good idea to check for signs of active water leaks, such as musty smells or discoloration on the ceiling. Improper installations — like missing relief valves on the water heater — could also impact the home's insurability.

Roof

When inspecting the roof, professional home inspectors will focus on:

• Roof material

• Age and condition

• Structural integrity

• Proper ventilation

• Deterioration (curling shingles, missing granules, sagging decking, etc.)

While it’s not impossible to insure a home with an older roof, most home insurance companies will deny coverage if the roof has less than three years of usable life left. If your roof fails the 4-point inspection, you might have to repair or replace it before getting insurance.

Who needs a 4-point inspection?

A four-point inspection isn’t required for every homeowner or homebuyer. Typically, it’s only mandatory in the following scenarios:

• You’re buying a home that’s more than 20 years old.

• You’re renewing a home insurance policy in a coastal state like Florida.

• You own an older home and are switching insurance companies.

How to pass a 4-point inspection

Four-point inspections don't have an official pass or fail score, but the results still determine whether you can get coverage. If your home passes the inspection, it means that the four major systems are in good working order and pose little risk. If you do not pass, the insurance company will probably require you to make repairs in order to get coverage.

Completing small repairs ahead of time might help improve the outcome of your inspection. You may want to: 

• Check the age of your roof

• Replace missing or damaged roof shingles

• Replace broken electrical outlets 

• Install GFCI outlets if any are missing

• Fix leaky faucets

• Seal dripping pipes

• Change the HVAC system air filter

• Turn on the HVAC system to make sure it blows hot and cold air

How much does a 4-point inspection cost?

A 4-point home inspection typically costs between $75 and $200, but it can vary based on your geographic location. Your home's size and age can also affect the price.

To avoid overpaying, it’s a good idea to get quotes from a few different local inspectors. Look for inspectors who are licensed or certified; otherwise, the insurance company may refuse the results of the inspection. You might also be able to save money if you bundle a 4-point inspection with a wind mitigation inspection. 

Verify with your insurer that you need a 4-point inspection before making an appointment. Even if your home is old or in an at-risk location — there’s a chance your insurer will not require one. 

4-point inspection vs. full home inspection comparison

A 4-point home inspection is just for insurance purposes, whereas a full home inspection is usually a condition of a home sale. Full home inspections are more comprehensive and focus on additional home features like basements, fireplaces, attics, doors, and windows.

Frequently asked questions

How long is a 4-point inspection valid?

Most homeowners insurance companies consider a 4-point home inspection to be valid for one year. If you decide to change insurers after one year, your new insurance company will probably require a new inspection. 

What will fail a 4-point inspection in Florida?

Home insurance companies in Florida often fail a 4-point inspection for roofs older than 15–20 years and homes with electrical problems, like double-tapped breakers or outdated panels. It’s also likely that a home in Florida will fail a 4-point inspection for active water leaks and plumbing systems with polybutylene pipes.

What is done during a 4-point inspection in Florida?

During a 4-point inspection in Florida, a licensed professional inspects the home’s electrical, plumbing, and HVAC systems, and the roof. They check the electrical panel for outdated wiring, test the function of the HVAC system, check for leaks in the plumbing system, and determine the remaining life of the roof. The inspector writes a report based on their findings and takes photos for the insurance company.

What fails a 4-point inspection?

Some of the potential issues that can fail a 4-point home inspection include faulty electrical panels, damaged roof shingles, an HVAC system that doesn’t function properly, and leaking water heaters. If the inspector finds any code violations or serious safety hazards, like knob and tube wiring, the insurer will probably require you to make repairs before you’re eligible for coverage.

What is the biggest red flag in a home inspection?

The biggest red flags in a 4-point home inspection are usually hazardous electrical systems (like faulty wiring) and aging roofs. These issues can increase the likelihood of a fire or water damage and are usually the most expensive to fix.