A four-point inspection is an inspection of the four major systems (roof, electrical, plumbing, and HVAC) of an old home. The insurance company wants to know if the old home has been well maintained and if the major systems are in working order. These are not safety inspections. They are performed by an inspector or authorized contractor.

A four-point inspection includes the following items

Roof – type of roof (shingles, tile, membrane). The age and condition of the roof. Are there any missing tiles or leaks

Electrical system – Type of house wiring (copper, aluminum, pen, conduit). Brand of electrical panel. Condition of the home’s electrical system.

Heating and cooling – Does the home have central heating and cooling. Age and condition of the system. Are there signs of leaks

Plumbing – Type of water and sewer pipes in the home (e.g., copper, CPVC, galvanized, lead, polybutylene). Are there signs of ongoing leaks? The age of the water heater.

Some insurers, such as Citizens Insurance, require inspectors to use their forms. Other insurers allow the inspector to choose the format at their discretion. In addition to the report to the insurer, the inspector will also take pictures of the main unit.

Can a regular home inspection be used instead?

A four-point inspection versus a full inspection

It is possible to submit a full home inspection to the insurance company instead of a four-point inspection. However, we do not recommend doing this. Our insurance agents ask clients to submit only a four-point inspection instead of a full inspection. Often other minor or cosmetic damage may be reported during the home inspection. We do not recommend sending all minor issues to the potential insurance company (unless requested to do so).

How much does it cost?

 These inspections are at your expense and usually cost between $50 and $100. Ask your insurance agent to advise you on who to contact. They usually have a list of affordable inspectors.

If you are buying an older home, the inspector can give you a free four-point inspection that is done at the same time as your regular home inspection.

If you change insurers, you can use the four-point inspection again for three years.

Am I eligible for the premium discount?

No, you will not receive a premium discount. If you pass the four-point inspection, the cost of the four-point inspection will be reduced. Regardless of whether you pass the four-point inspection, the cost of home insurance does not change. The inspection only determines whether the insurance company will insure your old home.

Will your home fail the 4-point inspection?

Your home may be rejected if it has faulty systems or does not meet the insurance company’s requirements. In that case, you will have to fix the problem or go to another insurance company. The most common reasons insurance companies won’t insure older homes are

 Tile roofs that are 19 years old or older

Sheet metal and metal roofs that are more than 40 years old

Roof damage

Aluminum cables or button cables and conduits because of fire hazards

Panels from certain manufacturers such as Federal Pacific, Zinsco, Challenger and Srivania (due to fire risk)

Homes without central heating or air conditioning

Polybutylene pipes, with a high risk of burglary.

Water heaters that are more than 18 years old.

If your home has any of these problems, you must tell your insurance company in advance to get an accurate quote.