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4 Point Home Inspection: The Inspection You Need to Keep Your Homeowners Insurance


Insurance companies lose $2.5 billion a year in non-hurricane water damage. Fourteen thousand homeowners deal with water leak emergencies every day. To mitigate their risk, insurance companies in Florida often insist on a 4-point inspection if the home is over 40 years old.

For Florida Homes Over 40 Years Old

The 4-point inspection is often required by your insurance company for homes over 40 years old and rental properties over 30 years old. Homes in high-risk flood or evacuation zones are likely to be a focus of an insurance company's scrutiny. Forty years is a guideline as each insurance company has its specific underwriting criteria.

Even if you have homeowners insurance now, your insurance company may require you to submit a 4-point inspection to maintain your policy. If you're buying an older home, make sure the seller provides this inspection so you can confirm that you can get insurance. Check rates before you get to the closing.

What Does The Inspection Rate

The four points include HVAC (Heating, Ventilation, and Air Conditioning), electrical wiring and panels, plumbing connections and fixtures, and your roof. Insurance companies want to know what they are insuring. The four-point is a non-evasive inspection of the visible components of the four systems. Although this type of review may uncover safety issues, it is not a safety inspection.

How Do I Pass The Inspection

4-point inspections are pass or fail. The binary outcome is different than the Wind Mitigation Inspection.  Your insurance company uses the 4-point inspection to decide whether they will offer coverage for your property at all. It is a binary outcome.

Your home can fail inspection. Some reasons include: not having central heat and air, a damaged roof, aluminum wire (which is more likely overheat and cause a fire), polybutylene plumbing (which can burst), and a water heater over 18 years old (which can also break).

The insurance company may allow you to correct these issues so you can still get insurance.

What The 4-Point Inspection Report Includes

Florida inspectors recently expanded the 4-point inspection to include more data for you and the insurance carrier. For example:

  • More photos are required, including the slope of each side of the roof.
  • The condition of appliances.
  • The Hazards Present of the electrical system is more comprehensive.
  • Additional questions including: Are there a temperature-pressure relief valve on the water heater?

Format of the 4-point Inspection Form

Those insurance companies are nit-picky about their forms. The 4-point inspection form is not standardized. You want to make sure the inspector is using the standardized form that your insurance company accepts. Your agent should have that information or contact the insurance company directly. If you're getting a home inspection, ask if the inspection company offers a discount to transfer the information necessary on the 4-point form. Unfortunately, you can't just submit the full home inspection. On the bright side, the inspection is good for three years.

Underwriting Decisions From The Carriers

You and your family benefit by fixing issues that can cause a fire and installing building features that reduce the likelihood of damage. Bad electrical wiring can cause a fire. Homeowners are at a higher risk of fire than they realize. 69% of fires occur due to bad wiring and related equipment.

A roof near the end of its useful life is more likely to leak. Insurance companies usually require that your roof have at least three years of life left in it. Most standard asphalt roofs need an update every 15-20 years. Although an inspection is good for three years, if your roof is close to needing replacement, you may have to prove its life expectancy the following year. It's probably a good idea to start saving for a new one.

The Inspection Helps The Home Buyer Too

For $50-$100, you should consider doing the 4-point inspection even if the insurance company doesn't require it. You have more at stake. Fixing dangerous electrical problems before they cause a fire saves lives. You may even save money. If you're wondering why your water bill is so high, it could be a leaky pipe. Leaks result in a waste of 1 trillion gallons of water each year.

Having a 4-point inspection can help you identify needed repairs. It costs less, in the long run, to fix problems before they cause damage – or loss of life.

Already have your 4 point inspection? Awesome!

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At your service,
Young Alfred