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4 Point Inspection, What No One Tells You
What is a 4 Point Inspection?
A 4 Point inspection in Florida is a home inspection that a home inspector will inspect the 4 major systems (Roof, Plumbing, Electrical, and HVAC) in a home. These home inspections are performed by a licensed inspector such as a home inspector from GGR Home Inspections or a general building contractor.
Below is what a 4 point inspection includes:
- Roof – The type of roof covering the home has (i.e. shingles, tile, or rolled) The condition and age of the roof. Are the missing shingles, tiles, or leaks?
- Electrical System – The type of wiring the home has (copper, aluminum, cloth, or knob and tube). The brand of the electrical panel and the condition of the electrical system. (i.e. ungrounded outlets, double taps in the panel, etc.)
- HVAC(Heating and Cooling System) – What type of system is there in the home, does the home have central heat and air in the home? What is the age and condition of the system and if there are any leaks from condensation lines that run throughout the home?
- Plumbing System – The type of supply and drain lines found in the home (copper, PVC, CPVC, galvanized, lead, polybutylene, etc) and their condition and age.
There is no standard form for the 4-point inspection but there is standard information that the insurance companies are seeking. The most widely accepted form by insurance companies is the Citizens Insurance form which requires the inspector to use record findings during the 4-point inspection. There are other insurance companies that will accept a similar form. Confirm with your insurance agent if there is a specific form that needs to be submitted to save time and money. GGR Home Inspections uses the Citizens form as it is widely accepted throughout the state of Florida.
When do you need a 4 Point Inspection?
An insurance company wants to know that a home has been well maintained and the major systems are in good working condition. Most insurance companies will require a 4-point inspection when a home is older than 40 years or rental property is older than 30 years. More recently it has become standard to have a 4 point inspection for every home when shopping for homeowners insurance. It is usually paired with a wind mitigation inspection when shopping for insurance.
The insurance company will give you a quote without the inspection being completed but to bind the policy the 4-point inspection will typically need to be completed within the last 10 calendar days and all items appear satisfactory on the report. Guidelines vary between insurance providers on when a 4-point inspection is required, so ensure you check with your insurance agent.
Does the 4 point inspection help lower your insurance?
No, it does not. If your home fails or passes the 4-point inspection it will not change the cost of the homeowner’s insurance. The 4 point inspection is used simply to determine whether the insurance company will insure the home.
What will fail an insurance inspection?
If there are problems found during the 4-point inspection and does not meet the insurance companies underwriting guidelines, your home may be denied insurance coverage. If this happens you can continue to seek another insurance company or fix the issues that caused the insurance company to deny coverage.
Some common reasons that insurance companies won’t insure a home include:
- a roof that has damage
- a roof that is missing tiles or shingles
- a shingle roof that is over 19 years old
- a tile or metal roof that is over 40 years old
- double tapped breakers (most common issue found)
- aluminum, cloth or knob, and tube wiring due to fire hazards associated with the material
- homes without central air and heating
- plumbing that is polybutylene due to the high risk of leaks
- water heaters that are over 18 years old or poorly maintenance
- certain brands of electrical panels include (Federal Pacific, Zinsco, Challenger, and Sylvania) due to the fire hazard associated with them
How to Know if Your Roof Will Pass the Requirements for Insurance Coverage
When searching for home insurance coverage, it’s important to know whether or not your roof will pass the requirements set by insurance companies. If you have a shingle roof that is over 19 years old, a tile or metal roof that is over 40 years old, or any other issues such as double tapped breakers, aluminum wiring, and knob and tube wiring due to fire hazards, then you may need to take additional steps in order to acquire coverage.
Additionally, if your home does not have central air and heating, plumbing that is polybutylene due to the high risk of leaks, water heaters that are over 18 years old or poorly maintained, or certain brands of electrical panels including Federal Pacific, Zinsco, Challenger and Sylvania due to fire hazard risks associated with them; then these components can also affect whether or not you can get insurance coverage.
Can you get insurance coverage if your home does not pass the 4 point inspection?
The requirements for coverage vary between insurance companies, be sure to inform your insurance agent of the issues or components that your home has so that you can receive an accurate quote. Some insurance companies may do partial coverage and exclude the problematic item in the home.
The best resource here will be your insurance agent. If your home has not been updated and has any of the problematic items then you can expect to pay more for your insurance or have a difficult time getting coverage.
Who can perform a 4 point inspection in Florida?
The individuals that can perform a 4 point inspection are general, residential, or building contractors such as a home inspector.
How much does a 4 point inspection cost in Florida?
A 4 point inspection range starts between $125 – $175 for a home less than 2000 sq ft. The inspection typically takes about 1-1.5 hours to complete. The report is delivered via email between the time of the inspection to 72 hrs.
Report delivery times vary by home inspection company. Our company, GGR Home Inspections delivers same day and in many cases onsite after the 4 point inspection is complete.
How to prepare for your 4 point inspection?
When you schedule a 4 point inspection us you will receive a email with the following information to help prepare for your inspection.
“Thank you {{CLIENT_NAME}} for scheduling your Wind Mitigation Inspection. We look forward to meeting you at your home soon.
How to Prepare for Your Inspection:
1. Ensure these areas are not inaccessible: Attic, Garage and Doors
2. Cover any clothing to protect from debris and insulation that falls when opening the attic hatch (optional)
3. Your inspector will need the last re-roofing permit for the property (Can be obtained from your city building department)
4. Examples of documentation needed for impact product: labels on every opening(windows, doors, skylights, etc.), permit/NOA documentation
If you are shopping for insurance you typically need both insurance forms, Wind Mitigation Form – to receive credits for your building windstorm protection and the 4 Point Inspection Form. Check with
your insurance agent as needed. You can respond to this email to add the Wind Mitigation Inspection or call the office to update your work order. “
Conclusion:
A 4 Point Inspection is an important step when seeking homeowner insurance in Florida – especially if it’s been awhile since your last policy renewal – but it involves several steps and considerations before moving forward with one.
Be sure to choose a licensed and experienced inspector who can perform this type of inspection accurately and also understand any additional fees associated with additional services like thermal imaging or moisture testing prior to making your decision.
Doing research ahead of time can save both time and money in the long run!
If you have additional questions and want to get in contact with GGR Home Inspections please send us a note, text, or call.
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