The 4-point inspection: what it is and when you need one

A 4-point inspection is a short look at the four systems insurers care most about in an older home: the roof, the electrical, the plumbing and the heating and air conditioning. In Florida, insurers usually ask for one before they’ll write a new policy on a home past a certain age.

If you’re buying an older house, or shopping your insurance on one, it’s one of the first things I’ll ask about. Here’s what it is and how to get through it without surprises.

What the inspector looks at

The inspector isn’t checking everything in the house. Just four things, and mostly their age, type and condition:

• Roof. What it’s made of, roughly how old it is, how much life it has left, and any signs of damage or leaks.
• Electrical. The panel and the wiring type, and anything that looks unsafe, like exposed wiring or certain older panels insurers don’t like to see.
• Plumbing. The pipe materials, the water heater, and any sign of active or past leaks.
• Heating and cooling. The age and condition of the system, and whether it’s working.

They take photos and fill in a form. Citizens, Florida’s state-created insurer, publishes its own 4-point form, and other insurers set their own form rules. Ask before you book which form the company wants.

When you need one

There’s no Florida law that says every home needs a 4-point inspection. It’s an underwriting rule, and each insurer sets its own.

The common pattern is this: new policy, older home. The age cutoff varies by company. Citizens, for example, asks for a 4-point on new applications for homes more than 20 years old, and says the report should be dated within the 12 months before the application. Renewals usually don’t need a new one, though an insurer can ask.

It also tends to come up when:

• You’re buying a home. The lender wants proof of insurance before closing, and the insurer wants the 4-point before it’ll bind the policy.
• Your insurer non-renews you and you’re shopping for a new one. (Here’s what to do if that happens.)
• A major system was replaced and you want the new insurer to see it.

What happens if it shows a problem

An inspection doesn’t pass or fail by itself. The insurer reads it and decides.

If the report shows a serious hazard, like an active leak, exposed wiring or a roof near the end of its life, the insurer may decline the home until it’s fixed. Citizens says plainly that serious hazards should be repaired before you apply. That’s why I’d rather know what’s in the report before it goes to anyone.

Older roofs get extra attention. If yours is getting up there, this post on roof age in Florida explains the rules.

4-point vs wind mitigation

People mix these up all the time, so quickly:

• A 4-point looks at condition. It helps an insurer decide whether to write the home at all.
• A wind mitigation inspection looks at how the home is built to resist wind. It can earn you credits on the wind part of your policy.

They’re different forms with different jobs. Many inspectors can do both on the same visit, which saves you a second appointment.

Good to know

1. Use a Florida-licensed inspector. Citizens, for one, may reject a form if it can’t verify the inspector’s licence.
2. Get the photos. Ask the inspector to send the photos along with the form. Insurers often want them.
3. Keep your receipts. If you’ve updated the roof, panel, plumbing or water heater, permits and invoices help prove the age of the new system.
4. Fix the easy things first. A dripping pipe under a sink or a missing panel cover is cheap to fix before the inspector comes, and it keeps the report clean.
5. Check the date. A report that’s too old may not be accepted for a new application.

Want me to look before you send it?

If you’re buying, tell me about the house early, before the inspection if you can. If you already have a policy, upload your declarations page at /quote/ and send me your 4-point report, and I’ll tell you how insurers are likely to read it and where your options are.

Talk to Elona