4-point inspection, Insurance inspections

A 4 Point Inspection and report is typically required by your insurance company for structures that are 25 years old or older. The report is used by the insurance company to determine the integrity of the four main systems of the house:

1. HVAC
2. Electrical
3. Plumbing
4. Roof

A physical inspection of the above four systems will be performed and a written report provided with the required set of photos. In addition, building permit information will be verified with the appropriate building department.

Generally all four systems should be updated, in good condition and without defects for a favorable report. The most common items that an insurance company could reject are as follows: 

• Aging roof covering (typically more than 15 years old).
• Defective or recalled electrical panels such as a Federal Pacific Electrical panel.
• Single strand aluminum branch wiring.
• Polybutylene plumbing distribution pipe.
• HVAC systems beyond useful life.
• Water heating systems beyond useful life.
• Active moisture intrusion or damage.
• Any unsatisfactory condition as reported on a 4-Point form.

This is by no means an all inclusive list and insurance companies seem to have a subjective approach to what they will accept or reject. I have had requests to write 4-Point Reports on houses that were less than 15 years old. 

If there are any issues with a 4-Point Report your Real Estate Agent should be able to negotiate the situation for you.

Free standing 4-Point Reports are available for $175 each or if added on to a Standard Home Inspection the report is discounted to $75. See pricing HERE.