What is a Four Point Inspection and Do I Need It?

Manatee Home Inspection Services, LLC inspects hundreds of homes every year for various reasons. The most common inspections are for real estate transactions and/or insurance. Four Point Inspections are the most common insurance inspection that we do for our clients, particularly since homes that are 25 to 30 years or older, or manufactured homes 10 years or older, are required to have one done to obtain or renew property insurance coverage.

A Four Point Inspection form provides the insurance company with a fairly accurate assessment of the home’s risk of damage due to a failure of one of its major systems. NEVER provide the insurance company with a copy of the full inspection report where your inspector was looking for defects that would affect the real estate transaction. Most of the defects we find are minor, however insurance companies have been known to make a mountain out of a mole hill over these minor defects, causing major headaches for home buyers.

The four major systems covered by a Four Point Inspection are:

·         Electrical Panel – includes the age, service amperage, wire type(s), brand name, and any hazards of the electrical service panel

Common Defects: Double-taps (twowires under one screw), aluminum wiring (single or multi-strand) and hazardous electrical panel brands (like Stab-Lok). Any of these defects will affect insurance coverage and/or availability.

·         HVAC – includes the age, type, portability, and functionality of the home’s heating and air conditioning equipment, including stoves and fireplaces.

Common Defects: Central heating system does not work and heat is supplied by space heaters. Homes in Florida must have a permanently-installed heat source in order to obtain insurance coverage. The very presence of portable space heaters, even with a working permanently installed heat system, could affect the insurability of the home.

·         Plumbing – includes the age, piping material, functionality, and presence of leaks for the home’s plumbing system, including the water heater.

Common Defects: While all leaks are a concern, leaks from the water supply lines and/or water heater are the most common defect that will affect the insurability of the home.

·         Roof – includes the age, remaining useful life, material(s), and condition of the home’s roof system, including any signs of leaks or damage.

Common Defects: If the roof is within less than 3 to 5 years of the end of its useful life, or has defects such as heavy granule loss, missing/lifted/curling shingles, missing tiles, severe corrosion (metal roofs) or visible sagging in the roof deck, the insurance company will likely require that a new roof be installed in order to obtain or renew insurance coverage.

While your inspector will be reporting on all of the above mentioned systems, it is important to note that a Four Point Inspection is much less comprehensive than and is not a replacement for a full home inspection. A Four Point Inspection, depending on the age and condition of the home, could take as little as 15 minutes to complete. An average full home inspection takes around 1 to 2 hours, even when the home is in good condition. It is also important to note that a Four Point Inspection does not cover any defects in the structure of the home itself, which could cause major issues for a home buyer if these defects are not found like they would be during a full inspection.

The only exception to the previously mentioned age rules for a Four Point Inspection requirement is for clients who have property insurance coverage with or are seeking coverage with State Farm Insurance. Recent company policy changes include a much more comprehensive Four Point Inspection form than what other insurers require (most companies want the Citizen’s form), and requiring this form for all homes that are 6 months old or older.

The new form that State Farm requires is closer to a full inspection than it is to the traditionally accepted Four Point form, including information about the home’s appliances, pool, detached structures, energy sources, and overall condition. While it is still not a replacement for a full inspection, the State Farm Four Point form is much more comprehensive. It is also important to note that State Farm Insurance agencies cannot write State Farm policies within 2 miles of any coastline. In these cases, the Citizens’ Four Point form is still acceptable.

For more information about Four Point Inspections, or to schedule your Four Point Inspection for only $75 (discounted to $50 when done with a full inspection), please call our office at (941) 749-1152.