What is a 4-point inspection?

Some home inspections are optional, while others are required by lenders and home insurers when you're buying a house. Homeowners insurance providers often mandate a four-point inspection – especially for older homes. So, if you plan to buy an older property, it’s best to get a four-point inspection up front, even if you’re not sure whether it’s necessary.

What is a 4-point inspection?

A four-point inspection focuses on the HVAC system, roof, electrical system, and plumbing. A certified home inspector tests and reviews these features to determine the property’s condition, often following an inspection checklist.

A four-point inspection is typically required when insuring an older home for the first time or when renewing an existing policy. Homeowners insurance companies usually require four-point inspections for properties at least 20 – 30 years old. That’s because any concerns relating to major systems could result in costly repairs for the insurer.

4-point home inspection costs

The cost of a four-point home inspection varies by location and insurance company. On average, you can expect to pay $75 – $250, and may cost as much as $450.

Benefits of a 4-point inspection

A four-point inspection helps both homeowners and insurance companies evaluate a home’s condition. It can help you detect the need for repairs before they become severe.

Here are some of the benefits of a four-point inspection:

• Fast and affordable assessment. A four-point inspection provides a quick overview of the major systems in a home, giving you a better understanding of the property’s condition.
• Identify existing or potential problems and expenses. Knowing your home’s condition enables you to plan for upgrades or necessary repairs, helping you avoid costly surprises later.
• Save money on homeowners insurance. If the four-point inspection finds your home is in good condition, it can save you hundreds of dollars in premiums each year since unexpected repairs are less likely. Insurers may downgrade the risk you present to them as a result.

What does a 4-point inspection cover?

A 4-point inspection covers four main areas: HVAC, electrical, plumbing, and roofing. Let’s go over each in more detail so you’re prepared for them and what comes after the home inspection for buyers.

Heating, ventilation, and air conditioning (HVAC)

A central HVAC system controls the temperature within your residence.

Improperly installed or outdated HVAC systems increase the risk of poor air quality and dust accumulation, which may exacerbate health complications.

Specifics that a four-point inspection will look for include:

• Full functionality of heating, cooling, and ventilation, which can involve physical inspection of devices, along with temperature and humidity readings.
• Condition of units, including proper maintenance and signs of any water damage.
• Age and life expectancy of the units, including the typical replacement interval.

Electrical panels and wiring

The inspector will thoroughly examine your electrical system to ensure it complies with local building codes and regulations.

Should your four-point inspector find a problem such as a code violation, you may still pass the inspection. Whether you pass or fail the inspection depends on the seriousness of the breach and the level of risk involved.

The inspector may require you to replace specific components of the electrical system to pass the inspection. Such components may include.

• Aluminum branch wiring
• Fuse boxes
• Cloth and sheath wiring
• Double-tapped breakers
• Knob-and-tube wiring

Plumbing connections and fixtures

The inspector also examines the plumbing system, focusing on the materials used for the pipes and the age of the drains and supply lines. They’ll also look for signs of water leakage and examine the water heater to ensure it’s up to code and distributes water effectively throughout the home.

Common problems include leaking pipes, rusted faucets, cracked toilets, faulty sinks, and improperly installed tubs and showers.

Roofing

The roof is essential to your home’s structural integrity, safety, and energy efficiency. As such, the roof inspection is typically the most comprehensive part of a four-point inspection.

Several elements are commonly evaluated during the roofing inspection:

• Age. Inspectors look for cracked, curling, or missing shingles.
• Signs of deterioration. Inspectors also look for signs of wear and tear or damage that can compromise the home’s safety.
• Leakage. Inspectors also look for leaks.
• Structure. The condition, makeup, and shape of your roof affect your home’s ability to withstand common weather conditions.

How do I prepare for a 4-point inspection?

As the homeowner, you’ll want to prepare before the inspector’s arrival to help prevent the property from failing the inspection. You can do so by:

• Ensuring that the inspector has access to the areas that will be examined
• Testing the central HVAC system and other major systems
• Looking for uninsurable electrical components so they can be replaced
• Checking for deteriorated pipes and water damage
• Looking for damaged or missing roof shingles and any resulting water damage
• Noting any specific issues that you’ll want to disclose to the inspector

4-point inspection vs. full inspection

Here’s how a four-point inspection differs from a full home inspection:

FAQ

Here are answers to common questions about four-point inspections.

What does a 4-point inspection look at?

A four-point inspection looks at a home’s electrical system, plumbing, roof, and HVAC system. Inspectors will look for damage, ensure everything works correctly, and identify any necessary repairs.

How long does a 4-point inspection take?

It can take anywhere from 30 minutes to 3 hours to conduct a four-point inspection, depending on the home size, any issues discovered, and other factors.

What will cause a 4-point inspection to fail?

If the inspector finds safety hazards, nonfunctioning systems, or the need for extensive repairs, it may affect your decision to buy the home and your homeowners insurance policy.

What happens if a home fails a 4-point inspection?

If a four-point inspection finds serious problems with a home, you may have trouble obtaining homeowners insurance for it, or your insurer may charge more for a policy or even cancel it. You may need to make repairs to keep your home insured.

Who is liable for defects after a 4-point inspection?

If you own the inspected home, you’re responsible for making any repairs required to insure the property. If you’re getting a mortgage to buy a home and the purchase agreement includes an inspection contingency, you can ask the seller to make repairs or compensate you for them in some way. Once you buy the home, you’re responsible for any repairs.

The bottom line: Take steps to get ready for a 4-point inspection

A four-point inspection gives a quick, affordable look at the four systems that matter most to insurers: HVAC, electrical, plumbing, and roofing. If you’re buying an older home, you’ll probably need one. If you’re selling, you can prepare by testing major systems and checking for damage up front. Either way, a four-point inspection is an important step in any home transaction.

Ready to take the next step toward homeownership? Start your mortgage application today with Rocket Mortgage.