An older home can have plenty of character, but its major systems may have changed over decades of repairs and renovations. When you apply for homeowners insurance, your insurer may request a 4-point inspection to learn more about those systems. The requirement depends on the insurance company and the property; it is not automatic for every older home. Progressive
What are the four points?
A 4-point inspection documents the visible condition of four major areas:
- Roof: Roofing materials, apparent age, visible wear, damage, and signs of leaks.
- Electrical: The service panel, visible wiring, and conditions that may raise safety concerns.
- Plumbing: Visible supply and drain components, fixture operation, leaks, and signs of deterioration.
- Heating and cooling: The type, apparent age, and visible condition of the HVAC equipment.
The inspector records what can be observed within the agreed scope of the inspection. A 4-point inspection does not guarantee that every component is free of defects or predict how long a system will last.
Why might an insurance company ask for one?
Insurers use information about a home’s roof and major systems when deciding whether to offer coverage and whether they need more documentation or repairs. Requirements vary by carrier. For example, one insurer may request a specific form or photographs, while another may arrange its own property inspection. Ask your insurance agent what is required before scheduling, so the report meets your carrier’s needs. Progressive, Citizens Property Insurance
If the report identifies a concern, your insurer will decide what happens next. It may request additional information or proof of repairs, or it may make a coverage decision under its underwriting rules. The home inspector does not approve or deny insurance.
Is a 4-point inspection the same as a home inspection?
No. A 4-point inspection concentrates on the four systems listed above for an insurer’s review. A general home inspection covers a broader range of readily accessible systems and components under its agreed scope and the applicable standard of practice. If you are buying a home, a 4-point report should not take the place of a general home inspection. ASHI Standard of Practice
What should buyers do before closing?
Contact your insurance agent early in the purchase process, especially if the roof or major systems are older. Find out whether the carrier needs a 4-point inspection, which form it accepts, and when it needs the report. If repairs are requested, discuss the timing with your agent and the appropriate licensed contractor before your closing date.
Buying an older home in the Twin Cities? Inspecta-Homes can help you understand the home’s visible condition. Contact us at 612-788-9608 or visit InspectaHomes.com to discuss the inspection you need.
