What Will Fail A 4-Point??

By Rob Lendenmann | Apex Sight Solutions, LLC

If your insurance company has requested a 4-point inspection, you may be wondering what could cause your home to fail. The truth is that a 4-point inspection is not a pass-or-fail test. It provides your insurance company with information about the condition of your roof, electrical, plumbing, and HVAC systems. Depending on what is found, the insurer may request repairs or additional information before approving coverage. What Are Insurance Companies Looking For? Insurance companies use 4-point inspections to identify conditions that could increase the risk of property damage or safety concerns. While the age of a system is important, its actual condition often tells a much bigger story. Some of the most common concerns include damaged roofing, unsafe electrical components, plumbing leaks, deteriorated water heaters, and HVAC systems that are not operating properly. Finding one of these issues does not automatically mean your home is uninsurable. Can an Older or Damaged Roof Cause Problems? Yes, but an older roof does not necessarily need to be replaced. During the inspection, we look at its age, visible condition, signs of leakage, and estimated remaining useful life. Broken tiles, missing shingles, and deteriorated materials are examples of conditions that may need attention. Florida law also offers protections for homeowners. Under Florida Statute 627.7011(5), insurers cannot deny coverage solely because a roof is old. For older roofs, an authorized inspection showing at least five years of remaining useful life can also protect against denial based solely on age. However, roof damage and other underwriting concerns can still affect coverage. Broken roof tiles can allow moisture intrusion and may require repair. What Electrical Problems Can Affect Insurance? Electrical concerns are another common finding. These may include open electrical panel knockouts, damaged wiring, improper breaker connections, corrosion, or certain older electrical panels. During inspections, I have encountered electrical panels with open knockouts and pointed screws being used to secure panel covers. Although these may seem like small issues, open knockouts can expose electrical components, while improper screws may damage wiring inside the panel. An electrical system can appear to work normally and still have safety concerns. Depending on the findings, an insurance company may request repairs or an evaluation by a licensed electrician.

What About Plumbing and Water Heaters? Plumbing leaks and deteriorating components can create concerns because of the potential for water damage. During a 4-point inspection, we look for visible leaks, corrosion, damaged piping, and signs of previous leakage. Older water heaters are another common concern. Although there is no universal age limit for every Florida insurer, some companies have specific requirements based on age and condition. A water heater may still work while showing signs of deterioration that could lead to future problems. The important thing is to understand its condition and whether the insurer requires additional evaluation or replacement. Even a small plumbing leak can cause damage when left uncorrected. Can an Older Air Conditioner Cause Problems? An older HVAC system does not automatically need to be replaced. During the inspection, we document the equipment's age, visible condition, and operation when appropriate. I have inspected older systems that were still working, along with systems showing concerns such as deteriorated refrigerant line insulation, condensate drainage problems, and poor cooling performance. Just because a system is running does not mean it is free of defects. Some conditions may only require maintenance, while others may need evaluation by an HVAC professional. What Happens if Problems Are Found? Finding a problem does not automatically mean your insurance will be denied. The inspector documents the condition, and the insurance company decides whether repairs, additional photographs, or further evaluation are needed. If repairs are required, homeowners can typically have the work completed by an appropriate professional and provide the requested documentation. Sometimes an updated inspection is necessary. Before your inspection, it helps to make the electrical panel, water heater, and HVAC equipment accessible. Having roof replacement records, installation dates, or previous repair documentation available can also make the process easier. Remember, a 4-point inspection is different from a full home inspection. It focuses only on four major systems for insurance purposes, not the overall condition of the entire property. Final Thoughts A 4-point inspection is about understanding the condition of your home's major systems, not finding a perfect house. Older equipment does not automatically mean replacement is necessary, and many concerns identified during an inspection can be addressed. The best approach is to maintain your home, address problems when they arise, and work with your insurance agent to understand what is required. Need a 4-Point Inspection? At Apex Sight Solutions, LLC, we provide thorough inspections and clear reports to help homeowners understand their property's condition. We serve Riverview, Brandon, Tampa, Valrico, Apollo Beach, Ruskin, and surrounding Tampa Bay communities. Phone: (813) 860-8374 Website: ApexSightSolutions.com Schedule an Inspection | Contact Us Veteran & Family Owned | Licensed & Insured FL License # HI18082 | HUD Consultant # A1325 Vision with Purpose. Integrity from Above.

About the Author: Rob Lendenmann is the co-founder and lead inspector of Apex Sight Solutions, LLC. He is an InterNACHI Certified Professional Inspector and CCPIA Certified Commercial Inspector with a background in HVAC/R, facilities management, and building systems. Sources: Florida Statute 627.7011 | Citizens Property Insurance Insurance requirements vary by carrier. Contact your insurance agent for specific underwriting requirements.