Home Inspection Guide - 4-Point Inspection

Complete checklist for 4-point home inspections covering roof, electrical, plumbing, and HVAC systems. Essential for insurance requirements and home maintenance.

What is a 4-Point Inspection?

A 4-point inspection is a focused evaluation of four critical home systems: Roof, Electrical, Plumbing, and HVAC. Insurance companies typically require this inspection for homes that are 20 years or older to assess risk before issuing or renewing policies.

Unlike a full home inspection, a 4-point inspection doesn't cover every aspect of the home. Instead, it focuses on the systems most likely to cause major insurance claims: roof leaks, electrical fires, plumbing failures, and HVAC breakdowns.

Key Points:

  • Required by most insurance companies for older homes
  • Focuses on high-risk systems only
  • Typically takes 1-2 hours to complete
  • Results can affect insurance premiums or coverage
  • May identify issues requiring repairs before coverage
1. Roof Inspection Checklist

Overall Condition

  • Age of roof (most materials last 15-30 years)
  • Visible signs of sagging or structural issues
  • Overall condition and remaining lifespan
  • Previous repairs and their quality

Shingles/Tiles

  • Missing, cracked, or damaged shingles
  • Curling, buckling, or lifting edges
  • Granule loss (asphalt shingles showing bare spots)
  • Moss, algae, or debris accumulation
  • Loose or damaged tiles (for tile roofs)

Flashing & Penetrations

  • Chimney flashing condition and seal
  • Vent pipe flashing integrity
  • Skylight seals and flashing
  • Roof-to-wall transitions
  • Valley flashing condition

Gutters & Drainage

  • Gutter condition and proper attachment
  • Downspout placement and drainage
  • Signs of water pooling or improper drainage
  • Debris accumulation in gutters

Interior Signs of Roof Problems

  • Water stains on ceilings or walls
  • Discoloration or mold in attic
  • Missing or damaged insulation
  • Daylight visible through roof decking
2. Electrical System Inspection Checklist

Electrical Panel

  • Panel age and manufacturer (check for recalled brands)
  • Adequate amperage capacity (typically 100-200A for modern homes)
  • Proper labeling of circuits
  • Signs of corrosion, rust, or damage
  • Double-tapped breakers (multiple wires on one breaker)
  • Proper grounding and bonding

Wiring Type & Condition

  • Knob-and-tube: Outdated, fire hazard, typically uninsurable
  • Aluminum wiring: Fire risk, requires special connections
  • Cloth-wrapped: Old, brittle, potential fire hazard
  • Modern Romex (NM-B): Current standard, safe
  • Exposed wiring or damaged insulation
  • Improper wire gauge for circuit amperage

Safety Features

  • GFCI outlets in bathrooms, kitchens, outdoors, garages
  • AFCI protection in bedrooms and living areas (newer codes)
  • Proper grounding on all outlets
  • Smoke and carbon monoxide detectors present

Outlets & Switches

  • Proper function of outlets and switches
  • Loose or damaged outlets
  • Two-prong outlets (indicates ungrounded system)
  • Signs of overheating (discoloration, burning smell)
  • Adequate number of outlets per room

Code Violations

  • Exposed junction boxes
  • Improper wire connections (no wire nuts, tape only)
  • Overloaded circuits
  • Missing or damaged electrical box covers
  • Wiring in contact with plumbing or other systems
3. Plumbing System Inspection Checklist

Water Heater

  • Age (typical lifespan: 8-12 years for tank, 20+ for tankless)
  • Proper installation and support
  • Temperature and pressure relief valve present and functional
  • Signs of leaks, rust, or corrosion
  • Proper venting (gas water heaters)
  • Drain pan installed (if in living space)

Visible Plumbing

  • Leaks at joints, connections, or fixtures
  • Corrosion or rust on pipes
  • Water stains indicating past or current leaks
  • Proper pipe support and secure mounting
  • Signs of water damage on walls, ceilings, or floors

Pipe Materials

  • Polybutylene (PB): 1970s-1990s, prone to failure, insurance concern
  • Lead pipes: Health hazard, requires replacement
  • Galvanized steel: Old, prone to corrosion and reduced flow
  • Copper: Good, standard material
  • PEX: Modern, flexible, reliable
  • CPVC: Acceptable, but can become brittle

Drainage & Sewer

  • Slow drains or backups
  • Proper slope on drain lines
  • Sewer line condition (may require camera inspection)
  • Tree root intrusion
  • Proper venting to prevent sewer gas

Fixtures & Appliances

  • Leaks at faucets, toilets, or connections
  • Water pressure (too high or too low)
  • Toilet function and proper installation
  • Washing machine hoses (should be braided, not rubber)
  • Dishwasher connections and drain

Water Quality Indicators

  • Discolored water
  • Unusual odors or tastes
  • Low water pressure
  • Rust or sediment in water
4. HVAC System Inspection Checklist

Furnace/Boiler

  • Age (typical lifespan: 15-20 years)
  • Proper installation and clearances
  • Signs of rust, corrosion, or damage
  • Pilot light or ignition system function
  • Heat exchanger condition (cracks are critical)
  • Proper venting and exhaust
  • Carbon monoxide safety (CO detector nearby)

Air Conditioning

  • Age (typical lifespan: 10-15 years)
  • Proper installation and level mounting
  • Refrigerant lines condition
  • Condenser coil condition (clean, no damage)
  • Electrical connections secure
  • Adequate capacity for home size
  • Proper drainage for condensate

Ductwork

  • Visible leaks or disconnected sections
  • Proper insulation on supply and return ducts
  • Adequate number of supply and return vents
  • Ductwork age and material condition
  • Signs of mold or contamination

Ventilation & Air Quality

  • Proper fresh air intake
  • Exhaust fans in bathrooms and kitchen
  • Ventilation for gas appliances
  • Air filter condition and MERV rating
  • Signs of poor indoor air quality

System Capacity

  • Adequate heating/cooling capacity for home size
  • Proper sizing prevents short cycling and inefficiency
  • Energy efficiency rating (SEER for AC, AFUE for furnace)
  • Zoning systems if applicable

Safety Concerns

  • Carbon monoxide detector present and functional
  • Proper clearance from combustibles
  • Gas line connections secure (for gas systems)
  • Electrical connections safe and code-compliant
  • No signs of backdrafting or improper venting
Common Issues Found in 4-Point Inspections

Critical Issues (May Deny Coverage)

  • Roof over 20 years old with significant damage
  • Knob-and-tube or aluminum wiring
  • Polybutylene plumbing pipes
  • Furnace with cracked heat exchanger
  • Active leaks causing water damage
  • Electrical panel fire hazards (Federal Pacific, Zinsco)

Moderate Issues (May Require Repairs)

  • Roof approaching end of lifespan but functional
  • Outdated but safe electrical wiring
  • Water heater over 10 years old
  • HVAC system over 15 years old
  • Minor leaks or corrosion
  • Missing GFCI outlets

Minor Issues (Maintenance Items)

  • Dirty air filters
  • Minor cosmetic roof issues
  • Loose outlet covers
  • Minor plumbing drips
  • General maintenance needs
Preparing for a 4-Point Inspection

Before the Inspection:

  • Clear access to electrical panel, water heater, and HVAC equipment
  • Remove items blocking attic access or crawl space
  • Ensure all utilities are turned on
  • Gather documentation of recent repairs or upgrades
  • Note the age of major systems (roof, HVAC, water heater)

What to Expect:

  • Inspector will examine all four systems visually
  • May test outlets, switches, and fixtures
  • Will check for code violations and safety hazards
  • Inspection typically takes 1-2 hours
  • Report usually available within 24-48 hours

After the Inspection:

  • Review report carefully for identified issues
  • Address critical issues before insurance deadline
  • Get quotes for required repairs
  • Consider proactive upgrades to improve insurability
  • Keep documentation of all repairs

Additional Information

About This Home Inspection Guide

This comprehensive 4-point inspection guide helps homeowners understand what inspectors look for when evaluating the four critical systems that insurance companies care about most: roof, electrical, plumbing, and HVAC. Whether you're preparing for an insurance-required inspection, buying or selling a home, or simply maintaining your property, this checklist ensures you know what to expect and can identify potential issues before they become costly problems.

A 4-point inspection is different from a full home inspection. It focuses specifically on high-risk systems that are most likely to result in insurance claims. Understanding what inspectors examine helps you prepare your home, address issues proactively, and avoid surprises that could affect your insurance coverage or premiums.

This guide covers common issues found in each system, from outdated electrical wiring that can be a fire hazard to roof conditions that may lead to water damage. Use this reference to maintain your home's insurability and catch problems early when repairs are more affordable.

Why Use This Inspection Reference Guide?

Understanding what inspectors look for helps you maintain your home's value, ensure insurance coverage, and prevent costly emergency repairs. This guide provides the knowledge you need to stay ahead of problems.

  • Prepare for insurance-required 4-point inspections
  • Identify potential issues before they become critical
  • Understand what makes systems uninsurable or high-risk
  • Plan maintenance and upgrades strategically
  • Know when to call professionals for evaluation
  • Maintain documentation for insurance and resale
Frequently Asked Questions

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