Can a 4-Point Inspection Actually Fail?

A lot of folks ask me this one, usually right after their insurance agent tells them they need a 4-point inspection before their policy renews. Here’s the thing that catches people off guard. Yes, a 4-point inspection can actually fail. A regular home inspection does not really have a pass or fail, it is just a list of what we find so you know what you are buying. A 4-point inspection is different. It is built for your insurance company, and if we find the wrong things, your insurer can use that report to drop you or deny your coverage altogether.

I do these inspections all over the Tampa Bay area, and I would guess about one in ten surprises a homeowner who thought their house was in great shape. A 4-point only looks at four systems, your roof, electrical, plumbing, and HVAC. We are not grading the whole house, just the four things an insurance company cares about most because they are the ones most likely to cause a big claim.

What Makes a 4-Point Inspection Fail?

A few things show up again and again on my inspections:

• An aging roof, usually one that is 15 to 20 years old or older for shingles
• Outdated electrical panels like Federal Pacific or Zinsco, which are known fire risks
• Polybutylene pipe or badly corroded galvanized plumbing
• An HVAC system that is falling apart or leaking

Any one of those can be enough for an insurer to say no. The good news is that even when a 4-point turns up a problem, you usually still have options. Sometimes a simple repair, like swapping out an old panel, is all it takes to get covered. That is actually a big reason a lot of my clients choose to bundle their 4-point inspection with a wind mitigation inspection, since fixing one issue often helps on the other end too.

If you are not sure whether your home would pass, do not wait until that renewal notice shows up in the mailbox. Give me a call and I will come out and take an honest look at your roof, panel, plumbing, and AC before your insurance company does. I serve homeowners all over the Tampa Bay area, and I would rather find a problem with you today than have your policy canceled next month.