How To Look At A House

McGarry and Madsen's home inspection blog for buyers of  

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Can a patched roof pass a 4-point inspection?

Saturday, August 10, 2019

As long as both the patched and the older areas of the roof appear to be in satisfactory condition and have the necessary estimated remaining life, it should be fine. But extensive patching tends to be a “red flag” for the underwriter to look more closely at the inspectors photos and notes. Sometimes the insurance company will send out their own inspector to take a look at the roof, usually only from the ground, if the underwriter has concerns.

    Also, unprofessional roof repairs that are done by only smearing mastic on the problem area are considered just a temporary fix, and not acceptable.

    The roof needs to have anywhere from 3 to 5 years of serviceable remaining life to be acceptable, and the number of years varies according to which company you are applying to. We attended a seminar recently with a speaker from Citizen’s Insurance of Florida, and he stated their current minimum was 3 years of remaining life. But he pointed out that, if your 4-point inspection reports says the roof only has 3 years left, they will issue a policy, but to renew the following year you will have to get a new roof. So be aware that a remaining life estimation that cuts it close to the minimum only puts off the inevitable for a year or two. 

    Also, see our blog posts Should I fix all the defects listed in a four point inspection report right away or submit it to the insurance company first? and Frequently Asked Questions (FAQ) About Four-Point Inspections.

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Here’s links to some of our other blog posts about 4-POINT INSPECTIONS:

Is the 4-point insurance inspection strictly pass or fail?

How do I get my home ready for a four point inspection for insurance?

Will a house without air conditioning pass a 4 point inspection?  

Do I need a home inspection to get insurance? 

• Why does my homeowner's insurance want a four point inspection? 

• Why is a fuse box/panel an insurance problem for homebuyers? 

• Which water pipes are an insurance problem and possibly uninsurable? 

• How do I get insurance if my home can't pass a 4-point inspection? 

At what age of the house does an insurance company require a four point inspection to issue or renew homeowners insurance?  

• Can a patched roof pass a 4-point inspection? 

• Why are old electrical components not always "grandfathered" as acceptable by home inspectors?

   Visit our 4-POINT INSPECTIONS page for other related blog posts on this subject, or go to the INDEX for a complete listing of all our articles.

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