How To Look At A House

McGarry and Madsen's home inspection blog for buyers of  

site-built, mobile/manufactured and modular homes

What causes a house to fail a four point inspection?

Thursday, December 31, 2020

   Although homeowners often have to pay for it, a four point inspection report is actually a tool for an insurance underwriter's use, to check for problems in an older home that may cause future claims. It is based on the condition of these four major components: roof, electrical, plumbing, and HVAC systems. Each insurer has their own standards, so there are some things that one company accepts, but may be required to be repaired or replaced by another insurer. For example, a water heater older than 18 years is rejected by some insurers, while others draw the line at 30 years old. 

    While there are no published standards, certain deficiencies are required to be repaired by almost all companies to get insurance. Here’s our “Top 10” list:

1) A roof with any leaks at all, or an older roof, typically over 20-years old for a 3-tab asphalt shingle roof, for example. An estimated additional roof life of 3-years is the usual minimum standard for a roof to be acceptable. See our blog post If my roof is not leaking, why does it need to be replaced? to learn more.

2) An electric panel with screw-in type fuses, or an amperage rating too low for current loads, or any of several older brands that have been determined to be defective (Federal Pacific, Challenger, Sylvania, Zinsco). Go to Why is a fuse box/panel an insurance problem for homebuyers? and Why are Zinsco and Sylvania-Zinsco electric panels a problem?  and Why are Challenger electrical panels not insurable? for more details.

3) Older knob-and-tube wiring that’s still “live.” Our blog post Is knob and tube wiring illegal? has more on this old wiring type.

4) Exposed, amateur electrical wiring, especially open electrical splices or unprotected NM-cable. For a list of some of the electrical safety defects we look for, go to What are the most common homeowner electrical wiring mistakes?

5) Newer 3-slot type electric receptacles connected to old wiring that does not have grounding. See What is a false ground, bootleg ground, or cheated ground receptacle?

6) An older or leaking water heater. Our blog post Why is an older water heater an insurance problem? has more on this.

7) No installed heating system. Window a/c units or plug-in portable heaters are not considered “installed.” Go to Does my house need a heating system to pass a four point inspection? for details.

8) Any evidence of plumbing or a/c condensate leaks, or other water intrusion into the home, even previous ones. An air conditioning condensate leak is a slow, continuous drip that can cause a sizable area of damage and mold before it is observable by a homeowner.

9) Corroded, damaged, or unvented plumbing piping or valves. Also, older galvanized steel and polybutylene (PB) is not acceptable. For details, go to Why is old galvanized steel water pipe a problem for homebuyers? and What does polybutylene pipe look like? Why is it a problem? 

10) Deteriorated washing machine supply hoses or unsecured drain hose. Leaks at washing machine hoses and at the standpipe connection are both common and expensive claims that an insurer would like to avoid.

    While one company may decline to insure a property until a defect is repaired, another insurer might issue the policy and stipulate a deadline for submitting proof of repairs for the same defect. 

• • • • • • • • • • • • • • • • • • • • • • • • • • • •

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

Should I give a copy of the home inspection report to the bank or insurance company? 

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?  

How is Citizens Property Insurance different from other Florida homeowners insurance companies? 

Do I need a home inspection to get insurance? 

How long does it take for a four point inspection?

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

• 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?  

What would cause a home inspector and roofing contractor to disagree on the remaining life left in a roof?

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

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

• Do I need to get a four point inspection for insurance for an older condominium? 

Is a four-point inspection mandatory in Florida for insurance? 

How long is a four point inspection valid? 

• Is a four point inspection report transferable? 

 What’s the difference between a four-point and wind mitigation inspection?

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

Water Heaters

Water Heater Age

"What Are The

Signs Of..."

Septic Tank Systems

Structure and Rooms

Plumbing Pipes

Termites, Wood Rot

& Pests



When It First

Became Code

"Should I Buy A..."

Park Model Homes


Shingle Roofs




Wind Mitigation

Roof and Attic

"Does A Home


Pool and Spa

"What Is The Difference Between..."




Concrete and

Concrete Block

Metal Roofs


Modular Homes

Rain Gutters

Mold, Lead & Other Contaminants


Older and

Historic Houses

Crawl Spaces

Mobile-Manufactured Homes

Building Permits

Life Expectancy

Clay Soil





Exterior Walls

& Structures


Common Problems

HUD-Code for

Mobile Homes

Garages and Carports

Flat (Low Slope) Roofs

Electrical Panels

Sprinkler Systems

Electrical Receptacle Outlets

4-Point Inspections

Hurricane Resistance

Frequently Asked Questions (FAQ)

Home Inspection

Heating and Air Conditioning

Building Codes

Fireplaces and Chimneys

Inspector Licensing

& Standards

Energy Efficiency

Washers and Dryers



Doors and Windows



Electrical Wiring

Click Below  

for Links

to Collections

of Blog Posts

by Subject

Plumbing Drains

and Traps


Smoke & CO Alarms

Aging in Place

Top 5 results given instantly.

Click on magnifying glass

for all search results.






Air Conditioner & Furnace Age/Size


Electrical Switches





Water Intrusion

Electrical - Old

and Obsolete


Foundation Certifications

Tiny Houses

About McGarry and Madsen



Buying a home in North/Central Florida? Check our price for a  team inspection by two FL-licensed contractors and inspectors. Over 8,500 inspections completed in 20+ years. In a hurry? We will get it done for you.

Moisture Problems

Crawl Spaces