4-Point Inspection: HEATING/COOLING (HVAC)


In order for the heating and cooling (HVAC) portion of a 4-point inspection to be deemed favorable by most insurance carriers, the home must have central heat and cooling and the system must be sufficient for use for the size of the home. Additionally, the system must run on electricity or gas.

The following are eligible heating and cooling systems:

·         A/C unit or heat pump

·         Air handler

·         Wall or window A/C unit (if not permanently installed as the  primary source of cooling)

The following are ineligible heating and cooling systems:

·         Wall or window A/C unit  (if  used as the primary source of cooling)

·         Homes utilizing space heaters, fireplaces, or wood/coal burning stoves as their primary source of heat

·         Furnaces which utilize oil for fuel

 

Visit our blog for more information on the roofing, plumbing and electrical portions of a 4-point inspection.

 

4-Point Inspection: ELECTRICAL


In order for the electrical portion of a 4-point inspection to be deemed favorable, the electrical system must be sufficient for use for the size of the home and the entire electrical system must be grounded. A photo of the electrical panel with the door open is often included in the 4-point inspection.

The following wiring/components are unacceptable and may result in an unfavorable 4-point inspection:

·     Aluminum branch wiring: Aluminum wiring used only to service the home and/or used only for major appliances may be accepted; however, the 4-point inspection would need to confirm this.

·     Knob and tube wiring

·     Cloth sheath wiring

·     Fuses, fuse box, or pull-type fuses

·     Double-tapped breaker : Two wires connected to a single breaker

The following electrical boxes are also considered ineligible:

·     Federal Pacific/Stab-Lok electrical panels: The white and black (mapping) box image on the inside of the panel or brown paper labels are indicators that the panel is a Federal Pacific/Stab-Lok electrical panel

·     Zinsco/Sylvania electrical panels: The breakers are typically colored light blue, light green and red in a Zinsco/Sylvanie electrical panels and they often have a branding sticker

If the 4-point inspection indicates that the electrical system does not meet code, the electrical system may still be acceptable for some insurance carriers depending on the reason why it is not to  code. If the 4-point inspection does not indicate why the system does not meet code, further information will likely be requested. The system may be acceptable if the reason is because the home does not include AFCIS (Arc Fault Circuit Interrupters) or GFIs (Ground Fault Interrupters). However, if the reason the system is not to code is because the system components are not properly installed, the system is not grounded or there is another exposure that increases the likelihood of loss, the system may not be accepted by many insurance carriers.

Visit our blog for more information on the roofing, plumbing and heating/cooling (HVAC) portions of a 4-point inspection.

4-Point Inspection: PLUMBING


In order for the plumbing portion of a 4-point inspection to be deemed favorable, the water heater must be in adequate condition and should have sufficient useful life remaining. The typical useful life of a water heater is 12-15 years; however, if properly maintained they can last longer. Water heaters 20 years old or older are typically required to be replaced.

The following are plumbing materials acceptable for a 4-point inspection:

·         PVC

·         CPVC (Chlorinated PVC)

·         Copper

·         Cast iron

·         Galvanized piping

Although there are a few exceptions, generally speaking, PEX (polybutylene or polyethylene) piping in any portion of a plumbing system will likely result in an unfavorable 4-point inspection and replacement of the ineligible pipes  would be required prior to binding your homeowners insurance policy. PEX plumbing is ineligible due to the fact that the material is often installed incorrectly or fails to work properly due to design/manufacturing defects and increases the likelihood of there being an insurance  claim in the future.

Some common plumbing problems that may need to be addressed following your 4-point inspection include: Rusted or corroded pipes, leaking pipes, unvented TPR valve and existing water damage

The following photos are typically included with the plumbing portion of the 4-point inspection: Water heater with temperature pressure relief (TPR) valve visible, washing machine hoses and plumbing under the sink.

Visit our blog for more information on the roofing, electrical and heating/cooling (HVAC) portions of a 4-point inspection.

4-Point Inspection: ROOF


The roof portion of a 4-point inspection takes the following into consideration:

The age of the roof

The age of the roof that may be accepted by an insurance carrier is dependent on the material and the condition of the roof

The life expectancy of the roof

Should have 5 or more years of life remaining

The general condition of the roof

The shape of the roof

Some insurance companies will not insure homes with flat roofs

Some roof shapes (i.e. hip roofs) may qualify for a discount

The type of materials used

Eligible roof materials: Standard or architectural shingles, steel/metal, tile, slate

Roof materials that MAY be ineligible: Rolled shingles (rolled roofing), modified bitumen membrane, built-up (tar &gravel), rubber, tin, wood shake

Signs of damage (including signs of vermin entry)

Overhead obstructions (such as trees)

The roof covering must be in acceptable condition and not show signs of missing pieces, excessive wear, curling, bulging, leaking or sagging. Updates must have been completed as necessary.  Some common roof conditions include:

Lifting/curling shingles, wrapped/wavy shingles,  deteriorating or missing shingles

Damaged/broken tiles

Patched roofing

Visit our blog for more information on the plumbing, electrical and heating/cooling (HVAC) portions of a 4-point inspection.

What is a 4-point inspection?


A 4-Point Inspection is comprised of four main components: (1) Roof, (2) Plumbing, (3) Electrical and (4) Heating/Cooling (HVAC). 

This blog will expand on some of the basic information about 4-point inspections and our upcoming blogs will provide further details on each of the four components of the inspection.

When is a 4-point inspection required?                         

Depending on the insurance company,4- point inspections are required for homeowner’s insurance policies (HO-3) and rental properties (DP-3) for older (30+ years) properties.. 4-point inspections are not required for renter’s insurance policies (HO-4) or condominium policies (HO-6), regardless of the age of the property.

A 4-Point Inspection must be performed by either a  Florida licensed general or building contractor, a building inspector, architect or  engineer, OR a member of the American Society of Home Inspectors (ASHI), the Florida Association of Building Inspectors (FABI), or the National Association of Certified Home Inspectors (NACHI)

Four point inspections sometimes include specific photos and details regarding the condition and materials used for the home’s electrical, heating/cooling, roof and plumbing systems. Typically, 4-point inspections must have been completed within the last 12 months to be accepted. Exceptions are sometimes made for inspections less than 3 years old, assuming that the inspection is favorable and current photos are provided.

Photos of the roof, water heater with temperature pressure relief (TPR) valve visible, washing machine hoses, plumbing under the sink, electrical panel with the door open, and  heating ventilation/air conditioning (HVAC) systems are often included with the 4-point inspection.

BIG Thanks to Gainesville Realtors, Kristen Rabell & Rebecca Johnson, for sharing some common questions they are asked by their customers regarding 4-point inspections:

Q: What causes the insurance company to request a 4-point inspection? From our experience, it seems to be related to the age of the home. If it is age, what is that age? A: Depending on the insurance company, 4-point inspections are generally requested for homes 30 years and older. Some companies are more lenient and request a 4-point inspection for homes 40 or 50 years of age. Additionally, if the home is a foreclosure some companies will request a 4-point inspection regardless of age.

Q: We also hear from certain inspectors that a 4-point will help lower your insurance costs. Can you please debunk this myth? A: FALSE. 4-Point inspections, regardless of the outcome, will not alter the cost of your homeowners insurance. Four-point inspections simply determine your home’s eligibility for insurance.

 

Visit our blog for more information on the roofing, plumbing, electrical and heating/cooling (HVAC) portions of a 4-point inspection.