What is a 4 point inspection in Florida?

A 4 point inspection looks at the 4 major systems (Roof, Electrical, Plumbing, HVAC) in an older home.   An insurance company wants to know that an older home has been well maintained, and the major systems are in good working condition. This is not a safety inspection.  They are done by a licensed inspector or  building contractor. 

Here is what a 4 point inspection looks at:

Roof –  Type of Roof Covering (shingles, tile, rolled). The age and condition of the roof. Are there missing shingles or leaks?

Electrical System –  The type of the wiring in the home (copper, aluminum, knob and tube). The brand of the electrical panel. The condition of the homes electrical system.

Heating and Cooling – Is there central heat and air in the home? The age and condition of the system. Are there signs of leaking?

Plumbing System –    Type of supply and drain lines found in the home (copper, CPVC, galvanized, lead, polybutylene, etc. Is there evidence of current leaks?  The age of the hot water heater.

Some insurance companies like Citizens Insurance, require the inspector to use their form. Other insurance companies allow the inspector to use their preferred format.  In addition to the written report,  the inspector will take photos of each of the major systems to provide to the insurance company.

Roof Inspection

The purpose of roof inspections is to visually find evidence of current leakage through the roof covering, where accessible, from various areas of structure. The overall condition and any specific deficiencies are also noted. Flashings, shingles, tiles, vents, skylights, gutters and workmanship are all checked. The estimated age and remaining life are noted and repair/replacement costs are provided.

Windstorm Inspection

Structural

The purpose of structural inspections is to visually find evidence of abnormal settlement, lateral movement or structural weakness in the accessible load bearing components of the building. The footings, foundation, floor members, and bearing walls comprise the structural components of a building, as well as an asphalt parking surface. Proper drainage, wood destroying organisms and ventilation play a major role. Access to crawl spaces and attics are required for a thorough structural evaluation. Estimate repairs and engineering costs are provided in the inspection report.

Mechanical

The purpose of mechanical (heating, air conditioning and ventilation) inspections is to visually assess the condition of the cooling and heating systems of the structure. Accessible ductwork, registers, filters, condensing units, air handlers, coils and thermostats are all inspected.

A general size evaluation is made, as well as an evaluation temperature differences, insulation quality and compressor function. Repair/replacement costs are provided.

Electrical

The purpose of electrical system inspections is to visually assess the condition of the components of the hardwired systems located within the confines of the structure. We will determine whether the system is adequate for present demand and examine switches, receptacles, light fixtures, exhaust fans, distribution panels, breakers, wiring junction boxes, conduits and devices. We inspect all crawl spaces and attics and check for property grounding and wiring. Panel covers are removed to inspect mains and branch wiring, and all wiring to water heaters and air conditioning equipment are inspected. Finally, all lighting fixtures and smoke alarms are tested for proper use and repair/replacement costs are provided.