4-Point Roof Inspection Guide for Homeowners

The 4-Point Roof Inspection is a focused evaluation commonly requested by insurance companies and homebuyers to assess four major systems of an older home. This guide explains what a 4-Point Roof Inspection covers, why it matters, what inspectors look for, typical costs, and how homeowners can prepare.

Inspection Area	Primary Focus
Roof	Age, material, leaks, visible damage
Electrical	Panel condition, wiring type, safety hazards
Plumbing	Visible pipe condition, water damage, fixtures
HVAC	Age and condition of furnace/AC and ductwork

What Is A 4-Point Roof Inspection?

A 4-Point Roof Inspection is a concise, visual evaluation that examines four critical areas of a home: roof, electrical, plumbing, and HVAC. It’s not a full home inspection but a targeted report used mainly for insurance underwriting on older homes.

The inspection typically focuses on visible conditions and obvious hazards rather than invasive testing. Inspectors document age, material, and any signs of active leaks or safety risks.

Why It Matters For Homeowners And Insurers

Insurers use 4-Point Inspections to estimate risk and determine coverage eligibility or premium adjustments for homes, often those over 30 years old. Results can impact insurance availability, required repairs, or premium costs.

For homeowners and buyers, the inspection highlights urgent maintenance issues and prioritizes repairs that reduce risk of property damage. It provides a clear snapshot of immediate safety and liability concerns without the time and expense of a full inspection.

What Inspectors Check

Although the name emphasizes the roof, the inspection covers four systems with specific items checked in each area. This structured approach gives insurers the data they need to assess risk quickly.

Roof

Inspectors note roof type, age, visible damage such as missing shingles, sagging, ponding, evidence of active leaks, flashing condition, and general serviceability. They prioritize visible water entry points and structural concerns that could cause interior damage.

Electrical

Review includes the electrical panel age and condition, presence of fuses vs breakers, evidence of double-tapped breakers, exposed wiring, and service rating. Safety hazards like aluminum wiring or DIY modifications are flagged immediately.

Plumbing

Assessment checks visible supply and drain lines, water heater age and condition, signs of leaks or water stains, and accessibility of shut-off valves. Polybutylene or corroded pipes and water damage marks are common red flags.

HVAC

Inspectors record the age and visible condition of heating and cooling equipment, ductwork accessibility, and any apparent safety issues with combustion appliances. Equipment nearing end-of-life or poorly maintained systems are documented for insurer review.

When To Schedule A 4-Point Roof Inspection

Insurers often request a 4-Point Inspection during the application or renewal process when a home is older or the insurer requires a focused risk assessment. Buyers also request one during escrow to identify immediate cost drivers tied to insurance availability.

Schedule the inspection before policy renewal deadlines or as soon as an insurer requests it to avoid coverage delays. Early scheduling allows time to complete recommended repairs and secure favorable underwriting outcomes.

How To Prepare For An Inspection

Homeowners can improve inspection efficiency and outcomes by making key items accessible and documenting maintenance history. Provide clear access to the attic, electrical panel, water heater, and HVAC units.

• Clear debris and ladders away from roof access points so the inspector can safely evaluate the roof.
• Ensure the electrical panel is unobstructed and labels are present for circuits.
• Expose the water heater and plumbing lines; remove stored items that hide potential leaks.
• Have records of recent repairs, roof replacement dates, and equipment service history ready.

Typical Costs And Reporting

Costs vary by region but a 4-Point Inspection generally ranges from $75 to $200. Turnaround is usually quick—reports are often delivered within 24 to 72 hours.

Reports are concise, often one to three pages, with photos and a checklist of observed issues. Insurers use these reports for underwriting decisions and may require specific repairs before issuing or renewing a policy.

Common Red Flags Found

Frequent issues flagged include roof leaks or severe aging, outdated or unsafe electrical panels, corroded or discolored plumbing, and HVAC units past their expected lifespan. These findings commonly lead to repair requests or non-renewal notices from insurers.

Other critical red flags: evidence of interior water damage, lack of ground-fault circuit interrupters (GFCIs) where required, polybutylene piping, and active mold or rot. Any condition indicating an elevated risk of loss triggers insurer attention.

Tips To Pass And Extend Roof Life

Proactive maintenance reduces the likelihood of adverse findings and supports insurance continuity. Regular roof inspections, prompt leak repairs, and routine gutter maintenance are high-impact actions.

1. Replace damaged or missing shingles and repair flashing around chimneys and vents.
2. Keep gutters clean and ensure downspouts direct water away from the foundation.
3. Trim overhanging branches to prevent debris and potential impact damage.
4. Document roof replacement dates and contractor warranties to present to insurers.

For roofs nearing the end of expected service life, consider replacement with durable materials to improve insurability and reduce premiums. Upgrading to Class A-rated materials and modern underlayment can be persuasive to underwriters.

Resources And Next Steps

Homeowners should obtain a copy of the 4-Point Inspection report and ask the inspector for clarification on any findings. Scheduling corrective work promptly and getting contractor receipts helps with insurer negotiations.

Additional resources include state insurance department guidance, professional home inspector associations, and local licensed contractors for repair bids. When insurers request follow-up documentation, provide dated photos, receipts, and contractor warranties to support remediation.

Action	Why It Helps
Document Repairs	Shows insurer issues were addressed, improving renewal chances
Replace Outdated Systems	Reduces risk profile and may lower premiums
Maintain Roof Yearly	Prevents small issues from becoming major claims

For transactions involving home purchases, include the 4-Point Inspection findings in negotiation strategy and escrow contingencies. Buyers benefit from understanding insurance implications before closing.