A Four Point Inspection vs. A "Regular" Home Inspection

Richard Schwartz here again from Coldwell Banker Ben Bates in Palatka, Florida; the center of fabulous Putnam County.

I often get asked about a four point inspection and how it differs from a “regular” home inspection; so here’s a quick rundown on the two.

What’s a Four-Point Inspection, Anyway?

Picture a four-point inspection as a quick but sharp-eyed check-up for your house, zoomin’ in on just four key players: the roof, electrical system, plumbing, and HVAC (that’s the heatin’, ventilatin’, and air conditionin’ setup). It’s not tryin’ to poke around every corner of the place—it’s like a mechanic checkin’ the engine, tires, brakes, and battery on your truck without worryin’ about the paint job or the radio.

Insurance companies usually ask for this when you’re buyin’ or renewin’ coverage on an older home—think 25 years or more, sometimes 30, dependin’ on the insurer. They wanna know these big systems aren’t about to give up the ghost and leave ‘em footin’ a hefty bill. Each part gets a close look:

Roof: How old is it? Any leaks, missing shingles, or signs it’s on its last legs? A roof past 15-20 years might raise eyebrows.
Electrical: Is the wirin’ up to snuff? Any sketchy old knob-and-tube or aluminum wirin’? Are the panels modern, or are they a fire waitin’ to happen?
Plumbing: Are the pipes solid, or are they rusty old things ready to spring a leak? They’ll check for polybutylene pipes too—those are troublemakers from way back.
HVAC: Is the furnace or AC wheezin’ like an old hound dog, or is it still kickin’ strong? They’ll look at age, condition, and maintenance.

The inspector writes up a report—usually with photos—sayin’ whether these systems are in good shape or need fixin’. It’s a snapshot, not a full story, but it’s enough for the insurance folks to decide if they’ll cover your place, hike your rates, or ask you to make repairs first.

Why’s It So Important?

Now, you might be wonderin’, “How big a deal is this, really?” Well, partner, it’s kinda like the key to unlockin’ your homeowner’s insurance. If you’re buyin’ an older home, most insurers won’t even think about writin’ a policy without a four-point inspection. It’s their way of makin’ sure they’re not takin’ on a house that’s one bad storm or frayed wire away from a major claim.

Here’s why it matters:

Insurance Approval: A clean four-point report can mean smooth sailin’ for gettin’ coverage. If the roof’s shot or the wirin’s a mess, though, the insurer might say, “Fix it first,” or worse, “Sorry, no deal.” In some cases, they’ll offer coverage but slap on a premium that’ll make your wallet wince.
Savin’ You Grief: Even if insurance wasn’t in the picture, this inspection’s a heads-up about big-ticket repairs you might not’ve spotted. Findin’ out your AC’s about to quit before you buy beats sweatin’ through a summer with no cool air and a $10,000 bill.
Negotiatin’ Power: If the inspection turns up issues, you might use ‘em to haggle with the seller—maybe get ‘em to fix the roof or knock a bit off the price. It’s like findin’ a dent in a used car before you sign the papers.
Peace of Mind: Knowin’ the house’s vital organs are in decent shape lets you sleep easier, ‘specially if you’re pourin’ your savings into a fixer-upper.

For older homes, it’s extra critical ‘cause wear and tear can hide in plain sight. A cute 1950s bungalow might charm your socks off, but if its pipes are older than your grandpa’s stories, you’re in for trouble. In places like Florida, where storms and humidity chew up houses faster than a dog with a bone, insurers lean hard on these inspections to keep their risks low.

How’s It Different from a Regular Home Inspection?

Alright, let’s clear up how a four-point inspection differs from a regular home inspection—‘cause they’re like cousins, not twins. A regular home inspection is the whole enchilada, a top-to-bottom look at just about everything in the house. It’s what you get when you’re buyin’ a place and wanna know exactly what you’re in for. A four-point, though, is more like a highlight reel—it’s short, sweet, and sticks to those four systems.

Here’s the breakdown:

Scope:
- Regular Home Inspection: This is the deep dive. It covers the foundation, walls, ceilings, floors, windows, doors, attic, crawlspace, insulation, appliances, drainage, and yeah, the roof, electrical, plumbing, and HVAC too. It’s like a detective combing every inch for clues—cracks in the slab, mold in the basement, even if the garage door sticks. It might take 2-4 hours (or more for a big house) and comes with a beefy report, sometimes 20-50 pages long.
- Four-Point Inspection: This one’s laser-focused. It only cares about the roof, electrical, plumbing, and HVAC—nothin’ else. No checkin’ the foundation, no peekin’ at the chimney, no worryin’ about that funky smell in the laundry room. It’s usually done in under an hour, and the report’s short—think a few pages with some pics and checkboxes.
Purpose:
- Regular Home Inspection: It’s for you, the buyer (or sometimes seller), to know the house inside and out before you commit. It’s about avoidin’ surprises, like findin’ out the basement floods every spring or the windows are all shot. You use it to decide if the house is worth the price or if you need to renegotiate.
- Four-Point Inspection: This one’s for the insurance company (though it benefits you too). It’s about provin’ the house’s core systems won’t cost them a fortune in claims. You might not even need one if your home’s newer or your insurer doesn’t ask, but for older homes, it’s non-negotiable.
Cost:
- Regular Home Inspection: These run $300-$600 or more, dependin’ on the house’s size, location, and extras like radon or mold tests. It’s pricier ‘cause it’s so thorough.
- Four-Point Inspection: This’ll set you back $75-$200, usually. It’s cheaper since it’s quick and narrow—less time, less paper.
Who Orders It?:
- Regular Home Inspection: You, the buyer, typically order this during the inspection period after your offer’s accepted. It’s your chance to kick the tires before you’re locked in.
- Four-Point Inspection: Often, your insurance agent or lender tells you to get one when you apply for a policy. Sometimes sellers get it done to make the house more appealing, but usually, it’s on you as the buyer.
Depth:
- Regular Home Inspection: It’s nitty-gritty. The inspector might climb into the attic, crawl under the house, or test every outlet. They’ll flag little stuff too, like a loose handrail or a drippy faucet.
- Four-Point Inspection: It’s more big-picture for those four systems. The inspector checks if they’re functional and safe but won’t sweat the small stuff—like, they’ll note if the AC’s ancient but won’t care if the thermostat’s finicky.
Outcome:
- Regular Home Inspection: You get a detailed report to guide your decision—buy, walk away, or ask for repairs. It’s your ammo for negotiatin’ with the seller.
- Four-Point Inspection: You get a pass/fail vibe for insurance. If the systems are good, you’re golden. If not, you might need to fix things (like replacin’ a 30-year-old roof) or shop for a different insurer.

A Little Extra Context

Now, just to round things out, four-point inspections are super common in places with lots of older homes or rough weather—like Florida, Texas, or Louisiana. Insurers there are extra picky ‘cause hurricanes, floods, or just plain ol’ heat can do a number on a house. Some insurers might even ask for a wind mitigation inspection alongside the four-point to check how storm-proof the place is—that’s a whole ‘nother can of worms, but it shows how serious they are about risk.

One thing to keep in mind: a four-point doesn’t replace a regular home inspection. If you skip the full inspection and only do a four-point, you’re missin’ the bigger picture. It’s like checkin’ a horse’s teeth and hooves but not noticin’ it’s limpin’. Smart buyers do both—full inspection to protect their investment, four-point to seal the insurance deal.

A Four Point Inspection vs. A “Regular” Home Inspection