Hi everyone, to start I’m not an inspector, just found this useful forum googling and have read most of the threads related to four-point inspections. I’m asking here to see if I can get some insights and peace of mind for my upcoming four-point inspection for insurance since my current carrier won’t renew after May of this year.
I own a rental SFH in South Florida (Broward). House is in fairly good shape, built in 1980, tite roof built with permit in Nov 2009 and permit closed in Feb 2010, and one portion of the roof is flat (ugh). No leaks, no standing water ever since roofers built a drain in the middle of the flat roof and still performs well. Plumbing all work, in 2023 we had to bypass some of the plumbing through the ceiling with PEX, plumber didn’t pull permit for this, so I have about 50% copper pipes behind the walls and 50% PEX in the attic.
AC is from 2012, and water heater is from 2018.
My anxiety comes from if anything weird would make the house completely uninsurable, I don’t mind paying a higher premium due to the roof being 14 years old or anything else, not sure how this is going to play out considering the insurance market in Florida.
Well, I have one scheduled, just trying to see if there is a possibility that all carriers would deny coverage and that I’m stuck with an uninsurable house. Not sure how it works in the backend.
You won’tknow until you get the inspection done.
There is a very wide variance of what gets reported on the 4 point.
Relax, deal with whatever shows up.
There are a couple things you can do to make the process easier.
Clear out some space around any under sink plumbing.
Same for any valves you have in the home. Toilets, washer, slop sink, etc.
Make sure the water heater is reasonably accessible.
Make sure the main electrical panel has a clear area in front of it.
Make sure your main electrical panel has good labeling. Some times the labels on each branch circuit fade off.
If you have paperwork/permits from your last roof, provide it. You don’t want to get a “no doc” on the roof.
We can tell you what needs to be fixed or corrected. What we cannot do, is tell you what is insurable or not. Each carrier has their own parameters to determine coverage. Like everyone else has said - get the inspection. Fix anything that needs fixed and see what the insurance broker can find for you. At least then you know what you’re dealing with.
[quote="lkage, post:15, topic:239424”]
[quote="kleonard, post:11, topic:239424”]
IMO the insurance industry should require 4 point inspections nationwide
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Kevin, who would that benefit and how? I’m not familiar with the 4 point specifics.
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[quote="Kevin Leonard, CPI/CMI, post:16, topic:239424, username:kleonard”]
they would benefit all of us as home inspectors, and home buyers who may decline a whole house home inspection for one reason or another.
[/quote]
Okay, but how would it benefit joe home owner?
I wonder if our insurance rates would go down or if only the insurance companies would benefit $-wise?
It would benefit the Joe Home Buyer that declines a whole house home inspection for one reason or another, because he would still be getting the 4 point as mandated by the insurance company, which could uncover a number of safety defects in the home.
I don’t think it would affect the insurance rates unless deficiencies were uncovered that the insurance company might consider a problem for them in the near future, as the home buyer or the one who seeks to be insured is the one who pays for the 4 point, but I could be wrong.
I’m still not understanding how something that would be unilaterally mandated by the insurance company would be a benefit to “joe home owner” not “joe home buyer”.
These deals here are all “as-is” with right to inspect & reject.
However, let’s say there’s a roof leak, double tap, etc.
Hey Mr. Seller! I know it’s as-is, if I cannot get a favorable 4 point, no insurance.
no insurance, no mortgage dead deal. PS… It’s NOT going away for the next deal.
Sellers usually do repairs.