What will fail a 4-point inspection in Florida?

A 4-point inspection in Florida is a critical evaluation required by insurance companies to assess the condition of four major home systems: roofing, electrical, plumbing, and HVAC. This inspection, often needed for homes over 30 years old, helps insurers determine insurability and calculate premiums. Understanding what can cause a failure is essential for homeowners to avoid costly repairs or insurance denials. Inclusive Inspections, your trusted home inspector in Port Charlotte, FL, serving a 30-mile radius around the region, is fully licensed and certified to serve homeowners with thorough inspections. Below, we outline common reasons a home may fail a 4-point inspection.

1. Roofing Issues
The roof is a primary focus due to Florida’s harsh weather, including hurricanes and intense sun exposure. A roof nearing the end of its lifespan—typically 20–25 years for asphalt shingles or 30–50 years for metal or tile—may fail. Inspectors look for missing, cracked, or curling shingles, leaks, or improper repairs. Lack of proper permitting or documentation for roof replacements can also lead to failure, as insurers require proof of age and compliance with building codes. Regular roof maintenance and timely replacements are crucial to passing this portion.

2. Electrical System Deficiencies
Outdated or hazardous electrical systems are a common cause of failure. Homes with aluminum wiring, knob-and-tube wiring, or recalled electrical panels (e.g., Federal Pacific or Zinsco) pose fire risks and are often deemed uninsurable. Inspectors also check for exposed wiring, overloaded circuits, or ungrounded outlets. Upgrading to modern copper wiring and ensuring panels meet current codes can prevent issues. If your home was built before the 1980s, an electrical system evaluation is highly recommended before the inspection.

3. Plumbing Problems
Plumbing failures often stem from outdated or damaged materials. Polybutylene pipes, common in homes built between the 1970s and 1990s, are prone to leaks and are a red flag for insurers. Corroded or leaking water heaters, especially those over 15 years old, can also cause failure. Inspectors look for signs of leaks under sinks, toilets, or in supply lines, as well as low water pressure or poor drainage. Replacing polybutylene pipes with PEX or copper and maintaining water heaters can mitigate risks.

4. HVAC System Concerns
A non-functioning or outdated HVAC system can fail the inspection. Units over 20 years old are scrutinized for efficiency and condition. Inspectors check for leaks, improper installation, or reliance on inefficient systems like window units or oil furnaces, which are not considered primary heating/cooling sources. Regular HVAC maintenance, such as annual servicing and filter changes, ensures the system operates effectively and meets insurance standards.

Failing a 4-point inspection can delay insurance coverage or lead to costly upgrades. Proactive maintenance and pre-inspection checks can save time and money. Inclusive Inspections provides detailed reports and expert guidance to help homeowners address issues before they become problems. Call our team today to schedule your home inspection and ensure your property meets Florida’s insurance requirements with confidence.