4-Point Inspection Checklist (2026): Roof, Electrical, Plumbing, HVAC
A 4-point inspection is not a home inspection. It is an insurability screening of four systems — roof, electrical, plumbing, and HVAC — and the underwriter reading it cares about exactly two things: how old each system is, and whether it contains any of a short list of materials they refuse to write. This checklist covers what to document in each of the four sections and the specific findings that get an application declined.
Who orders this
Ordered by insurance carriers before binding or renewing a policy, most commonly on homes over 30 years old (some carriers trigger at 25). Standard practice in Florida, and increasingly requested in Louisiana, Texas, Oklahoma, and coastal Carolinas.
Roof
The underwriter wants remaining useful life, not aesthetics. Age and covering type drive the decision; visible damage decides whether they ask for repairs first.
- Roof covering material (architectural shingle, 3-tab, tile, metal, built-up, modified bitumen)
- Documented age of covering — permit record, prior report, or visual estimate stated as an estimate
- Estimated remaining useful life in years
- Evidence of prior repair, patching, or partial re-roof (mixed shingle lots, mismatched granule color)
- Curling, cupping, granule loss, exposed mat, or missing tabs
- Cracked, slipped, or missing tiles; broken hip and ridge cap
- Flashing condition at chimneys, skylights, walls, and roof-to-wall transitions
- Soft spots or visible decking deflection walked or observed from ladder
- Active leak evidence — interior ceiling staining, attic sheathing water marks, rusted fasteners
- Number of roof layers where determinable at the edge
- Ponding on low-slope sections and condition of drains or scuppers
Electrical
This section is mostly a hunt for panel brands and wiring types that carriers treat as automatic declines. Find them or clearly rule them out.
- Panel manufacturer and model — photograph the label, not just the deadfront
- Federal Pacific Stab-Lok, Zinsco, Sylvania-Zinsco, or Challenger panel present
- Service amperage rating and whether it matches the main breaker
- Fuses vs. circuit breakers
- Branch wiring type — copper, aluminum, knob-and-tube, or cloth-insulated
- Solid-strand aluminum branch wiring (mid-1960s to mid-1970s) and any remediation present (COPALUM, AlumiConn)
- Double-tapped breakers and overfused circuits
- Missing or damaged deadfront, open knockouts, exposed conductors
- Corrosion, arcing marks, or heat discoloration at the bus or breakers
- GFCI protection at kitchen, bath, garage, exterior, and laundry receptacles
- Grounding and bonding — grounding electrode conductor present and terminated
- Visible extension-cord or non-permanent wiring used as permanent circuits
Plumbing
Supply-line material is the make-or-break item. Water heater age is the second. Everything else is supporting detail.
- Supply line material — copper, CPVC, PEX, galvanized steel, or polybutylene
- Polybutylene present (gray or blue flexible pipe, typically 1978–1995 installs) — near-universal decline
- Galvanized steel supply and evidence of corrosion or reduced flow
- Drain, waste, and vent material — cast iron, ABS, PVC, or Orangeburg
- Cast iron drain age and any visible scaling, rust-through, or bellying
- Water heater manufacture date decoded from the serial number, not the install sticker
- Water heater type, capacity, and location relative to living space
- TPR valve present, correctly sized, and discharged to an approved termination
- Drip pan and pan drain where the unit sits over finished space
- Active leaks, corrosion at fittings, or prior repair clamps
- Water staining under sinks and at supply stops
- Main shutoff located, accessible, and operable
HVAC
Age and function. A system that runs but is past design life still gets flagged, so document the data plate rather than a guess.
- System type — split system, package unit, heat pump, mini-split, boiler, or furnace
- Manufacture date from the condenser and air handler data plates
- Rated capacity in tons or BTU
- Unit operates in cooling mode and produces an acceptable supply/return temperature split
- Unit operates in heating mode
- Refrigerant line insulation condition
- Condensate drain, secondary pan, and float switch present and clear
- Visible rust, oil residue at line sets, or damaged coil fins
- Disconnect present within sight of the outdoor unit
- Air handler closet condition and filter accessibility
- Distribution — visible duct damage, disconnected runs, or crushed flex
- Any window units or space heaters serving as primary conditioning
Most common findings — and why they matter
These come up often enough that it is worth knowing the consequence, not just the observation.
Polybutylene supply lines
Fails from the inside out with no external warning. Most carriers will not write the policy at any price until the system is repiped.
Federal Pacific Stab-Lok or Zinsco panel
Documented failure-to-trip history. Even where a carrier will bind, they typically require replacement within a set window.
Roof covering over 15 years old
Common hard cutoff for shingle roofs, especially in wind-exposed states. Tile and metal are usually given longer, but the age still has to be stated.
Water heater over 10–12 years old
Past expected service life, and tank failures are one of the most frequent non-weather water-damage claims.
Solid aluminum branch wiring without approved remediation
Connection oxidation creates a fire risk. Carriers generally want documentation of COPALUM or AlumiConn repair, not just a note that it exists.
Double-tapped breakers
Cheap to correct, but it signals unpermitted work and gives the underwriter a reason to ask what else was done by the same hand.
Frequently asked questions
Is a 4-point inspection the same as a home inspection?
No. A full home inspection evaluates the entire structure and every accessible system against a standard of practice. A 4-point looks only at roof, electrical, plumbing, and HVAC, and its purpose is underwriting risk rather than buyer education. A 4-point will not tell a buyer whether the foundation is sound or the windows leak.
How long is a 4-point inspection valid?
Most carriers accept a report up to 12 months old, though some want it within 90 days of binding. The report should carry a clear inspection date on every page for this reason.
Who can perform a 4-point inspection?
Requirements vary by state and by carrier. Licensed home inspectors, general contractors, electrical or plumbing contractors, and architects or engineers are commonly accepted. Check the specific carrier's cover sheet — some name eligible license types explicitly.
What makes a 4-point inspection fail?
Technically nothing 'fails' — the inspector reports conditions and the underwriter decides. In practice, polybutylene supply lines, a known-defective electrical panel, an aged roof, or a non-functioning HVAC system are the findings that most often result in a decline or a repair requirement.
How much does a 4-point inspection cost?
Typically $100–$200 as a standalone visit, and often $50–$100 as an add-on when bundled with a full home inspection or wind mitigation on the same trip.
Turn this checklist into a finished report
Walk the property, photograph what you find, and narrate your observations. FieldScribe analyzes the photos, transcribes the voice notes, and drafts the report in professional language — you review, edit, and export the PDF. First report is $9.99 with no subscription.
Related checklists
This checklist is provided free for professional and personal use. It is a general reference, not a standard of practice — inspection requirements vary by state, jurisdiction, and client agreement, and licensing rules for specialty inspections differ. Verify current requirements with your state board and the relevant standard of practice before relying on it in the field.