A 4-point home inspection focuses on four essential systems: roofing, electrical, plumbing, and HVAC. If you’re preparing to sell a home or secure homeowners’ insurance in North County San Diego, especially for an older property, passing this inspection is necessary. Insurance companies use the results to assess risk, and any deficiencies can lead to costly delays or denied coverage.
Unlike a full home inspection, this one is narrower but more specific. The inspector isn’t looking at cosmetic issues or the general condition of the house. They’re evaluating whether your roof leaks, your wiring poses a fire hazard, your plumbing is sound, and your HVAC system works safely. Here’s what that actually means and what to do about it.
Roofing: What Inspectors Look For
A 4-point inspection starts at the top. Your roof doesn’t need to be new, but it must be in good condition with no visible damage, sagging, or active leaks.
Inspectors also check for missing shingles, soft spots, or signs of poor drainage. If the roof is near the end of its expected life span, you may be asked for documentation showing when the roof was last replaced. Otherwise, a full replacement could be required before insurance coverage is issued.
Before the inspection, walk the perimeter and look for lifted shingles, damaged flashing, or clogged gutters. Inside, check attic ceilings for stains or moisture. Fixing minor issues ahead of time can make a difference.
Electrical: Safety First
Outdated or unsafe electrical systems are one of the main reasons for failing a 4-point inspection. If your home still has knob-and-tube wiring, a fuse box instead of breakers, or ungrounded outlets, expect a red flag.
Inspectors want to see modern panels with no double-tapped breakers, proper grounding, GFCI protection where required, and no visible signs of DIY electrical work. Frayed wires, exposed splices, and overloaded circuits are also problems.
If you’re unsure about the condition of your electrical system, have a licensed electrician do a safety check before the inspection. Replacing a few outlets or updating the panel could mean the difference between approval and a denied policy.
Plumbing: Function and Material
The inspector will evaluate both the type and condition of your home’s plumbing. Galvanized steel and polybutylene pipes are red flags for many insurers, even if there’s no visible leak.
Leaks, water damage, or evidence of poor drainage can also be a problem. Inspectors may run faucets, flush toilets, and look under sinks to check for corrosion, slow drainage, or signs of previous repairs.
Look for water stains near sinks and tubs, feel under cabinets for dampness, and repair any visible leaks. If your home has older piping, consider having a plumber confirm the material and provide written documentation of its current condition.
HVAC: Age and Operation
Your heating and cooling system must be functional and safe. The inspector will verify that it turns on, operates properly, and shows no signs of damage or hazard.
A unit over 20 years old isn’t automatically a problem if it’s well maintained, but you’ll need to show it still works and is free from gas leaks or faulty wiring. If your system is missing entirely, expect a failure on the report.
Change your filters, clean the vents, and make sure the thermostats are working. If there’s been a recent tune-up, have that documentation ready.
Why This Inspection Matters
The results of a 4-point inspection determine whether a home qualifies for insurance coverage, particularly under standard or preferred rates. In Florida and parts of California, insurers may refuse to write policies on homes that don’t meet basic safety and function standards.
Even if you’re not planning to sell, some insurance carriers require a 4-point inspection before issuing or renewing a policy for homes over 30 years old. Failing means delays, higher premiums, or the need for repairs before coverage is approved.
Be Proactive Before the Inspector Arrives
You don’t have to overhaul your house, but you should know what condition your systems are in. Clean up access areas, label breakers, fix obvious leaks, and make sure the attic, electrical panel, and HVAC system are accessible.
Have paperwork ready for recent repairs, tune-ups, or replacements. Inspectors won’t dig for context, so a few documents can prevent unnecessary write-ups.
Pass the Inspection With Fewer Surprises
A 4-point home inspection is for basic safety, reliability, and risk reduction. Most issues that trigger a fail are fixable once identified. The key is knowing what the inspector is looking for and addressing it before they arrive.
If you’re preparing for a 4-point inspection in North County San Diego, Stellar Property Inspections is ready to help. We’ll give you a clear, detailed report so you can move forward with insurance, renovations, or resale with confidence. Contact us today.