Four Point Inspections, very important topic in the Florida Real Estate Industry… and yes, there are red flags which can prevent the homeowner or home buyer from getting insurance until repaired. Red flags such as Braided Cloth Electrical Wiring, Federal Pacific or Challenger Electrical Panels in the electrical system or Polybutelyne Plumbing Supply in the plumbing system can be unforeseen until inspection! Asphalt shingle roof 15 years or older? Expect the four point request… As stated prior, the Four Point Inspection is an insurance inspection in the State of Florida most often on structures 25 years and older. Recently in 2021 the insurance companies have now been asking for these reports on many newer properties as well. One of the main reasons for this is the recent litigation and findings now of failures in Pex plumbing supply, from the late 1990’s until 2010. The connectors for this system are corroding and failing in select installs, causing great concern to insurance companies binding a policy on a home which has this plumbing issue. Hence, the request now for the four point report which identifies the plumbing supply and its condition.
Keep in mind the insurance company wants to know the general condition on the four points, or systems, at hand… those being the Electrical, Plumbing, Air Conditioning and Roofing systems. The inspector will identify the age and condition of each component within these systems and all will have to be free from visual defect in order for the client to get binding insurance. The customer or representing agent in a house sale should know the four point facts going into the inspection, that repairs will be needed PRIOR to getting insurance. Not only system manufacturers with a history of failure as stated above will need to be replaced ( i.e. Federal Pacific Electrical Panels have a history of heated overload at the circuit breakers on StabLok panels.), but smaller repairs will be requested too such as plumbing leaks or double tapped circuit breakers.
For some reason yet to be figured out we get requests for four point inspections on real estate deals literally days prior to closing when the home inspection was done weeks ago! Then the burden usually falls to the inspection company when everyone involved realizes that repairs are needed one day before closing. ” Why did you not tell us that this was needed to get insurance? “, is usually what the inspector will here. Actually from the beginning of our inspection process we try to educate all involved on the insurance inspections and what we will need to move forward. Many times there is so much going on with a wealth of information thrown in the agent or buyers lap that our suggestions go unnoticed, and understandably so until the point of closing when all is coming together over a 48 hour period. Hence, our blog and recommendations for a smoother deal start to finish!
Now we know going in that a Four Point Inspection will be requested on ALL structures 25 years and older, as well as some newer homes too! Take time to educate yourself on what will be needed on the Four Point, the major recalls on system brands and the repairs that will be needed after the original home inspection or current Four Point request. Questions? Call our office at 239.246.9534 for further consultation on the subject, always willing to help!