The inspection a buyer orders before closing is for the buyer. Insurers frequently want their own, and they want different things from it. Two show up most often, and they answer opposite questions: one decides whether coverage is available at all, the other decides what it costs.
The four point inspection
A four point inspection is a focused report on four systems: roof, electrical, plumbing and heating and cooling. It is not a full home inspection and it does not comment on cosmetics, layout or most structural matters.
Insurers typically ask for one when a home reaches a certain age, and the threshold varies by insurer, by state and by market. It is often required to write a new policy on an older home, and sometimes required at renewal.
What the report addresses in each area:
| System | What the inspector is looking for |
|---|---|
| Roof | Covering type, age, remaining useful life, visible damage, prior repairs |
| Electrical | Panel type and capacity, wiring type, evidence of unpermitted work, hazards |
| Plumbing | Supply and drain piping material, water heater age, visible leaks or corrosion |
| HVAC | Type, age, condition, and whether it is functioning |
The findings that most often cause a problem are specific and well known: an aging roof covering, certain older wiring types, certain panel brands with known defect histories, polybutylene or galvanized supply piping, and an unserviced or very old water heater. Some of these are outright declinations at many insurers, not negotiating points.
The report is not adversarial. It is the insurer establishing what it is agreeing to cover. If something is flagged, the usual outcomes are repair before binding, a higher deductible, a restricted form, or a decline that sends you to a different insurer. Those findings feed directly into the broader picture in what home underwriters look for.
The wind mitigation inspection
A wind mitigation inspection documents the features of a structure that help it resist wind, so the insurer can apply the credits that state law or its own filings provide for those features.
It is generally voluntary and it is generally in the homeowner's favour, because it can only reveal features that qualify for credits. It is most established in hurricane-exposed states.
Typical items:
- Roof covering and whether it meets a specified building code standard
- Roof deck attachment, meaning how the sheathing is fastened to the framing
- Roof to wall connection, whether toe nails, clips, single wraps or double wraps
- Roof geometry, with hip roofs generally performing better than gable in wind
- Secondary water resistance, a sealed roof deck beneath the covering
- Opening protection, meaning impact-rated windows, doors and shutters
Florida is the most developed example. The state uses a single approved uniform mitigation verification inspection form, insurers are required by statute to offer premium discounts or deductible reductions for verified wind-resistant features, and the completed form is generally accepted for a period of years unless the structure changes. The form itself has been revised over time, so confirm the current version and the current rules with the Florida Office of Insurance Regulation or a licensed agent before ordering one.
Other coastal and wind-exposed states have their own programs, forms and credit structures. Some have none. Your state's Department of Insurance is the authority.
Other inspections you may encounter
Roof inspection or roof certification. Sometimes requested on its own where the four point is not required but the roof age is close to a limit. See roof age and roof claims.
Exterior or drive-by inspection. Many insurers order a photographic inspection of the outside of the property without notice after binding. Findings such as debris, a trampoline, an unfenced pool or visible disrepair can lead to a request for correction or to non-renewal. See home liability: pools, dogs and trampolines.
Interior inspection or replacement cost survey. More common on higher-value homes, and used to build an accurate rebuild cost rather than to underwrite hazards. It supports the exercise in how much dwelling coverage you need.
Wildfire or brush inspection. In wildfire-exposed areas, an evaluation of clearance, vegetation, roof and vent construction, often tied to eligibility and to program requirements. See wildfire risk and FAIR plans.
Elevation certificate. Not an insurance inspection as such, but a survey document used in flood rating and in some coverage decisions. See flood insurance and the NFIP.
Who pays and who chooses
The homeowner generally pays for a four point or wind mitigation inspection, and generally arranges it, though some insurers order and pay for their own inspections instead.
Requirements about who may perform the inspection are usually specific: a licensed home inspector, contractor, engineer or architect, depending on the state and the form. A homeowner cannot self-certify. Before booking, ask your agent which credential the insurer will accept and whether a report from a previous transaction is still usable.
Practical notes
Order it before you need it. If you are buying, a four point and a wind mitigation inspection ordered during the inspection period give you time to react to what they find before closing, which is the whole point of the sequence in buying your first home: the insurance timeline.
Fix the findings and re-inspect. Most four point issues are correctable. A replaced panel or repiped supply line changes the answer, and a corrected report can reopen insurers that had declined.
Keep the reports. Inspection reports have a shelf life but they are reusable within it, including when you shop at renewal. See how to shop for insurance.
Expect them again after a claim or a renovation. Substantial renovation work frequently prompts a new inspection, and a wind mitigation form is worth re-running after a roof replacement because the new roof may qualify for credits the old one did not.
Do not conceal known conditions. An inspection that contradicts what was disclosed on the application is a serious problem, and misrepresentation can support rescission of the policy. See cancellation, non-renewal and lapses.
Which inspections are required, at what home age, which credentials are accepted, how long a report remains valid and what credits are available all vary by insurer, by state and by program, and state law and the insurer's filed rules control. For your own situation, speak with a licensed agent or your state's Department of Insurance. You can also request home insurance quotes and get connected with licensed providers in your area.