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Common Pitfalls in 4-Point Inspections and How to Avoid Them

Home Inspector with Home Inspection Insider

As a homeowner, you may not be familiar with the 4-point inspection from your home insurance provider. It generally comes up during real estate transactions or your home insurance policy renewal.

A 4-point inspection assesses your home's four major systems: HVAC (Heating, Ventilation, and Air Conditioning), electrical, plumbing, and roofing to aid the insurance underwriter in determining your insurance claim risk level.

Understanding the common pitfalls in each area and how to avoid them is crucial. A proactive approach can ensure a smooth inspection process and contribute to maintaining your property's integrity and value. 

Common Pitfalls in Each Key Area

HVAC System

Outdated or Poorly Maintained Systems: Your HVAC system is central to your home's comfort and energy efficiency. However, systems past their prime or not regularly serviced can become hotbeds for issues. Inspectors often flag HVAC units to show neglect, such as dirty filters, worn-out components, or inefficient operation.

Ensure regular maintenance by a professional. This includes seasonal servicing, cleaning or replacing filters, and checking for any unusual noises or smells that might indicate a problem.

Common Signs of Neglect: Apart from the obvious signs of wear and tear, look for less evident indicators like inconsistent temperatures across your home, unexpectedly high utility bills, or moisture issues in your HVAC system.

Regularly check your vents for blockages, ensure your thermostat is functioning correctly, and keep an eye on your utility bills for any unexplained spikes in usage.

Regular Maintenance and Pre-inspection Checks: A well-maintained HVAC runs more efficiently and signals to the inspector that your home is well cared for.

Schedule pre-inspection maintenance. Ensure all components are clean, functional, and up to date. Document any repairs or replacements for the inspector's reference.

Electrical Systems

Issues with Outdated Wiring or Panels: Electrical systems that don't meet current safety standards are a significant concern. Outdated features like knob and tube wiring, aluminum wiring, or fuse boxes are red flags for inspectors.

Consider hiring a licensed electrician to review your electrical system and make necessary upgrades. This is particularly important in older homes.

Ensuring Proper Electrical Grounding and GFCI Protection: Proper grounding and GFCI (Ground Fault Circuit Interrupter) protection are essential for preventing electrical accidents. Inspectors check these features to ensure your safety.

Test your GFCI outlets regularly and ensure your home's electrical system is properly grounded. Again, a licensed electrician can provide valuable assistance in this area.

Common Electrical Safety Hazards: Overloaded circuits, frayed wires, and improperly installed light fixtures are common issues that can pose significant risks. This can include obsolete Federal Pacific Stab-Lok breaker boxes. 

Regularly inspect your electrical appliances, cords, and outlets. If you notice any damage or if circuits frequently trip, it's time to call in a professional.


Problems with Old or Incompatible Piping Materials: Materials like polybutylene or lead are prone to damage and pose health risks. Inspectors are on the lookout for such materials in your plumbing.

If your home has old or unsafe piping, consider replacing it with a professional plumber. This can prevent both health hazards and potential water damage.

Addressing Leaks, Water Damage, and Inadequate Water Pressure: Leaks and water damage can lead to mold, structural damage, and other costly issues. Low water pressure might indicate clogs or leaks in your system.

Regularly inspect all visible plumbing for signs of leaks or damage. Monitor your water pressure and investigate any changes. Addressing these issues promptly can prevent larger problems down the line.

Ensuring a Healthy Septic System and Proper Drainage: A malfunctioning septic system or poor drainage can lead to significant problems, including property damage and health hazards.

Schedule regular septic system maintenance and monitor your property's drainage patterns, especially after heavy rainfalls.


Common Issues Like Missing Shingles, Leaks, or Inadequate Insulation: Your roof is your home's first defense against the elements. Issues like missing shingles, leaks, or poor insulation can lead to water damage and energy loss.

Inspect your roof regularly, especially after severe weather. Look for missing or damaged shingles, signs of leaks, or inadequate insulation in your attic.

The Impact of Improper Ventilation and Drainage on Roof Longevity: Proper ventilation and drainage are essential for preventing moisture buildup and ensuring the longevity of your roof.

Ensure your gutters are clean and your attic is well-ventilated. This can prevent various issues, from ice dams to mold and structural damage.

Guidelines for Roof Maintenance and Pre-inspection Preparation: A well-maintained roof is less likely to have issues during an inspection.

Schedule regular roof maintenance and address any issues promptly. Before the inspection, ensure your roof is clean and that any previous repair work is well-documented.

Proactive Measures to Avoid Pitfalls

Routine Maintenance and Documentation

Routine Maintenance and Repairs: Regular maintenance is not just about fixing issues as they arise; it's about preventing problems before they happen. Just as you wouldn't wait for your car to break down before servicing it, your home should receive the same proactive care.

Keeping a detailed record of all maintenance and repairs can be incredibly beneficial. It shows the inspector you've been proactive in maintaining your home, and it can also provide a clear history of the property's upkeep.

Create a maintenance schedule for your home and stick to it. Keep all receipts, warranties, and a log of the work done. This documentation can be invaluable during the inspection process.

Professional Consultations

When to Seek Professional Help for Maintenance and Repairs: While there are many maintenance tasks and minor repairs you can handle yourself, knowing when to call in a professional is key.

Complex systems like your electrical wiring, plumbing, and HVAC require a skilled hand, and DIY repairs can sometimes lead to bigger problems or even violate local codes.

Establish relationships with trusted professionals in key areas: HVAC technicians, electricians, plumbers, and roofers. Don't hesitate to consult them for regular check-ups or when an issue arises.

Pre-Inspection Preparation

Conducting a Self-Assessment

Conducting a Review of Your Property Before the Official Inspection: A self-assessment can be a powerful tool in preparing for your 4-point inspection. It allows you to identify and address issues at your own pace without the pressure of the official inspection looming over you.

Use a checklist based on the 4-point inspection criteria to assess each part of your home. Take notes on any potential issues you find and prioritize them based on their severity and the complexity of the repair.

Addressing Identified Issues

Strategies for Prioritizing and Addressing Issues Found During Self-Assessment:
Once you've identified potential issues during your self-assessment, it's important to prioritize them. Safety issues should always come first, followed by repairs could lead to significant damage if left unaddressed.

Create a plan of action for addressing each issue. For complex repairs, consult with a professional to get an estimate of the cost and time required. For simpler issues, schedule time to handle them yourself or with the help of a handyman.

In Closing

Your home is likely one of your most significant investments, and taking a proactive approach to its maintenance is crucial. A 4-point inspection can be a smooth, stress-free experience when you understand the common pitfalls and how to avoid them.

Regular maintenance, professional consultations, thorough self-assessments, and a well-documented history of your home's care can make all the difference.

The goal of the 4-point inspection is to identify problems and ensure your home is safe, sound, and secure for years to come. With the right preparation, you can approach your 4-point inspection with confidence, knowing your home is in its best condition.

John Pusa
Glendale, CA

Hello Hubert Miles very valuable detailed report for how to avoid common pitfalls in 4 points inspections.

Jan 22, 2024 07:10 PM