Sarah Ingles, REALTOR® SRES® · Fathom Realty
Most Iowa buyers know about home inspections. Very few know about 4-point inspections — the insurance-specific evaluation that can make or break a homeowner policy on an older home. Here's what a 4-point inspection actually is, when it's required, and how it differs from the standard home inspection you're probably already getting.
A standard home inspection is performed for the buyer to evaluate whether to proceed with the purchase. It's broad and comprehensive, covering:
The report is typically 30-60 pages, takes 2-3 hours on-site, and costs $350-$600 in the Des Moines metro. The audience is the buyer.
A 4-point inspection is performed for an insurance carrier to evaluate whether to write a homeowner policy. It focuses on four specific systems:
1. Roof — age, material, condition, remaining life expectancy 2. Electrical — panel brand, amperage, wiring type, any known issues 3. Plumbing — supply line material, drain material, water heater age, any known leaks 4. HVAC — age, type, condition, functional status
The report is typically 4-10 pages, takes 30-60 minutes on-site, and costs $75-$200. The audience is the insurance underwriter.
Insurance carriers want specific information about the four systems most likely to cause major claims:
1. Roof failure causes interior water damage 2. Electrical issues cause fires 3. Plumbing failure causes water damage and mold 4. HVAC failure can cause freeze damage and fire
The 4-point inspection gives the carrier's underwriter a structured, focused report on exactly these categories, without the clutter of a full home inspection.
Iowa carriers typically require 4-point inspections in these situations:
1. Older homes — usually 30+ years old, sometimes 40+ 2. Homes with prior claim history — the CLUE report shows claims 3. Homes in areas with higher claim density — older neighborhoods with concentrated risk 4. Homes being switched to a new carrier — the new carrier wants fresh information 5. Homes with known risk factors — reported electrical issues, prior water damage, visible roof wear 6. Surplus lines policies — non-standard carriers almost always require 4-points
A newer home (built in the last 20-30 years) with no claim history usually doesn't need a 4-point — the carrier writes the policy based on general underwriting information.
Unlike a home inspector, a 4-point inspector is looking for specific insurability criteria:
A typical 4-point report has:
The insurance underwriter reads the report and makes an underwriting decision based on what's there.
If you have an older home and you want to know whether insurance issues will kill your sale:
1. Get a 4-point inspection before listing ($100-$200) 2. Address any deficiencies that would cause carrier decline 3. Document repairs for future buyers 4. Price the home with insurability in mind
If you're buying an older home:
1. Ask the seller for a recent 4-point inspection 2. If they don't have one, order your own as part of the inspection period 3. Use the 4-point results to get an insurance quote before waiving contingencies 4. Negotiate repairs or a price reduction if issues are found
If your carrier is threatening non-renewal:
1. Get a 4-point inspection to establish current condition 2. Address any deficiencies to reverse the non-renewal decision 3. Shop other carriers with a fresh 4-point in hand 4. Document improvements for future policies
These are sometimes confused. A wind mitigation inspection is a separate report focused on wind resistance features (roof shape, roof-to-wall connections, opening protection). It's more common in hurricane-prone states like Florida. Iowa rarely requires wind mitigation inspections for insurance purposes, though carriers sometimes request them for rural acreages or mobile homes.
Not every home inspector performs 4-point inspections. You want an inspector who:
Ask your insurance agent or REALTOR® for referrals. Most Des Moines metro insurance agencies have a list of inspectors they trust.
As a REALTOR® with CPCU background, I coordinate 4-point inspections for listings where I suspect insurance issues will affect the sale:
1. Pre-listing assessment — I walk the home and identify likely 4-point issues 2. Order the inspection if needed (usually $100-$200) 3. Review the report with the seller 4. Plan repairs if needed 5. Document everything for the future buyer's insurance quote
Q: What is a 4-point inspection in Iowa? A: A 4-point inspection is a specialized home evaluation performed for insurance carriers, focused on four systems: roof, electrical, plumbing, and HVAC. It's shorter and cheaper than a standard home inspection ($75-$200 vs $350-$600) and is typically required for older Iowa homes or homes with claim history before a carrier will write a new homeowner policy.
Q: Is a 4-point inspection required for homeowner insurance in Iowa? A: Not always. New construction and recently built homes usually don't need a 4-point. Older homes (30+ years), homes with claim history, and homes switching to a new carrier often do. The specific requirement depends on the carrier's underwriting rules.
Q: How much does a 4-point inspection cost in Des Moines? A: Typical Des Moines metro cost is $75 to $200, significantly cheaper than a full home inspection ($350-$600). The difference reflects the narrower scope — 4-point inspections focus only on roof, electrical, plumbing, and HVAC.
Q: What's the difference between a home inspection and a 4-point inspection? A: A home inspection is for the buyer to decide whether to purchase; it's broad and comprehensive. A 4-point inspection is for the insurance carrier to decide whether to write a policy; it's narrow and focused on the four systems most likely to cause claims. Both can be useful but they serve different audiences and purposes.
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