If your Savannah home is more than 25 years old, there's a good chance your insurance company has required — or will require — a 4-point inspection before renewing or issuing a homeowner's policy. This is standard practice across coastal Georgia, and the roof section is almost always what determines whether you pass or fail. Understanding what inspectors look for and how to prepare can save you from a surprise non-renewal notice — or a significant premium increase.
What Is a 4-Point Inspection?
A 4-point inspection evaluates four major systems in a home: the roof, electrical, plumbing, and HVAC. It's different from a full home inspection — it's shorter, more focused, and specifically designed to help insurance underwriters assess the risk of insuring an older property. In coastal Georgia, insurers began requiring 4-point inspections on homes 25+ years old after repeated losses from hurricane seasons in the 2000s and 2010s.
The inspection is typically performed by a licensed home inspector or roofing contractor. The resulting report goes directly to your insurance company's underwriting department, where it's used to determine whether they'll insure the home, at what premium, and under what conditions.
What Inspectors Check on Your Roof
The roof section of the 4-point report focuses on five areas:
- →Roof age and estimated remaining life. Insurers typically want at least 3–5 years of remaining life on the roof. A roof estimated to have less than 3 years remaining will often result in a non-renewal notice or a requirement to replace before the policy is issued.
- →Roof covering material and condition. Asphalt shingles, metal, tile, and flat membrane systems are all evaluated separately. Inspectors note visible damage, granule loss, curling, cracking, and missing sections. Multiple missing or severely curled shingles will flag a fail.
- →Flashing condition. Flashings around chimneys, vents, skylights, and wall transitions are some of the most commonly noted deficiencies. Rust, separation, and improperly applied sealant will be documented.
- →Soffit and fascia condition. Rotted or damaged soffit and fascia boards indicate possible moisture intrusion and structural issues. These are visible from the ground and frequently flagged on older Savannah homes.
- →Evidence of previous repairs. Patches, tarps, or evidence of makeshift repairs raise questions about underlying damage. Inspectors document these and insurers may require a licensed contractor's assessment of the repair adequacy.
What Happens If You Fail?
A failing 4-point roof section doesn't automatically mean you lose insurance — it depends on what was flagged and how severe the deficiency is. Typical outcomes:
| Deficiency Found | Typical Insurer Response |
|---|---|
| Roof age exceeds carrier maximum (often 20–25 years for asphalt) | Non-renewal unless replaced within 30–60 days |
| Estimated remaining life under 3 years | Surcharge or non-renewal; repair/replace required |
| Missing or severely damaged shingles | Repair required before policy binding; re-inspection |
| Deteriorated flashings | Repair required; premium surcharge possible |
| Rotted soffit/fascia | Repair required; may delay binding |
| Active leak evidence | Policy binding refused until remediated |
If your insurer sends a non-renewal notice citing roof condition, you typically have 30–60 days to either get the repairs done and submit a new inspection report, or find a new carrier willing to write the policy. In Savannah's tightening insurance market — where several major carriers have reduced coastal Georgia exposure — waiting is not a strategy. New coverage options narrow every year as carriers tighten underwriting standards.
How to Prepare for a 4-Point Inspection in Savannah
The best approach is a pre-inspection by a licensed roofing contractor before the insurance inspector arrives. A contractor can identify deficiencies you have time to repair before the formal inspection, rather than discovering them in a report that has already gone to your insurer.
Key things to address before a 4-point roof inspection:
- ✓Replace any missing, cracked, or severely curled shingles — inspectors note these individually
- ✓Re-seal or replace deteriorated flashing around chimneys, pipes, and vents
- ✓Repair or replace rotted soffit and fascia boards before the inspector arrives — visible from the ground
- ✓Remove visible tarps or makeshift repairs and replace with proper repairs
- ✓Have documentation of any recent work — permits, contractor invoices, photos — ready to provide
The Savannah Age Problem
Savannah and Chatham County have a significant stock of homes built in the 1970s through early 2000s — many of which received their last roof 20–25 years ago. This puts a large segment of the market in exactly the window where insurers start requiring 4-point inspections and flagging roofs for age.
The math is straightforward: a 1985 home that got a new roof in 2000 now has a 26-year-old roof. Standard 3-tab shingles from 2000 have an actual lifespan of 15–20 years in coastal Georgia's UV and humidity. That roof is functionally past end-of-life, and any insurance inspector who walks under it is going to flag it.
Wind Mitigation Inspections: The Other Insurance Report
Separate from the 4-point inspection is the wind mitigation inspection — which is entirely different in purpose. Where the 4-point assesses current condition, the wind mitigation inspection assesses wind resistance features that can earn you a premium discount.
Wind mitigation credits in Georgia can reduce your wind coverage premium by 15–45% depending on what features your home has:
- →Roof deck attachment: 6d nails at 6"/12" spacing versus the older 6d at 6"/6" or 8d patterns
- →Roof-to-wall connection: Hurricane straps versus toenails — credits of 15-25% for strap connections
- →Roof covering: Impact-resistant shingles (Class 3 or 4) earn discounts on the wind coverage portion
- →Roof shape: Hip roofs perform better in wind uplift than gable ends — often the highest single credit
If you're replacing a roof that triggers a 4-point inspection anyway, it often makes sense to simultaneously request a wind mitigation report after the new installation. The new roof with enhanced fastening, modern decking, and impact-rated shingles may qualify for wind mitigation credits that reduce your annual premium enough to partially offset the replacement cost over time.
Schedule a Pre-Inspection Assessment
If your Savannah home is 20+ years old or you've received a notice from your insurer requesting a 4-point inspection, call Talya Roofing for a free pre-inspection assessment. We'll walk through exactly what an insurance inspector will see, identify any deficiencies that can be repaired before the formal inspection, and provide honest guidance on whether repair or replacement is the right economic decision. We serve all of Chatham County, Bryan County, Effingham County, and the surrounding Coastal Georgia region.