If your home is 25 years or older, your insurance carrier almost certainly requires a Four Point Inspection — and may refuse to write or renew your policy without one. Mission City is a Four Point Inspection specialist serving San Antonio and South Texas, with fast turnaround and reports accepted by every major Texas carrier.
A Four Point Inspection is a focused evaluation of the four major systems most likely to cause an insurance claim: the roof, electrical, plumbing, and HVAC. Texas insurance carriers use the Four Point report to assess risk, determine policy eligibility, and set premium rates — particularly on homes 25 years or older.
Unlike a general home inspection that evaluates dozens of systems for a buyer, a Four Point Inspection is a focused, insurance-specific report designed to answer one question: are these four systems in acceptable condition for the carrier to write or renew a policy? Mission City delivers Four Point reports formatted to insurance carrier standards, with the documentation, photos, and detail your carrier is looking for.
Each of the four systems is evaluated for age, condition, code compliance, signs of past or current failure, and remaining service life. Here's what Mission City documents on every Four Point report.
The roof inspection documents the covering material, age, and condition — including evidence of past hail damage, previous repairs, leaks, flashing failures, and remaining service life. Texas insurance carriers want to know how many years are left on the roof; a roof at the end of its service life can disqualify a property from coverage entirely.
The electrical system is evaluated for panel type, brand, amperage, and overall condition. Carriers specifically look for known-defective panels (Federal Pacific, Zinsco, Challenger), aluminum branch wiring, knob-and-tube wiring, and amateur or DIY-quality work. Any of these can affect insurability.
The plumbing review documents supply line material, drain line material, water heater age and condition, and any visible leaks, corrosion, or active failures. Polybutylene supply lines, galvanized steel drains, and water heaters past their service life are common Four Point findings that insurance carriers flag.
The HVAC system is documented for age, type, condition, and operability — heating, cooling, and ventilation. In San Antonio, the air conditioning system in particular gets close attention; aging or non-functional A/C can affect both insurability and the property's value. Carriers want a working system with documented condition.
Insurance carriers don't require Four Point Inspections to be difficult — they require them because these four systems cause the overwhelming majority of homeowner claims. Here's what's actually at stake.
Outdated electrical panels and aluminum wiring are leading causes of house fires in older Texas homes. Federal Pacific and Zinsco panels in particular have well-documented failure rates — and most carriers will not insure a home with one.
Failed water heaters, polybutylene supply lines, and aging plumbing produce tens of thousands of dollars in water damage claims every year. The Four Point identifies these risks before the carrier accepts the policy — protecting both you and them.
San Antonio's hail and severe weather make the roof the highest-claim system on any Texas home. Carriers use the Four Point roof condition report to determine whether full storm coverage applies — or whether the roof is excluded from your policy.
Four Point Inspections sound simple, but a poorly-prepared report can delay your closing, get rejected by your carrier, or trigger additional inspection requirements. Here's why San Antonio realtors, buyers, and homeowners trust Mission City for Four Points.
From scheduling to carrier-ready report delivery, here's exactly what to expect when you book a Four Point Inspection with Mission City.
Call Jerry at 210-390-6081 with your property address, insurance carrier, and any deadlines. We'll schedule quickly — often within 24 to 48 hours — to keep your closing or renewal on track.
Jerry inspects all four systems on-site: roof, electrical, plumbing, and HVAC. The visit typically takes 60 to 90 minutes, with photos documented at every step.
Within 24 hours, Mission City delivers a carrier-ready Four Point Inspection report with photos, system documentation, and condition assessments — formatted to insurance carrier standards.
You forward the report to your insurance agent or carrier. The Four Point is accepted by every major Texas insurer — no follow-ups, no rework, no surprises.
If your home is 25 years or older and you're buying, refinancing, or renewing your homeowner's insurance, the answer is almost certainly yes. Most major Texas carriers require a Four Point Inspection on older homes before they'll write or renew a policy. Some carriers require them on newer homes as well, particularly after a claim. Your insurance agent will tell you definitively — but if there's any chance you need one, scheduling now beats scrambling at the deadline.
A general home inspection evaluates dozens of systems and components for a buyer making a purchase decision — it's a comprehensive look at the whole property. A Four Point Inspection is focused specifically on the four systems insurance carriers care about: roof, electrical, plumbing, and HVAC. The report is formatted for the insurance carrier, not for negotiation or repair planning. Buyers often need both — a general home inspection AND a separate Four Point if their carrier requires it.
The on-site inspection typically takes 60 to 90 minutes — significantly faster than a general home inspection because it's focused on just four systems. The report is delivered within 24 hours of the inspection, formatted and ready to submit to your insurance carrier.
Yes. Mission City Four Point reports are accepted by every major Texas insurance carrier — State Farm, Allstate, USAA, Farmers, Texas Farm Bureau, Liberty Mutual, Progressive, and the rest. We format reports to insurance carrier standards with the photos, documentation, and detail underwriters require.
Mission City reports findings honestly — that's the whole point of the inspection. If issues are found (an aged roof, a defective panel, polybutylene supply lines, etc.), the report documents them clearly. Your insurance carrier will then decide how to proceed — sometimes the policy is approved with conditions, sometimes repairs are required first, and sometimes the carrier will exclude certain coverage. Jerry can answer questions about findings, but the carrier sets the policy terms — not the inspector.
Yes — and for buyers of older San Antonio homes, this is often the smart choice. Mission City can perform a complete general home inspection for your buying decision and deliver a separate Four Point Inspection report for your insurance carrier from the same on-site visit. Two reports, one trip, one efficient process.
Yes. Every Mission City inspection — including Four Point Inspections — comes with the $25,000 Honor Guarantee. It's not an upsell or an add-on; it's standard. That's an additional layer of protection no other San Antonio inspector includes on Four Point reports.
Call Jerry directly at 210-390-6081 or use the contact form. Have your property address, your insurance carrier name, and your deadline ready — we'll schedule fast, often within 24 to 48 hours.
Call Jerry today • TREC License #21414 • Certified Professional Inspector • $25,000 Honor Guarantee • Accepted by Every Major Texas Carrier