Historic homeowners gathered on July 11th for the second to last session of the 2024 Summertime Historic Homeowner Workshop Series, “The 4-Point and Homeowners Insurance.” This workshop addressed common concerns about insuring and maintaining historic homes. Panelists Daniel Miller of Brightway Insurance, Michael Rowan of Celtic Construction Solutions, David Torres of Roof Crafters Roofing LLC, and Buz Turner of Turner Plumbing answered various questions and provided insights from their personal experience working with historical homes.
Daniel Miller set the stage by identifying the four points of 4-Point inspections:
1. Roof
2. Electrical System
3. HVAC/AC
4. Plumbing
After identifying, he delved into the origins of insurance, noting that it originated 250 years ago. Daniel emphasized that while homeowners insurance covers most accidents, flood insurance requires a separate policy. He stressed the importance of having roofs with at least a five-year life expectancy, upgrading from fuse boxes to circuit breakers, and replacing outdated wiring. He also advised against placing water heaters in attics due to leak risks.
Following Daniel, the three other panelists joined him for a Q&A session.
Q: What are the common issues seen during 4-Point inspections in historic homes?
Buz Turner: The biggest issue is often the plumbing, particularly galvanized pipes as they are at least 60 plus years old. They are an issue because they are prone to leaks and pressure drops when multiple fixtures are used simultaneously. He advised replacing old water heaters, which typically have a six-year warranty, but often last much longer, sometimes over ten years. Buz recommended using water detection systems for the main water supply and ensuring that cut-off valves are regularly used and maintained.
Michael Rowan: Roofing inspections can be problematic, especially with tile roofs, which can easily break and cause leaks. He emphasized the importance of documenting roof maintenance and using modern technology like drones for inspections. High tech can see defects automatically. Also, insurance carriers want roofs to last over 5 years, so it’s important to keep documentation. Another note is when people replace electric panels, wires could still have connections, so thats why exceptional heat comes out of the panel.
Other Notes: Look at crawl spaces in homes (as mentioned in the last workshop). Insurance carriers hate cast-iron piping to the concrete. Also, If your AC is in the attic, then it is going to leak.
Q: What are the typical issues encountered during roofing inspections?
David Torres: There’s always a common belief that roofs last forever, but factors like the Florida sun can cause significant deterioration, especially with tile roofs and underlayment. So, with over 30 to 40 years of cooking, there can be deterioration with tile roofs. Flat roofs are an issue as well due to drainage, little leaks occur, decking and wooden structure also start to fail. A taper system is extremely helpful when it comes to water in inside a home. David also mentioned the significance of keeping tree debris off roofs to prevent damage.
Q: Can you provide specific cases where 4-Point inspections significantly impacted the process?
Daniel Miller: Every insurance company has different guidelines, particularly regarding the acceptance of certain types of roofs and the rewriting of policies. He emphasized that the 4-Point inspection is the first step in understanding the insurance requirements and that homeowners should thoroughly interview their insurance agents. He said, “It truly should be an interview. It is important to understand why they’re credible. It’s like peeling an onion. Look at an inspection, then interview your insurance agent.”
Buz Turner: Homeowners should set aside funds for repairs, as historic homes often require significant maintenance. He noted that only two types of pipes, CPVC and Pex, are approved in Duval County and recommended replacing old copper pipes that exceed 30 years old.
Michael Rowan: He highlighted the issues with unpermitted roofs and the importance of obtaining proper permits for roofing work.
David Torres: He shared an anecdote about homeowners who neglected to prepare their roof properly, resulting in waterbeds forming between the layers of latex coating.
Q: What crucial questions should homeowners ask during a 4-Point inspection?
David Torres: Stressed the importance of obtaining a permit to verify the age of the roof and maintaining thorough documentation of all home upgrades.
Michael Rowan: Emphasized that the electrician’s work should be clean and up to standard, as insurance companies scrutinize the quality of work. He also mentioned the prevalence of fraud in the inspection industry.
Buz Turner: Advised homeowners to know the age of your in-home systems and ensure that they are functioning properly and to make necessary repairs before the inspection.
Daniel Miller: Encouraged homeowners to talk to their insurance agents about finding better rates and ensuring their coverage meets their needs.
The “The 4-Point and Homeowners Insurance” workshop was a resounding success, providing historic homeowners with essential knowledge to protect their treasured properties. A big thank you to our panelists for their expert advice and to our sponsors, Cowford Realty and Celtic Construction Services, for making the event possible and to Riverside Church at Park and King for providing use with a location for the evening. Don’t miss our final workshop of the year, “River Friendly Yards, Plants, and Trees,” on Thursday, July 25th from 6:00 to 8:00pm. Light food and drinks will be provided by European Street Cafe and Riverside Liquors. Register now to join us for another evening of valuable insights and networking.
