What a 4-point inspection is
It is not for you. It is the insurer’s inspection, and it looks at four things. Roof, electrical, plumbing and heating and cooling — on homes roughly 15–30 years old and older†. A home inspection tells you the condition of a house; a four-point tells an underwriter whether they will write it at all.
Generally on older homes, though each carrier sets its own rule and some ask earlier — and it costs $75–$150† to have done. It is required at the point of writing or renewing a policy, which is why it surfaces during a purchase rather than before it.
What each of the four points is actually being asked
- Roof. Age, covering, condition and remaining life. This is the one that most often decides the outcome.
- Electrical. Panel manufacturer, wiring type, obvious hazards. Known problem panels and aluminium branch wiring are standard findings.
- Plumbing. Supply material, drain material, water heater age, active leaks. Polybutylene and deteriorating cast iron are what the underwriter is looking for.
- HVAC. Age, condition and whether it functions.
It is a snapshot rather than an investigation. The inspector is not testing the system or opening anything up — they are recording what is visible and what age it appears to be, on a form the insurer designed.
Who can perform one
home inspectors are licensed by DBPR, with a state exam, fingerprinting and an insurance requirement†. Licensed contractors and engineers in the relevant trades can also complete them. What matters practically is that your insurer accepts the form from whoever signs it — ask before booking, because a rejected form means paying twice.
What happens if it fails
Nothing dramatic and nothing automatic. A finding is not a condemnation; it is an underwriting fact. The realistic outcomes are that the carrier declines, that they offer cover conditional on a repair being evidenced, or that they write it with a limitation — most commonly settling roof claims at depreciated value rather than replacement cost.
It is also worth knowing what an insurer may not do. Roof age alone is not grounds to refuse or non-renew under 15 years†, and past that an inspection certifying five years of remaining useful life† blocks a roof-age non-renewal. A carrier declining on age is not always entitled to.
How to use it rather than fear it
- Order it early in a purchase, not late. It is the single best predictor of whether the house is affordable to insure, and it costs a fraction of what finding out late costs.
- Bundle it with a wind mitigation inspection. Same visit, and one finds savings while the other finds obstacles.
- Read the form yourself. It is short, and the findings are stated plainly.
- Fix the cheap findings before shopping. A water heater at the end of its life is a small repair and a large underwriting difference.
- Keep it. Carriers change, and a recent form saves you repeating the exercise.
Waiting for the home inspection to come back clean, feeling reassured, and only then discovering that the panel type or the roof age makes the house uninsurable at any price you can afford. The two inspections answer different questions, and the insurance one has a shorter fuse.
Related
Common questions
What is a 4-point inspection in Florida?
An insurer’s inspection of four systems — roof, electrical, plumbing and HVAC — used to decide whether a policy can be written. It is not a home inspection and it is not performed for the buyer.
When is a 4-point inspection required?
Generally on older homes, commonly from around thirty years, though each carrier sets its own rule and some ask earlier. It is required when a policy is written or renewed.
What is the difference between a 4-point and a home inspection?
A home inspection covers the whole house and is ordered for you; a four-point covers four systems and is ordered for the insurer. One tells you condition, the other tells an underwriter whether the house is insurable.
What happens if I fail a 4-point inspection?
The carrier declines, offers cover conditional on an evidenced repair, or writes it with a limitation — most commonly settling roof claims at depreciated value rather than replacement cost.
Who can do a 4-point inspection in Florida?
Home inspectors licensed by DBPR, and licensed contractors or engineers in the relevant trades. Confirm your insurer accepts the form from whoever signs it before booking.
Four-point inspections are an underwriting requirement set by each insurer rather than by statute, so the trigger age and the accepted form vary between carriers. Home inspector licensing sits in Chapter 468 and roof-age underwriting limits in §627.7011.