What a 4-point inspection costs in Florida
A 4-point inspection costs $75–$150† on its own, or $125–$225 bundled with a 4-point† when booked with a wind mitigation. Book them together — the inspector is already at the house, and you need both for different reasons.
Do you need one?
Only if your carrier asks, and most ask on homes roughly 15–30 years old and older†. It is a carrier requirement, not a state law — which is why thresholds differ, and why switching insurers can suddenly trigger one on a house that never needed it before.
If nobody has asked, do not volunteer. A 4-point exists to find reasons to decline, and there is no benefit to producing one before it is required.
The four points
- Roof — age, material, remaining life, leaks. The most common reason for a decline.
- Electrical — panel brand, amperage, wiring type, grounding, GFCI protection.
- Plumbing — supply and drain material, water heater age, visible leaks.
- HVAC — age, type, condition, refrigerant.
It takes under an hour and does not cover anything else. Structure, windows, appliances, pool — all outside the scope.
What actually fails it
The report is not scored. It is read by an underwriter looking for specific findings, and a handful account for most declines:
| Finding | Why it ends the application | To fix |
|---|---|---|
| Federal Pacific / Zinsco panel | Breakers can fail to trip — a fire risk. Most carriers decline outright. | $1,500–$4,500 |
| Polybutylene plumbing | Known to fail without warning. Near-universal decline. | repipe |
| Corroded cast iron | Fails early in Florida — often 25–30 years in Florida†. | repair or repipe |
| Roof at end of life | Age and condition drive most Florida non-renewals. | replacement |
| Active leak, anywhere | An open water problem stops underwriting immediately. | varies |
On Federal Pacific specifically: it was never formally recalled — the CPSC closed its investigation in 1983 without one†, which is why so many are still in service and still catching people out at renewal.
4-point or wind mitigation — which do you need?
Both, and for opposite reasons. A 4-point decides whether you can be insured. Wind mitigation decides what you pay. The first looks for problems; the second looks for credits. Booking one and not the other is the most common and most expensive mistake here — wind mitigation can cut 20–30% off the premium, and it costs almost nothing extra when bundled.
What to ask before booking
- Is the bundled price for both inspections, and what is each separately?
- Which licence do you hold, and does my carrier accept reports from it?
- Will you tell me what you found before it goes to the insurer?
- If something fails, will you re-inspect after repair, and at what cost?
- How quickly is the report delivered? Binding deadlines are usually tight.
Ask for the findings before the report is submitted. If a fixable item turns up — a missing GFCI, a small leak — repairing it first and submitting a clean report is far easier than getting a declination reversed after underwriting has already seen it.
Common questions
How much does a 4-point inspection cost in Florida?
Between $75 and $150 on its own. Bundled with a wind mitigation inspection the pair usually runs $125 to $225, which is why almost everyone books them together.
Can you fail a 4-point inspection?
There is no formal pass or fail, but the report can end your application. The common deal-breakers are a Federal Pacific or Zinsco electrical panel, polybutylene plumbing, corroded cast iron, an aged roof, and active leaks.
At what age does Florida require a 4-point inspection?
It is the carrier that requires it, not the state. Most ask for one on homes roughly 15 to 30 years old and older, and thresholds differ between carriers.
What is the difference between a 4-point and a wind mitigation inspection?
A 4-point decides whether you can get insured at all. Wind mitigation decides what you pay. Different forms, different purposes — and they are constantly confused.
Is a 4-point the same as a home inspection?
No. A home inspection is for the buyer and covers the whole house. A 4-point is for the insurer and covers only roof, electrical, plumbing and HVAC. Buying a home usually needs both.
Costs are imported from our Florida data layer with sources attached. Carrier requirements vary — this is general information, not a coverage determination.
