4-Point Inspection in Florida: What Buyers and Sellers Need to Know

A 4-point inspection is an insurance inspection, not a full home inspection. It looks at the four systems most likely to cause a claim:

• Roof

  Type, age, condition, and remaining life

• Electrical

  Panel type, amperage, wiring, and any hazards

• Plumbing

  Pipe type, water heater, and any leaks

• HVAC

  Age and working condition of heating and air conditioning

Most insurers require a 4-point inspection on homes around 20 to 30 years old or older. Citizens Property Insurance requires one on new policies for homes more than 20 years old. Private insurers set their own rules, so ask your insurance agent early in the deal.

Usually $100 to $300 on its own, and it takes about an hour. Many inspectors offer a discount when you book it with a home inspection and wind mitigation inspection.

A Florida-licensed home inspector, general or building contractor, or building code inspector. Insurers can reject a report if the inspector's license can't be verified.

Citizens accepts reports dated within 12 months. Many private insurers want one that's more recent, sometimes within 30 days. Check with the insurer before you order it.

• Older roofs, or roofs with leaks or missing shingles
• Federal Pacific, Zinsco, or Challenger electrical panels
• Cloth, knob-and-tube, or aluminum branch wiring
• Double-tapped breakers or exposed wiring
• Polybutylene pipes
• Active leaks or signs of past leaks
• Old or poorly maintained water heaters and AC units

Florida law says an insurer can't refuse or cancel a homeowners policy just because the roof is less than 15 years old. Older roofs may need an inspection showing they have years of life left. Citizens asks for proof of at least 5 years of remaining life on shingle roofs over 25 years old and tile or metal roofs over 50 years old.

• Home inspection: a full top-to-bottom look at the home for the buyer
• 4-point inspection: four systems, for the insurance company
• Wind mitigation inspection: hurricane features like roof straps and impact windows, which can lower your insurance premium

Most buyers of older homes on the Treasure Coast get all three.

If your home is older, consider getting a 4-point inspection before you list. Fixing a problem panel or a leak ahead of time can prevent a buyer's insurance problem from derailing your sale.