Once a Florida home passes about 30 years old, most carriers will not write or renew it without a 4-point inspection, a snapshot of the four systems most likely to cause an expensive claim.
The four points
| System | What the inspector checks | Common failures |
|---|---|---|
| Roof | Age, covering type, condition, and remaining useful life | Little remaining life; active leaks or prior damage |
| Electrical | Panel brand plus wiring type and condition | Recalled panels (Federal Pacific, Zinsco); aluminum branch wiring; knob-and-tube |
| Plumbing | Supply piping material, water heater age, and any leaks | Polybutylene supply lines; active leaks; a water heater past its life |
| HVAC | Age, type, and whether it works and is maintained | A system past its service life or not functioning |
Why insurers require it
Aging systems drive the costliest claims: fires from old wiring, water damage from failing plumbing. The 4-point tells the carrier whether the home is insurable at all, and on what terms.
What commonly fails a 4-point
The usual culprits are recalled electrical panels, aluminum branch wiring, polybutylene plumbing, an HVAC or water heater past its life, and a roof with little life left. Any one of these can mean a decline until it is corrected.
How much does a 4-point inspection cost?
A 4-point inspection in Florida typically runs $50 to $150. Many inspectors offer it bundled with a wind mitigation inspection for a combined, discounted rate — worth doing on an older home, since you'll usually need both.
How long is a 4-point good for?
It depends on the carrier. Many accept a report up to about one to four years old, while some want one completed within the last year at new business. If yours is dated, a fresh inspection is cheap insurance against a last-minute hold-up at binding.
4-point vs. wind mitigation
They are different reports. A 4-point looks at the condition of your systems to answer "can we insure this home?" A wind mitigation inspection documents storm-resistance features to answer "what credits do you earn?" Older homes often need both, and a failed 4-point is a frequent reason a home gets non-renewed.
Frequently asked questions
At what age does a Florida home need a 4-point inspection?
It varies by carrier, but most require one once a home is around 30 years old, and some as early as 25.
What fails a 4-point inspection?
Common failures include recalled electrical panels (Federal Pacific, Zinsco), aluminum branch wiring, polybutylene plumbing, an aged HVAC or water heater, and a roof near the end of its life.
How much does a 4-point inspection cost in Florida?
A 4-point inspection in Florida typically costs about $50 to $150, and many inspectors offer it bundled with a wind mitigation inspection for a combined, discounted rate.
What is the difference between a 4-point inspection and a wind mitigation inspection?
A 4-point reports the age and condition of your roof, electrical, plumbing, and HVAC so the insurer can decide whether to write the policy. A wind mitigation inspection documents storm-resistant features to earn you premium credits. Older homes often need both.
How long is a 4-point inspection good for?
Validity varies by carrier — many accept a report up to about one to four years old, and some want one completed within the last year at new business.
Is a 4-point the same as a home inspection?
No. A home inspection is broad and for buyers; a 4-point is narrow and insurance-focused, covering only the roof, electrical, plumbing, and HVAC.
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