Glossary · Insurance

4-Point Inspection

Florida Real Estate Glossary entry. Definition, examples, and how this term applies to NE Florida transactions.

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Definition
A Florida 4-point inspection evaluates the four major systems of a home — roof, electrical, plumbing, and HVAC — and is required by most Florida homeowners insurance carriers for homes 20+ years old. The inspection is shorter and cheaper than a full home inspection (typical cost $75-$150) and produces a standardized report carriers use to underwrite or decline coverage. Failure of any system can result in policy denial or required repairs.

What it covers

The four points are roof, electrical, plumbing, and HVAC. Roof inspection: age, material, condition, remaining useful life, signs of leaks or damage. Electrical inspection: panel type, amperage, wiring type (Romex, knob-and-tube, aluminum branch wiring), grounding, GFCI protection where required. Plumbing inspection: supply lines (copper, PEX, galvanized, polybutylene), drain lines, water heater age, signs of leaks. HVAC inspection: system age, condition, type (central, window units, mini-split), refrigerant type.

When it's required

Most Florida insurance carriers require a 4-point inspection for new policies on homes 20+ years old. Some carriers extend the requirement to homes 15+ years. Newer homes typically don't require it unless the carrier has concerns about a specific system. Inspection is typically valid for 2-5 years depending on carrier. Renewing your existing policy on the same home doesn't usually require a new 4-point inspection.

Common failure points

Five issues account for most 4-point failures. Roof over 15-20 years old (most common failure — many carriers require replacement before binding coverage). Federal Pacific or Zinsco electrical panels (considered fire hazards, many carriers won't insure). Polybutylene plumbing (1978-1995 era, prone to failure, often requires repipe). Galvanized supply lines older than 50 years (corrosion risk). HVAC over 20-25 years old or showing signs of failure. Any of these can trigger denial or required repair before the carrier binds coverage.

Cost and process

Typical Florida 4-point inspection costs $75-$150 standalone or $250-$400 bundled with wind mitigation. The inspection takes 30-60 minutes. Inspector must be a Florida-licensed home inspector, contractor, or engineer. The completed form is submitted directly to your insurance carrier (or your agent for forwarding). Carriers typically respond within 5-10 business days with binding or denial. Failure of any system requires repair or replacement before the carrier will bind coverage.

How to prepare

Three steps before scheduling. First, document any system updates with receipts and permits (new roof, panel upgrade, repipe, HVAC replacement). Inspectors give credit for documented work. Second, identify and fix known issues before the inspection — small visible problems can trigger broader concerns. Third, schedule the 4-point and wind mitigation together with the same inspector when possible. Bundled inspections save $50-$150 and produce more consistent reports for the carrier.

Common questions.

Is a 4-point inspection required for Florida homeowners insurance?
Most Florida insurance carriers require a 4-point inspection for new policies on homes 20+ years old. Some carriers extend the requirement to homes 15+ years. Newer homes typically don't require it unless the carrier has specific concerns. The inspection is required for binding coverage, not for renewal of an existing policy on the same home.
What causes a 4-point inspection to fail?
Five common failures: roof over 15-20 years old, Federal Pacific or Zinsco electrical panels, polybutylene plumbing (1978-1995 era), galvanized supply lines older than 50 years, and HVAC over 20-25 years old. Any of these can trigger denial or required repair before the carrier binds coverage.
How much does a 4-point inspection cost in Florida?
Standalone 4-point inspections typically cost $75-$150. Bundled with a wind mitigation inspection, the combined cost is typically $250-$400. The inspection takes 30-60 minutes. Inspector must be a Florida-licensed home inspector, contractor, or engineer.
How long is a 4-point inspection valid?
Most Florida carriers accept 4-point inspections for 2-5 years from the inspection date. Some carriers require new inspections after major events (hurricane damage, system replacement, ownership change). Renewing your existing policy on the same home typically doesn't require a new inspection.
Can a 4-point inspection fail my insurance application?
Yes. Failure of any of the four systems typically results in either policy denial or required repairs before the carrier will bind coverage. Common deal-breakers: roof over 20 years old, hazardous electrical panels, polybutylene plumbing. The good news: the inspection identifies issues before purchase, so buyers can negotiate repairs into the contract or walk away from problematic properties.
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