What Is a Four-Point Inspection in Florida?
A four-point inspection documents a home's roof, electrical, plumbing, and HVAC for insurers. Learn who needs one, what's checked, and common issues.
Quick answer
What is a four-point inspection?
A four-point inspection is a limited insurance inspection that documents the condition, age, and type of a home's four major systems — roof, electrical, plumbing, and HVAC — so an insurance company can decide whether to write or renew a homeowners policy. Florida insurers commonly require one for older homes, often those roughly 25 to 40 years old or more depending on the carrier. It is not a full home inspection and does not pass or fail a home; it reports conditions the underwriter evaluates.
Key takeaways
- Four systems: roof, electrical, plumbing, HVAC.
- Required by many Florida insurers for older homes; thresholds vary by carrier.
- Photos are required for each system.
- Often valid for about 12 months, depending on the insurer.
- Not a substitute for a full home inspection.
Why Florida insurers require four-point inspections
The four systems on the form are responsible for a large share of property claims: roof leaks, electrical fires, and water damage from plumbing and HVAC failures. For older homes, insurers want current, photo-documented information before they take on that risk. The four-point gives the underwriter that snapshot without requiring a full home inspection.
What's documented for each system
- Roof: covering material, approximate age and year of last update, remaining useful life, and signs of damage, leaks, or deterioration.
- Electrical: main panel and sub-panel brand and type, service amperage, wiring type (copper, aluminum, cloth, knob-and-tube), and hazards such as double taps, scorching, or exposed wiring.
- Plumbing: supply and drain line materials, water heater age and location, and evidence of active or prior leaks.
- HVAC: system type, approximate age, and whether it is operating properly, including evidence of leaks or damage.
Who needs one
- Buyers of older homes whose insurer requires it to bind coverage
- Owners switching carriers or renewing a policy on an older home
- Owners who updated a system and want updated documentation
Your insurance agent is the best source for your carrier's exact threshold and form. Some carriers use a standard form; others require their own.
Common issues that affect insurability
Certain components come up again and again: roofs near the end of their service life, electrical panels such as Federal Pacific Stab-Lok and Zinsco, fuse panels, aluminum branch wiring, polybutylene or galvanized supply piping, and very old water heaters and HVAC systems. See four-point inspection red flags for details.
Four-point vs. home inspection vs. wind mitigation
A four-point is narrow and for underwriting. A home inspection is broad and for your decision-making. A wind mitigation documents wind-resistant features for insurance discounts. Buyers of older homes often need all three, and doing them in one visit saves time and money. Compare them in four-point vs. wind mitigation inspections.
Frequently asked questions
How long does a four-point inspection take?
Usually under an hour when performed on its own, and less when added to a full home inspection.
How long is a four-point valid?
Many insurers accept a four-point completed within the past 12 months if nothing has changed. Confirm with your agent.
Can the inspector leave something off the form?
No. The inspector must report conditions accurately. Omitting a known condition would misrepresent the home to the insurer.
What if my roof is old but not leaking?
Insurers consider both age and condition. The form reports both; the carrier decides based on its guidelines.
