If you are buying, selling, or renewing insurance on a Florida home that is 25 years or older, you have almost certainly run into the term 4-point inspection. It is one of the most common inspection requirements in the state, and one that most homeowners do not encounter until it is suddenly a condition of getting their policy bound.
This guide explains exactly what a 4-point inspection is, what it covers, why Florida insurance carriers require it, and what to expect when you book one.
The Short Answer
A 4-point inspection is a focused report that evaluates the four systems Florida insurance carriers care most about on an older home:
- The roof — material, age, and condition
- HVAC — the heating, ventilation, and air conditioning system
- Electrical — the service panel, wiring type, and overall condition
- Plumbing — supply pipe material, drain lines, and water heater
The inspector documents each of the four systems with photographs and details the age, material type, and current condition. The completed report is submitted to your insurance carrier as part of the policy application or renewal.
Why Florida Requires It
Florida's insurance market is one of the most challenging in the country. After decades of hurricane losses, sinkhole claims, litigation costs, and rising reinsurance, carriers have tightened their underwriting on older homes significantly.
Most Florida homeowner's insurance carriers will not issue a new policy on a home that is 25 years or older without a current 4-point inspection. Some carriers have dropped the threshold to 20 years, and a smaller group will request a 4-point on homes as new as 15 years for certain policy types.
The 4-point gives the underwriter a snapshot of risk on the four systems most likely to produce expensive claims:
- The roof is the largest single source of homeowner claims in Florida — both storm-related and from gradual leak damage.
- Electrical failures are the leading cause of residential fires.
- HVAC failures drive water damage claims when air handlers leak or condensate lines back up.
- Plumbing failures — particularly polybutylene supply lines and cast iron drain lines — cause significant water damage claims.
If any of these systems are at high risk, the carrier wants to know before they bind a policy.
What the Inspector Looks At
1. The Roof
The inspector documents the roof covering material (shingle, tile, flat membrane, metal), the estimated age, and the visible condition. Carriers are particularly sensitive to roof age. Most will not write a new policy on a home with an asphalt shingle roof older than 15 to 20 years, or a flat roof older than 10 to 15 years. Tile roofs are generally credited with 25 to 30 years or more, but the underlying underlayment has a shorter useful life and is a factor.
The inspector also documents visible deficiencies: cracked, slipped, or missing tiles, lifted ridge caps, granule loss on shingles, ponding water on flat roofs, and failed flashings. Any of these can be enough to cause a carrier to non-renew or require repairs before binding.
2. HVAC
The inspector documents the age, manufacturer, capacity, and visible condition of every air handler, condenser, and major HVAC component. Florida insurers are sensitive to HVAC systems that are at or past their expected service life, since failures often cause water damage claims from condensate overflow.
3. Electrical
The electrical portion is where many older Florida homes hit problems. The inspector documents:
- The main service panel — brand, amperage, and condition. Federal Pacific Electric (FPE/Stab-Lok), Zinsco, and Pushmatic panels are flagged by most carriers as fire hazards. Many insurers will not write a new policy on a home with these panels, or will require replacement before binding coverage.
- The branch wiring type — copper, aluminum, or knob-and-tube. Aluminum branch circuit wiring from the 1960s and 1970s is a common flag.
- GFCI and AFCI protection in the locations where current code requires it.
- Visible defects such as exposed wiring, missing covers, double-tapped breakers, and reverse-polarity outlets.
4. Plumbing
The inspector documents the supply piping material (copper, CPVC, PEX, polybutylene, galvanized), the drain line material (PVC, cast iron, ABS, Orangeburg), the age and condition of the water heater, and any visible leaks or active corrosion.
Polybutylene piping — common in Florida homes built between the late 1970s and mid-1990s — is flagged by most carriers and is often a condition of coverage. Insurers may require full replacement before they bind a policy.
What Happens After the Inspection
The completed 4-point report is delivered to you and your insurance agent. From there, three things can happen:
- The report is clean and the carrier binds the policy as expected.
- The carrier issues a policy with conditions — for example, requiring polybutylene replacement or an electrical panel upgrade within a stated timeframe.
- The carrier declines coverage until specific repairs are made (most commonly an FPE panel replacement or roof replacement).
A 4-point that reveals issues is also a powerful negotiation tool if you are still in the buying process. The same documentation that concerns the insurer is exactly what you can use to ask the seller for repair credits before closing.
4-Point Inspection vs. Full Home Inspection
A 4-point is not a substitute for a full home inspection. The two reports serve different purposes:
- A full home inspection evaluates every major system and component in the home (200+ checkpoints) and is your due diligence as a buyer.
- A 4-point inspection evaluates only the four systems insurers care about, in the format carriers require for underwriting.
If you are buying a Florida home that is 25 years or older, you almost always want both. The good news: TruView includes the 4-point report free with every full home inspection — saving most buyers $150 to $300 they would otherwise pay a second inspector. See what is included with a full TruView inspection.
How Much Does a 4-Point Inspection Cost?
A standalone 4-point inspection in Florida typically costs $135 to $200. The price depends on home size and complexity. When you book a TruView full home inspection, the 4-point is included at no additional charge — the same inspector completes both reports in a single visit.
Guaranteed acceptance by every Florida insurance carrier. TruView's 4-point reports use the standardized Citizens Insurance format that every private Florida carrier accepts. Same-day delivery means your agent has the documentation in hand before the end of the day.
How to Prepare for the Visit
A few simple steps make the inspection go faster and produce a cleaner report:
- Have the electrical panel accessible. Move stored items away from the panel cover.
- Provide the roof installation date if you have it — permits, prior insurance documents, or HOA records all work.
- Make sure the attic access hatch is reachable. The inspector needs to see roof framing and electrical runs.
- Locate water heater documentation. Model and serial number on the unit confirm age.
The Bottom Line
A 4-point inspection is a non-negotiable step in insuring most older Florida homes. The good news is that it is fast, affordable, and TruView can complete it as part of your full home inspection at no extra cost. If you are approaching a Florida closing on a home 25 years or older, scheduling the 4-point before contract contingencies expire is one of the smartest things you can do.
Ready to book? Schedule online or call your regional TruView office for same-week availability across all five Florida regions.