What is a 4-point inspection in Florida?
A 4-point inspection in Florida is a focused review of a home's four major systems — roof, electrical, plumbing, and HVAC — that insurers use to decide whether to write or renew a homeowners policy. It isn't a state law; it's an insurance-company requirement, applied mostly to older homes, because those four systems are the ones most likely to fail and cause expensive claims. If you're buying an older Central Florida home or shopping for a new policy, there's a good chance a carrier will ask for one.
Key takeaways
- A 4-point inspection covers roof, electrical, plumbing, and HVAC — the four claim-prone systems.
- It's an insurer requirement, not a Florida law, most common on homes 30+ years old.
- Expect to pay about $75–$150, and a licensed inspector must perform it.
- It's different from a wind mitigation inspection, which earns premium discounts.
- A failing system can block coverage until it's repaired or replaced.
Table of contents
- What the four points are
- When insurers require one
- What it costs and who does it
- 4-point vs. wind mitigation
- What happens if your home fails
- How to prepare for a 4-point inspection
- Where to start
- FAQ
What the four points are
The "four points" are the four systems most likely to lead to a claim if they're worn out. The inspector documents the age, type, and condition of each:
| System | What the inspector checks |
|---|---|
| Roof | Age, material, condition, remaining life |
| Electrical | Panel type and age, wiring, hazards or recalled brands |
| Plumbing | Pipe material, water heater age, visible leaks |
| HVAC | Age, type, and whether the system is functioning |
Unlike a full home inspection — which a buyer orders to understand a property top to bottom — a 4-point is narrow and exists for the insurer. It answers one question: are these four systems sound enough that the company is comfortable insuring the home?
When insurers require one
Here's the part that surprises homeowners: there's no statewide rule mandating a 4-point inspection. It's a requirement individual insurers set as part of underwriting, and the trigger is usually the home's age. Most carriers require one on homes around 30 years and older, and many ask for one anywhere from 20 to 40 years depending on their guidelines. A home 40 years or older will almost certainly need one before a new carrier writes a policy.
Because Florida's property-insurance market has tightened, these requirements have become stricter and more common. If your home is older and you're switching carriers or buying, assume a 4-point may be part of the process. The Florida Department of Financial Services consumer site is the state's neutral resource on homeowners insurance questions.
What it costs and who does it
A 4-point inspection typically costs about $75–$150, and the homeowner pays for it. The exact price depends on your home's size and location and the inspector's rates. It's an inexpensive step relative to the policy it unlocks.
One requirement matters: it must be performed by a licensed inspector following Florida insurance guidelines — typically a licensed home inspector, contractor, architect, or engineer. Insurers won't accept a self-reported or DIY assessment; the whole point is an objective, professional opinion. When you book, confirm the inspector regularly does insurance 4-points so the report is formatted the way carriers expect.
4-point vs. wind mitigation
These two inspections get confused constantly, but they do opposite jobs. A 4-point inspection assesses condition — is the home insurable? A wind mitigation inspection documents wind-resistant features — and can lower your premium through state-mandated discounts. One is about getting coverage; the other is about paying less for it.
Many older Florida homeowners end up getting both: the 4-point to satisfy the carrier's underwriting, and the wind mitigation report to capture every discount they qualify for. They're separate reports with separate forms, often done in the same visit. If you're already paying for an inspector, it's usually worth asking about both.
What happens if your home fails
A 4-point doesn't "pass" or "fail" with a grade — but a flagged system can stop a policy cold. The most common dealbreakers are an old roof near the end of its Florida lifespan, an outdated or recalled electrical panel, aging plumbing like polybutylene or galvanized pipe, and an HVAC system past its service life. Any of these can lead to a declined or non-renewed policy.
The path forward is usually straightforward: repair or replace the flagged item, then re-inspect. If your roof is the problem, that may mean getting quotes from Orlando roofing companies; if it's the panel, a licensed electrician; if it's the water heater, planning a replacement. Fixing the item and re-documenting it typically clears the path to coverage.
How to prepare for a 4-point inspection
A little prep helps the inspection go smoothly. Gather any documentation on recent system replacements — a new roof, panel, water heater, or AC — since proof of age and updates supports the report. Make sure the inspector can access the electrical panel, water heater, AC air handler, and attic. Address any obvious active leaks beforehand, because visible water damage will be noted.
If you already know one of the four systems is aging, it's better to get ahead of it. Replacing a 20-year-old water heater or an end-of-life AC before the inspection is cheaper than scrambling after a carrier non-renews you. Treating these systems as planned maintenance rather than emergencies is the cheaper path in this market.
Where to start
Start by finding out whether your insurer requires a 4-point and how old each of your four systems is. If one is flagged, our directory can help you fix it: browse the roofing and HVAC categories and the Orlando city page, with more across the full directory. Get the inspection from a licensed inspector, ask about pairing it with a wind mitigation report, and address flagged systems before they cost you coverage.
FAQ
What is a 4-point inspection in Florida? A 4-point inspection reviews a home's four major systems — roof, electrical, plumbing, and HVAC — for condition and remaining life. Florida insurers use it to decide whether to write or renew a policy, mainly on older homes.
When does Florida require a 4-point inspection? It's an insurer requirement, not a state law. Most carriers require one on homes around 30 years and older, and many require it at 20–40 years depending on their guidelines. Older homes almost always need one for a new policy.
How much does a 4-point inspection cost in Florida? Usually about $75–$150, paid by the homeowner, depending on the home's size and location and the inspector's rates. It must be done by a licensed inspector; self-reported inspections aren't accepted.
What's the difference between a 4-point and a wind mitigation inspection? A 4-point checks the condition of four systems to assess insurability. A wind mitigation inspection documents wind-resistant features to earn premium discounts. They're separate reports and serve different purposes.
What happens if my home fails a 4-point inspection? A failing system — like an old roof or outdated panel — can mean a declined or non-renewed policy until it's repaired or replaced. Fixing the flagged item and re-inspecting usually clears the path to coverage.