What Is a 4-Point Inspection in Florida? A Titusville Realtor’s Guide for Older Homes in Brevard County

The short answer: A 4-point inspection is a quick, focused inspection that Florida insurance companies often require before they'll insure an older home. It looks at just four things: the roof, the electrical system, the plumbing, and the heating and air conditioning (HVAC). Insurers use it to judge whether the home's major systems are in good enough shape to cover.

I'm Doug Kunz, a veteran and a Realtor with In the Home Zone Realty in Titusville. The 4-point inspection comes up often for Florida buyers and sellers, and it can make or break your ability to get insurance, so here's what you need to know in plain English.

What does a 4-point inspection check?

The inspector takes photos of each system and fills out a standard form, often the Citizens Property Insurance form, which many Florida insurers accept. The inspection itself usually takes well under an hour.

Who needs a 4-point inspection in Florida?

It's usually required for older homes, often those around 25 to 30 years old or more, though each insurance company sets its own rules, and some ask for one on newer homes too. You'll typically need one when you're buying an older home and getting a new insurance policy, switching insurance companies, or renewing a policy your insurer has flagged for review.

How much does it cost?

In Florida, a 4-point inspection typically runs about $100 to $200, depending on the inspector and the home. Many inspectors offer a discount if you bundle it with a wind mitigation inspection or a full home inspection.

How long is it good for?

Most insurers accept a 4-point inspection for about one year, but check with your insurance agent, since some carriers want a more recent report.

Is a 4-point inspection the same as a home inspection?

No, and this is important for buyers. A 4-point inspection is for the insurance company. It only covers four systems and doesn't look at things like the foundation, windows, appliances, or attic. A full home inspection is for you, and it's much more thorough. If you're buying a home, I always recommend getting a full home inspection, then adding the 4-point if your insurer needs it.

How is it different from a wind mitigation inspection?

A wind mitigation inspection looks at features that help your home stand up to hurricanes, like how the roof is attached, the roof shape, and whether your windows and doors have storm protection. The good news is that a wind mitigation report can often lower your insurance premium, so it's worth getting both at the same time.

What are common red flags that can cause problems with insurance?

Some findings can lead an insurer to raise your premium, require repairs, or decline coverage. Common ones include:

• Roof: an older roof with little useful life left, or visible damage or leaks.
• Electrical: certain older panel brands like Federal Pacific or Zinsco, fuse boxes, aluminum branch wiring, or old cloth-wrapped wiring.
• Plumbing: polybutylene pipes (often gray plastic), older galvanized pipes, or an aging, leaking water heater.
• HVAC: a system that isn't working or is in poor condition.

A quick note on roofs: Florida law says that for a roof at least 15 years old, an insurer must let the homeowner get a roof inspection, and if it shows at least 5 years of useful life left, the insurer can't refuse coverage based on roof age alone. Ask your insurance agent how this applies to you.

How can I prepare for a 4-point inspection?

• Gather the dates of any updates, like a new roof, A/C, water heater, re-plumbing, or electrical panel, along with permits or receipts if you have them.
• Make sure the inspector can reach the electrical panel, water heater, A/C unit, and attic access.
• Fix small, obvious issues ahead of time, like a dripping pipe or a missing panel cover.
• If you're selling, consider getting a 4-point done before you list. It can head off surprises and give buyers confidence that the home is insurable.

4-point inspection FAQ

Who can do a 4-point inspection in Florida? It's typically done by a licensed home inspector, though licensed contractors and certain other professionals can also complete the form. Check with your insurer about who they accept.

Who pays for it, the buyer or the seller? Usually the buyer, since it's needed for the buyer's insurance policy. But it's negotiable, and some sellers order one ahead of time.

Can a home fail a 4-point inspection? There's no official pass or fail. The inspector simply reports what they find, and the insurance company decides whether to insure the home, raise the rate, or ask for repairs first.

What if the inspection turns up a problem? You may be able to repair or replace the item and get an updated report. If you're buying, your Realtor can help you negotiate repairs or a credit with the seller.

Do newer homes need a 4-point inspection? Often not, but it depends on the insurance company. A wind mitigation inspection is still worth getting on a newer home, since it may lower your premium.

About the author

Doug Kunz is a veteran and a Realtor with In the Home Zone Realty, serving Titusville, Merritt Island, Mims, Port St. John, and all of Brevard County on Florida's Space Coast. Whether you're buying an older home or getting ready to sell, Doug can connect you with trusted local inspectors and insurance agents. Call or text Doug anytime, 7 days a week.

This article is for general information only. Insurance requirements vary by company and can change, so always confirm the details with your insurance agent.