What Is a 4-Point Inspection in Florida?

If you're buying a home in Florida that's more than 20–25 years old, there's a good chance your insurance carrier will require a 4-point inspection before they'll issue a homeowners policy. This is one of the most misunderstood documents in the Florida real estate transaction — and on the Emerald Coast, where older beach homes and condos are common, it comes up constantly.

Here's exactly what a 4-point inspection covers, why it matters, and what to do if the results create problems.

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What the "4 Points" Are

A 4-point inspection is a limited inspection that focuses on the four systems insurance carriers care most about from a risk standpoint:

1. Roof

• Roof covering material (shingles, metal, tile, built-up)
• Estimated age and remaining useful life
• Visible condition — damage, missing material, improper repairs
• Type of roof deck (plywood, OSB, or skip sheathing)

Insurance carriers are particularly concerned about roof age. Most carriers won't insure a home with a shingle roof over 20 years old, or a flat/built-up roof over 15 years old. If the roof is near end of life, you may need to negotiate a replacement before closing — or find a carrier willing to write the policy with a reduced settlement endorsement.

2. Electrical System

• Type of wiring (copper, aluminum, knob-and-tube)
• Panel brand and condition
• Amperage capacity
• Visible hazards

This is where older homes frequently fail. Insurance carriers have specific concerns about:

• Federal Pacific Electric (FPE) Stab-Lok panels — known fire hazard, most carriers won't insure
• Zinsco/Sylvania panels — similar concerns
• Aluminum branch circuit wiring — requires specific connectors; some carriers exclude or surcharge
• Knob-and-tube wiring — rarely seen in Florida but a hard stop for most carriers

If the home has any of these, budget for panel replacement ($2,500–$5,000+) before or shortly after closing.

3. Plumbing

• Supply line material (copper, CPVC, PVC, PEX, galvanized, polybutylene)
• Drain line material
• Water heater age and condition

Polybutylene pipe (gray plastic, common in homes built 1978–1995) is a major red flag. It's prone to failure and most carriers either won't insure homes with it or will surcharge heavily. Replacement typically runs $3,000–$8,000 depending on home size.

Galvanized steel supply lines in older homes are also flagged — they corrode from the inside out and reduce water pressure over time.

4. HVAC (Heating, Ventilation, and Air Conditioning)

• System age and condition
• Type of system (central air, mini-split, window units)
• Visible operational issues

Most carriers want to see a functional HVAC system. A unit over 15–20 years old may trigger a surcharge or require replacement. In Florida's climate, a failed HVAC system can also lead to mold growth quickly — which is why carriers pay attention.

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Who Performs a 4-Point Inspection?

A 4-point inspection must be performed by a Florida-licensed home inspector (HI license) or a licensed contractor in the relevant trade. The most common form used is the Citizens Insurance 4-Point Inspection Form, which is accepted by most carriers even if you're not insuring with Citizens.

The inspection typically takes 45 minutes to 1.5 hours and costs $75–$150, often bundled with a full home inspection or wind mitigation inspection.

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4-Point vs. Full Home Inspection: What's the Difference?

	4-Point Inspection	Full Home Inspection
Purpose	Insurance eligibility	Buyer due diligence
Scope	4 systems only	Entire home
Required by	Insurance carrier	Buyer's choice
Cost	$75–$150	$350–$600
Report format	Standardized form	Detailed narrative + photos

A 4-point inspection is not a substitute for a full home inspection. It only tells the insurance carrier whether they're willing to write a policy. A full home inspection tells you the condition of the entire property.

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When Is a 4-Point Inspection Required?

Most Florida insurance carriers require a 4-point inspection for homes that are:

• 20+ years old (some carriers require it at 15 years)
• Being insured for the first time with that carrier
• Changing ownership

In practice, on the Emerald Coast, you should expect to need a 4-point inspection for any home built before approximately 2005. Even newer homes may require one depending on the carrier.

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What Happens If the 4-Point Fails?

A "failed" 4-point doesn't mean the deal is dead — it means you have a negotiating point. Common outcomes:

• Seller replaces the roof before closing
• Seller provides a credit for the buyer to replace the roof or panel after closing
• Price reduction to account for the cost of remediation
• Buyer finds a specialty carrier willing to insure the home as-is (often at higher premium)
• Buyer cancels during the inspection period if the issues are too significant

As your buyer's agent, I help you understand what the 4-point findings mean for your insurance options and negotiate accordingly. An uninsurable home is a financing problem — most lenders require proof of insurance before closing.

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4-Point Inspections for Condos

Condos are a bit different. The building's master policy typically covers the structure, roof, and common areas. Your individual unit policy (HO-6) covers your interior and personal property. For condos, the 4-point inspection usually focuses on:

• The unit's electrical panel and wiring
• The unit's HVAC system
• The unit's plumbing fixtures and water heater

The roof and building structure are covered under the association's master policy — which is why reviewing the condo association's insurance is a separate but equally important step.

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The Bottom Line

A 4-point inspection is a short, focused document that answers one question: will an insurance carrier write a policy on this home? On the Emerald Coast, where older beach homes and condos are common, it's a routine part of the transaction — but the findings can have real financial consequences.

Order it early in your inspection period so you have time to negotiate if issues arise.

Buying a home on the Emerald Coast and have questions about the inspection process? Contact Kinsey Haddock — I'll help you navigate every step.