What Does a 4-Point Inspection Cover in Florida?

What Is a 4-Point Inspection?

A 4-point inspection is a focused evaluation of four major systems in your home: the roof, electrical, plumbing, and HVAC. Unlike a full home inspection that examines every accessible component, a 4-point inspection zeroes in on the systems that insurance companies care about most — because these are the ones most likely to cause a claim.

In Florida, insurance carriers typically require a 4-point inspection for homes older than 20–25 years (some carriers set the threshold at 15 years). If your home falls into that range, you'll need one before you can get or renew a homeowners insurance policy.

The Four Systems: What Inspectors Evaluate

1. Roof

The roof is the single biggest factor in a Florida 4-point inspection. Insurers want to know:

• Age and material — Is it shingle, tile, metal, or flat? When was it last replaced?
• Current condition — Are there missing shingles, cracked tiles, or visible damage?
• Estimated remaining life — Most carriers won't insure a roof with fewer than 3–5 years of useful life remaining.
• Evidence of leaks or prior repairs — Patches and tarps are red flags.

In South Florida, where hurricanes and relentless UV exposure shorten roof lifespans, this section often determines whether you'll get coverage at all. A roof in good shape can also qualify you for lower premiums.

2. Electrical

Inspectors examine your electrical panel and wiring to identify hazards that increase fire risk:

• Panel brand and type — Certain older panels (Federal Pacific, Zinsco) are considered dangerous and may result in denial of coverage.
• Wiring material — Copper wiring is preferred. Aluminum wiring, common in 1960s and 1970s Florida homes, is a concern unless it's been properly remediated.
• Amperage — Most modern homes need at least 100-amp service; older 60-amp panels may be flagged.
• Overall condition — Double-tapped breakers, exposed wiring, and missing covers are all noted.

3. Plumbing

The plumbing section focuses on the supply and drain lines and the water heater:

• Pipe material — Copper and PEX are considered good. Polybutylene pipes (gray plastic, common in Florida homes built between 1978 and 1995) are a major issue — many insurers won't cover homes with polybutylene supply lines.
• Visible leaks or corrosion — Any active leaks or heavy corrosion will be documented.
• Water heater age and condition — Water heaters older than 12–15 years are often flagged. Inspectors check for proper installation, including the presence of a drain pan and TPR valve discharge pipe.

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

In South Florida, your AC is your lifeline. Inspectors check:

• System age — AC units typically last 10–15 years in our climate. Units nearing end-of-life may affect your insurance eligibility.
• Type of system — Central air, split systems, and window units are all documented.
• General condition — Is the unit operational? Are there signs of neglect like heavy rust or refrigerant leaks?
• Ductwork — Visible ductwork is checked for damage or disconnection.

Why Do Insurance Companies Require This?

Florida is the most expensive state in the country for homeowners insurance, and it's not hard to understand why. Between hurricanes, flooding, aging housing stock, and litigation costs, insurers face enormous risk here.

The 4-point inspection helps them assess whether your home's critical systems are maintained and functional — or whether they're likely to fail and generate a claim. A home with a 30-year-old roof, outdated electrical panel, and polybutylene plumbing is statistically more likely to have a loss event than a well-maintained property.

Think of it as the insurer's way of checking that the basics are covered before they agree to cover you.

What to Expect During the Inspection

A 4-point inspection is relatively quick — usually 30 to 60 minutes. The inspector will:

1. Visually examine each of the four systems
2. Take photographs documenting conditions
3. Note the age, type, and condition of each component
4. Complete a standardized form (most Florida insurers accept the Citizens or universal 4-point form)

You'll typically receive the completed report the same day or within 24 hours. Your insurance agent submits it directly to the carrier.

How to Prepare

• Make systems accessible — Clear any items blocking the electrical panel, water heater, or HVAC unit.
• Have maintenance records handy — If you've recently replaced your roof or upgraded your electrical panel, documentation helps.
• Fix minor issues first — A dripping faucet or a missing breaker cover is easy to address before the inspection.

4-Point vs. Full Home Inspection

A 4-point inspection is not a substitute for a full home inspection. It only covers four systems and is designed to satisfy insurance requirements. If you're buying a home, you should still get a comprehensive home inspection that evaluates the entire property — structure, exterior, interior, and all major systems.

That said, many homeowners in Miami-Dade and Broward need both: a full inspection for their own peace of mind and a 4-point for their insurance company.

The Bottom Line

A 4-point inspection is a straightforward process that keeps you insured and can highlight maintenance priorities for your home. If your home is older than 15–25 years, don't wait for your insurance renewal to find out you need one — schedule it early so you have time to address any issues that come up.