What is a 4-point inspection?

1. What Does a 4-Point Inspection Cover?

The inspection focuses on four systems that can influence a home's insurability.

Roof

The inspector documents the roof's covering, age, visible condition and signs of damage or deterioration. Evidence of active leaks, previous leaks and the roof's expected remaining life may be important to the insurer.

In the Florida Keys, where homes face wind, rain and hurricane exposure, roof condition is particularly important.

Electrical system

The inspection reviews accessible electrical components, including the panel, wiring and visible safety concerns. Outdated or potentially hazardous electrical components may require further evaluation or correction.

Plumbing system

The inspector documents visible plumbing materials, the condition of accessible pipes, leaks and other concerns. The water heater's age and condition may also be recorded.

Heating, ventilation and air conditioning (HVAC)

The inspector evaluates the visible condition and operating status of the heating and cooling equipment, including its age and any apparent deficiencies.

The report generally includes photographs and information about each system's age, type and condition. The insurer uses this information to assess the property's eligibility under its own underwriting rules.

Source: Florida Department of Financial Services: Four-Point Inspection Guide

2. When Do You Need a 4-Point Inspection?

There is no single home-age threshold that applies to every Florida insurance company.

An insurer may request a 4-point inspection when you:

• Purchase an older home and arrange homeowners insurance.
• Apply for a new insurance policy.
• Change insurance companies.
• Renew a policy when updated documentation is required.
• Insure a property with aging or potentially problematic systems.

For example, Citizens Property Insurance Corporation requires a 4-point inspection for certain property-owner, dwelling and mobile-home applications involving properties more than 20 years old, subject to its applicable requirements.

Other insurers have different underwriting guidelines. Your insurance agent should confirm the requirements for your particular property and policy.

Sources: Florida Department of Financial Services and Citizens Property Insurance Corporation: Inspections.

3. Is a 4-Point Inspection Required by Florida Law?

A 4-point inspection is generally an insurance-company underwriting requirement rather than a universal legal requirement for every home purchase.

An insurer may require the report before agreeing to provide coverage. If you cannot provide the requested inspection or the report identifies unacceptable conditions, the insurer may decline to offer coverage or require further documentation or repairs.

This matters to buyers because a mortgage lender typically requires appropriate homeowners insurance. If the property cannot obtain acceptable coverage, the financing and closing process may be affected.

My advice: Contact your insurance agent early in the purchase process rather than waiting until the final days before closing to discover that an inspection or repair is needed.

4. How Much Does a 4-Point Inspection Cost in the Florida Keys?

A reasonable preliminary budget for a standalone 4-point inspection is approximately $75–$175, although actual prices vary by inspector, property size, location and inspection requirements.

This is a planning estimate, not a verified average for every Florida Keys community.

Before scheduling, ask whether the price includes the completed report, required photographs, travel charges and any additional documentation requested by the insurer.

If you're also arranging a full home inspection or wind mitigation inspection, ask whether the provider offers a combined package.

5. What Happens If the Inspection Finds Problems?

An unfavorable inspection report does not necessarily mean you cannot insure the home, but it may mean additional work is needed.

Common concerns include:

• A deteriorated roof or evidence of leaks
• Outdated or unsafe electrical components
• Plumbing leaks or problematic piping materials
• HVAC equipment that is damaged or not operating properly
• Other visible hazards affecting the insurer's risk assessment

Depending on the findings, the insurer may request repairs, documentation from a licensed contractor, a specialist's evaluation or a new inspection.

The exact requirements depend on the insurer. Some conditions may need to be corrected before coverage can be offered, while others may be addressed through additional documentation.

If you're buying a home, obtain repair estimates and confirm insurability before making decisions about the purchase. Your options will also depend on the terms and deadlines in your contract.

6. Is a 4-Point Inspection the Same as a Full Home Inspection?

No. They serve different purposes.

A 4-point inspection is not a substitute for a buyer's full home inspection. If you're purchasing a property, the full inspection can help identify other visible concerns involving the structure, windows, doors, drainage and interior components.

Neither inspection guarantees that all defects will be discovered.

7. Do You Also Need a Wind Mitigation Inspection?

Possibly. A wind mitigation inspection is different from a 4-point inspection.

A 4-point inspection documents the condition of four major systems for insurance underwriting. A wind mitigation inspection documents qualifying construction features that may reduce wind damage and could make the home eligible for insurance premium credits.

For a Florida Keys home, your insurer may request one or both reports.

A wind mitigation inspection may be particularly useful if the home has qualifying roof-to-wall connections, roof deck attachment features, impact-resistant windows or approved shutters.

Learn more: Florida Office of Insurance Regulation: Wind Mitigation Resources.

8. What Should Florida Keys Buyers Do Before Closing?

If you're buying an older home in the Florida Keys, consider these steps:

1. Contact an insurance agent early. Confirm whether the insurer requires a 4-point inspection, wind mitigation report, roof inspection or other documentation.
2. Arrange the inspection promptly. Use a qualified Florida inspection professional whose report meets the insurer's requirements.
3. Review any deficiencies. Obtain estimates and supporting documentation for repairs or specialist evaluations.
4. Confirm insurance eligibility. Ask the insurer whether the report is acceptable and whether any outstanding conditions must be addressed.
5. Coordinate with your purchase contract. Make sure inspection, insurance and financing deadlines are met.

This is particularly important for older coastal homes, where roof condition, corrosion, moisture exposure and aging systems may warrant closer attention.

A 4-point inspection gives an insurance company a snapshot of the condition of a home's roof, electrical, plumbing and HVAC systems.

If you're purchasing an older property in the Florida Keys, the inspection can be an important step toward obtaining homeowners insurance and avoiding last-minute surprises before closing.

Remember that the inspection itself does not approve or deny coverage. The insurance company makes that decision based on its underwriting requirements and the information provided.

My advice is to ask your insurance agent about inspection requirements as soon as you're considering a property. If repairs are needed, finding out early gives you more time to understand the costs and determine your options before closing.