4-Point Inspection in Florida: What It Covers, Cost, and Why You Need It

If you own (or are about to buy) a home in Florida that's more than 15-20 years old, you've probably heard the term "4 point inspection florida" thrown around by your insurance agent. It's not optional paperwork: it's often the difference between getting a homeowners policy and getting dropped. Here's what it actually covers, what it costs, and what to do with the results.

What the 4 Systems Are

A 4-point inspection looks at exactly four systems in your home, not the whole house:

• Roof — age, material, condition, remaining useful life, and visible damage like missing shingles or active leaks.
• Electrical — panel type and age, wiring material, and known hazards like Federal Pacific or Zinsco panels and aluminum wiring.
• Plumbing — pipe material and age, with special attention to polybutylene pipe, which most Florida insurers refuse to cover outright.
• HVAC — age, condition, and whether the system still uses R-22 refrigerant, which is being phased out and gets flagged by underwriters.

Unlike a full home inspection, a 4-point inspector isn't grading cosmetic issues or testing every outlet. They're answering one question for the insurance company: is this system old or risky enough to deny coverage?

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

A standalone 4-point inspection in Florida typically runs $75-$150, depending on home size and county. That's meaningfully cheaper than a full home inspection because it only covers four systems instead of the entire property. Many inspectors will bundle a 4-point with a wind mitigation inspection for a combined fee, often $150-$250 for both, since an inspector is already on-site.

Miami-Dade, Broward, and Palm Beach pricing tends to land at the higher end of that range due to demand and the added scrutiny insurers apply in hurricane-exposed counties.

Who Requires It

Most Florida insurance carriers require a 4-point inspection before they'll write or renew a policy on a home older than 20-30 years, with the exact threshold varying by insurer. Some carriers, especially those covering high-risk South Florida properties, set the bar as low as 15 years for roofs specifically. If you're buying an older home or your existing policy is up for renewal, expect your insurer to ask for one.

What Happens If You Fail

A failed system on a 4-point doesn't always mean an automatic denial, but it usually means one of three outcomes:

1. The insurer requires repairs or replacement before binding or renewing the policy (most common for roofs and electrical panels).
2. The insurer offers coverage with exclusions on the failed system.
3. The insurer declines coverage entirely, forcing you to shop carriers or repair first.

If your 4-point flags a roof nearing the end of its insurable life, the next step is figuring out what a replacement actually costs in your neighborhood before you commit to a contractor's number. Our home inspection repair cost estimator turns a full inspection report into a prioritized, itemized repair plan with real South Florida pricing, so you know which findings are worth fixing now and which can wait.

Frequently Asked Questions

How long is a 4-point inspection valid in Florida?+

Most Florida insurers accept a 4-point inspection report for up to 1-2 years, though this varies by carrier. Some require a fresh inspection at every renewal once a home crosses their age threshold.

Can I do a 4-point inspection myself?+

No. Insurers require the inspection be performed by a licensed home inspector, contractor, engineer, or similar qualified professional using the carrier's required form.

Does a 4-point inspection check for mold or pests?+

No. A 4-point only evaluates the roof, electrical, plumbing, and HVAC systems for insurance underwriting purposes. Mold, pests, and structural issues require a separate full home inspection.

Is a 4-point inspection the same as a wind mitigation inspection?+

No, they're separate inspections with different purposes. A 4-point assesses whether four systems are insurable; a wind mitigation inspection documents hurricane-resistant features that can earn you a premium discount. Many homeowners get both done in the same visit. See our [wind mitigation inspection cost guide](/blog/wind-mitigation-inspection-cost-florida) for what it checks and how much it typically saves.

What if my roof fails the 4-point inspection?+

A failed roof usually means your insurer will require repair or replacement before binding or renewing coverage. Use a real repair cost estimate for your area before agreeing to a contractor's quote, since roof replacement costs vary widely by material and home size.

Turn Your Inspection Report Into a Repair Plan

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