What does a four point inspection check?
As the name says, it looks at four systems:
- Roof: its age, type and condition, and any signs of leaks or damage.
- Electrical: the panel, the type of wiring and any hazards. Some older wiring and certain panel brands are red flags for insurers.
- Plumbing: the type of pipes, the water heater and any leaks.
- Heating and air conditioning: the age and condition of the system.
The inspector reports the age, type and condition of each system, usually with photos. It typically takes less than an hour.
When do insurers require one?
Insurers usually ask for a four point inspection on older homes, though the age cutoff varies by company. Citizens Property Insurance requires one for homes more than 20 years old. Some private insurers ask for it on homes that are newer than that, so it’s worth checking with your agent before you apply or buy.
Can an insurer turn down my home because of the roof?
It can in some cases, but Florida law limits it:
- If your roof is less than 15 years old, an insurer can’t refuse to write or renew your policy just because of the roof’s age.
- If your roof is 15 years or older, the insurer has to let you get a roof inspection, at your own cost, before requiring a new roof. If the inspection shows at least 5 years of useful life left, the insurer can’t refuse you just because of the roof’s age.
Citizens has its own roof rules too: shingle roofs over 25 years old and tile or metal roofs over 50 years old need an inspection showing at least five years of remaining life.
How do I get my home ready?
- Fix any active leaks and replace damaged roofing before the inspection.
- Have an electrician look at an old or crowded electrical panel.
- Replace a water heater that is past its useful life or leaking.
- Keep receipts and permits for any updates, so the inspector can record the correct ages.
Serious problems usually need to be fixed before an insurer will write the policy, so it’s better to find them early.
How is it different from a wind mitigation inspection?
A four point inspection decides whether a home can be insured. A wind mitigation inspection can lower your premium by documenting features that protect the home from hurricane winds. Many inspectors do both at the same visit.
How Marshall Insurance Group can help
Send us your four point report and we’ll tell you which carriers are likely to insure the home. Because we’re an independent agency, we can shop companies with different rules for older homes, instead of being stuck with one insurer’s cutoff.
Common questions
Is a four point inspection required in Florida?
Florida law doesn't require one, but most insurers ask for it before insuring an older home, and Citizens requires one for homes more than 20 years old. Some private insurers ask for one on newer homes too, so check with your agent before you apply for coverage or buy a home.
What happens if my home fails a four point inspection?
There's no official pass or fail, but an insurer can decline the home until problems are fixed. Serious hazards like active roof leaks, an outdated electrical panel or a leaking water heater usually have to be repaired first. Because each carrier has its own rules, a home one insurer declines may be accepted by another, so an independent agent can help.
Who can do a four point inspection?
A Florida licensed inspector, such as a licensed home inspector. The report records the age, type and condition of each system, usually with photos, and the visit typically takes less than an hour. Insurers can reject a report if the inspector's license can't be verified, so confirm it before you book.
Is a four point inspection the same as a home inspection?
No. A full home inspection looks at the whole house for a buyer. A four point inspection is shorter and covers only the roof, electrical, plumbing, and heating and cooling, the systems insurers care about most. If you're buying an older home, scheduling both early helps you avoid surprises before closing.
Can I do a four point and wind mitigation inspection at the same time?
Yes. Many inspectors offer both at the same visit. The four point inspection decides whether a home can be insured, and the wind mitigation inspection can lower the premium, so having both reports lets your agent shop more carriers for a better price.