If you are buying or insuring an older home in Florida, sooner or later someone will ask you for a four-point inspection. So, what is a 4 point inspection? It is a focused, insurance-driven review of the four systems most likely to cause big claims: the roof, the electrical system, the plumbing and the heating and air conditioning (HVAC). It is not a full home inspection, but it can decide whether an insurer will write or renew your policy. Our four-point inspection service covers homes across Palm Beach County, Broward County and other parts of Central and South Florida, with reports delivered within 24 hours.
Why Florida insurers ask for a four-point inspection
Insurance companies use the four-point report to check the age and condition of a home's major systems. Older homes are more likely to have worn roofs, outdated wiring or aging pipes, and those issues lead to fires, water damage and expensive claims.
Many insurers request a four-point on homes that are roughly 25 to 30 years old or older, though the exact cutoff depends on the insurer. Some also ask for one when a home changes hands, when a policy is renewed or when an underwriter spots something they want documented.
The inspection is usually completed on a standard form the insurer accepts, with photos of each system. The insurer then decides whether to bind coverage, ask for repairs or decline.
What does a 4 point inspection cover?
The short answer: four systems, documented with photos and notes on age, type and condition. Here is what the inspector looks at in each one.
Roof
- Roof covering type (shingle, tile, metal, flat or other)
- Approximate age and the date of the last full replacement, if known
- Estimated remaining useful life
- Visible damage such as missing or lifted shingles, cracked tiles, soft spots or exposed underlayment
- Signs of active leaks, including ceiling stains inside the home
Roof age and remaining life are often the biggest factors in whether a policy is written. You can learn more in our guide on what can fail a four-point inspection.
Electrical
- Main panel brand, type and amperage
- Breakers versus fuses
- Wiring type, such as copper, aluminum branch wiring or cloth-insulated wiring
- Double-tapped breakers, missing knockouts, scorching or other visible hazards
- General condition of the service and grounding
Certain panel brands are flagged by many insurers, so the inspector will photograph the panel label and the interior with the cover removed when it is safe to do so.
Plumbing
- Supply pipe material (copper, CPVC, PEX, galvanized or polybutylene)
- Drain pipe material where visible
- Water heater age, location and condition, including the temperature and pressure relief valve
- Active leaks under sinks, at fixtures and around the water heater
- Signs of past water damage
HVAC
- Type of system and approximate age
- Whether the system is operating at the time of inspection
- Visible condition of the air handler and condenser
- Signs of leaks, rust or poor maintenance
A simple 4 point inspection checklist for homeowners
You cannot control the age of your home, but you can make the inspection go smoothly. Use this 4 point inspection checklist before the inspector arrives:
- Clear access to the electrical panel, water heater, air handler and attic hatch
- Make sure all utilities are on, including water, power and gas if applicable
- Gather paperwork for roof, electrical, plumbing or HVAC replacements, especially permits and dates
- Fix obvious problems first, such as dripping valves or a missing panel cover
- Have someone available to unlock gates, garages and utility closets
Permit records and receipts help the inspector document update years accurately, which matters to underwriters.
What a four-point inspection does not cover
Because it is built for insurance, a four-point inspection is narrow. It does not include:
- Appliances, windows, doors or interior finishes
- Foundation and structural evaluation beyond what affects the four systems
- Wind-resistance features, which belong in a wind mitigation inspection
- Wood-destroying organisms, which are covered by a separate WDO or termite inspection
- Pools, sewer lines or septic systems
If you are buying a home, a four-point is not a substitute for a full residential home inspection. See our comparison of a home inspection vs. four-point inspection for details.
Pairing a four-point with a wind mitigation inspection
Many Florida homeowners schedule a four-point and a wind mitigation inspection on the same visit. The four-point helps you qualify for coverage, while the wind mitigation report helps identify features that may qualify for insurance discounts. Our insurance inspection options make it easy to book both together.
Frequently asked questions
How long does a four-point inspection take?
Most four-point inspections take well under two hours on site, depending on the size of the home and how easy it is to access the attic, panel and equipment. We deliver the report within 24 hours.
Who can perform a four-point inspection in Florida?
Insurers generally accept four-point reports from licensed Florida home inspectors and certain other licensed professionals, such as contractors. Check with your insurer if you are unsure which credentials they require.
How much does a four-point inspection cost?
Pricing depends on the home's size, age and whether you bundle other inspections. Visit our pricing page or request a quote for an exact number.
Book your four-point inspection
Affordable Home Inspection, Inc. has been a licensed and insured inspection company since 1987, serving Palm Beach and Broward counties. Learn more about our four-point inspection or schedule your inspection today and get your report within 24 hours.
