Licensed Florida real estate brokerage
What is a four point inspection and when will an insurer require one?
A straight answer from a licensed Florida real estate brokerage — then what you can check yourself and when to bring in a licensed professional. Free consultation: (888) 440-3766.
A four-point inspection is a limited inspection by a licensed inspector that documents the condition of four systems: the roof, electrical, plumbing and HVAC. Florida insurers commonly ask for one on older homes before they will offer or renew coverage.
Whether yours is required depends on the insurer, the home's age and the condition of those systems. Roof age and condition are frequently the deciding factor in whether coverage is offered at all. Your insurance agent can tell you what a specific insurer wants for a specific address.
Why it comes up in Florida
Florida's climate is hard on houses. Hurricanes, heavy rain, humidity, salt air near the coast and long cooling seasons all wear on roofs and HVAC systems. Electrical and plumbing problems in older homes can also lead to losses. A four-point report gives the insurer a snapshot of those systems so it can decide whether to cover the home.
It is not the same as a general home inspection, and it is not a wind mitigation inspection. A wind mitigation inspection documents features such as roof-to-wall connections and impact-rated openings. It is recorded on the uniform mitigation form OIR-B1-1802, completed by a licensed inspector, and it can support premium credits under s. 627.0629, F.S. A four-point report helps an insurer decide whether to offer coverage, while the mitigation form can lower the premium once coverage is offered. Many buyers end up ordering both.
Housing stock matters too. Florida has mid-century homes, 1970s–1980s boom-era buildings, 1990s–2000s suburban development and newer construction built under the post-2002 Florida Building Code. Older homes are the ones insurers most often ask about, while newer construction often has different insurance and wind-resistance characteristics. Each insurer sets its own rules, so confirm with your agent.
What you can check yourself
Look up the year built
The county property appraiser's website usually lists a home's year built. Compare it with what your insurance agent says triggers an inspection request.
Ask your insurance agent early
Ask which insurers will quote the address, whether they want a four-point report, and whether they want a wind mitigation form. Do this before you are far into the contract.
Ask the seller for existing reports
A seller may already have a recent four-point or wind mitigation report. Ask for it, along with roof records and any work done on the electrical, plumbing or HVAC systems. An insurer may still want its own current report.
Review the inspection terms in the contract
The purchase contract controls inspection periods, who orders and pays for reports, and what happens if the findings are a problem. For legal questions, ask a Florida real-estate attorney.
Plan for binding before closing
Relocating owners should expect to bind insurance before closing. If a lender is involved, it will want proof of coverage, and flood coverage may be required separately.
When to bring in a licensed professional
If you are under contract and the insurer has asked for a four-point report, the contract's inspection period and insurance terms become important quickly. Talk to a licensed real-estate professional before you sign or extend anything. If a report flags a roof or system that an insurer will not accept, you will want to know your options under the contract.
Call us at (888) 440-3766 for a free consultation, with no obligation. A licensed real-estate professional, either Premier Real Estate Group Inc or a licensed agent we refer you to, will contact you by phone or email. We are a brokerage, not a law firm, so contract disputes go to a Florida real-estate attorney. Coverage decisions come from the insurer. For market-of-last-resort questions, contact Citizens Property Insurance Corporation or the Florida Office of Insurance Regulation.
Premier Real Estate Group Inc is a licensed Florida real estate brokerage (broker license BK3314523). Verify at Florida DBPR.
What a licensed real-estate professional will do
- Flag insurance questions before you commitWe help you work out what to ask your insurance agent about a home's age, roof and systems while you compare homes, including by video tour or remote showing.
- Review the contract timeline with youWe walk through inspection periods, insurance binding and association approval steps so the dates in your contract line up.
- Help you read the findingsWhen reports come back, we help you weigh them against the contract and your options, such as asking the seller for repairs or reconsidering the purchase.
- Cover the rest of the Florida checklistWe point you to flood zone checks, condo milestone and reserve study reports, and the homestead exemption filing with the county property appraiser after closing.
Related questions
- Is a four-point inspection the same as a home inspection?
- No. A general home inspection looks at the whole house, while a four-point report covers only the roof, electrical, plumbing and HVAC. Many buyers order a general inspection as well, since it covers items the four-point report does not.
- Is a four-point inspection the same as a wind mitigation inspection?
- No. A wind mitigation inspection documents storm-resistant features on form OIR-B1-1802 and can support premium credits. A four-point report documents the condition of four systems for underwriting.
- Who pays for the four-point inspection?
- It depends on the purchase contract and what the parties negotiate. The inspector's fee varies, so ask the inspector for a quote.
- What if the report shows a problem with the roof or another system?
- The insurer may require repairs or replacement, or may decline coverage. Your options depend on your contract, so review them with your agent and, if needed, a Florida real-estate attorney.
- Will newer homes need a four-point inspection?
- Insurers commonly ask for it on older homes, and newer construction often has different insurance characteristics. The insurer makes the decision, so confirm with your insurance agent.
Keep reading
Tell us about your move
Where you're headed, when, and whether you'll buy or rent. A licensed real-estate professional will contact you.
Licensed brokerage
Premier Real Estate Group Inc
Broker of record Maxim Bohadana, Florida broker license BK3314523
(888) 440-3766