4-Point Inspection Reports In Florida
Your insurer wants to know the condition of the four main systems in your home before they'll write the policy. Better you find out first.
A 4-point inspection documents the roof, electrical, plumbing, and HVAC for underwriting. It's usually the last thing standing between you and a bound policy and it takes about an hour. From $125 - same-day report.
Why your insurer is asking for this
Why your insurer is asking for this
Most Florida carriers require a 4-point before they'll write or renew coverage on an older home — generally 30 years and up, though some ask at 20 or 25. It isn't a home inspection and it isn't about your house being nice. It's a narrow underwriting document covering the four systems that generate the most expensive claims.
Unlike a wind mitigation report, there's no single state form. Requirements vary by carrier, and what one company accepts another will reject. That matters more than most people realize, because a 4-point that comes back with the wrong thing flagged, or without the photo documentation the underwriter wanted, means a delay you didn't budget for — or a policy that doesn't get written at all.
If you're buying, this usually needs to happen inside your inspection period. If you're a current owner whose carrier just asked for one at renewal, you're on their clock. Either way, the useful version of this service is knowing what the underwriter is going to see before they see it, while you still have room to do something about it.
The Four Systems
Each one gets documented with photos, condition notes, and age where it can be determined.
The four systems
Each one gets documented with photos, condition notes, and age where it can be determined.
1. The Roof System - Covering type, visible condition, and signs of leaks, and estimated remaining useful life. Carriers generally want to see several years left; a shingle roof past fifteen or twenty is where policies start getting declined. Permit history matters here too.
2. The Electrical System - Panel brand and amperage, wiring type, and any hazards. This is where Jacksonville's older stock gets caught — Federal Pacific Stab-Lok, Zinsco, and Challenger panels are routine declines, as is aluminum branch wiring in homes built between roughly 1965 and 1973. Fuse boxes, double-tapped breakers, and open grounds all get noted.
3. The Plumbing System - Supply and drain line materials, water heater age, and any active leaks. Polybutylene supply lines from the late 70s through the mid-90s are a common decline. So is cast iron drain piping, which is everywhere in Riverside, Avondale, Springfield, and Murray Hill and can be a genuine concern once it's past fifty years.
4. The HVAC System - System type, age, and condition. Units past fifteen years draw scrutiny, and visible leaks or non-functioning equipment can hold up a policy.
Pricing
What it costs: $125 for most single-family homes
Pricing
What it costs: $125 for most single-family homes
Getting a Wind Mitigation at the same time? They're commonly needed together for the same policy - I'll do both in one visit - and you get a discount!
Service Area
FAQ
Nothing "fails" — a 4-point reports conditions, it doesn't issue a verdict. The carrier decides what they'll accept. That said, I'll tell you honestly which findings tend to cause problems, so you're not blindsided when the underwriter comes back.
Usually not. Carriers typically start asking around thirty years, though some are stricter. If your agent asked for one, you need one — it's their requirement, not the state's.
No, and this is the most common misunderstanding. A 4-point looks at four systems for insurance purposes only. It doesn't cover structure, appliances, windows, doors, drainage, or anything else. If you're buying, you want a full home inspection too — they answer completely different questions.
It varies by carrier, commonly one to five years. Your agent can tell you what yours requires. Many carriers want a fresh one at each renewal for older homes.
Not necessarily, but to be realistic: most carriers will require replacement or remediation before they'll bind. Better to know that now than three days before closing. Same goes for polybutylene piping, aluminium branch wiring, and cast iron drain pipes.
Yes, and most insurance clients need both. One visit, one trip charge.
Service Area
Where I work:
Duval, St. Johns, Clay, Nassau, and Flagler counties. Jacksonville, Jacksonville Beach, Ponte Vedra, St. Augustine, Orange Park, Fernandina Beach, Palm Coast, and everywhere between!