Buying or insuring an older Florida home? Here is what a 4-Point Inspection checks and the common items that can hold up coverage.
Key takeaways
- A 4-Point Inspection documents the roof, electrical, plumbing and HVAC systems for an insurance company.
- Insurers commonly request one for homes around 25 to 30 years old or older, but each company sets its own rules.
- Certain electrical panels, older wiring types and older plumbing materials are frequent red flags.
- Scheduling the 4-Point with your home inspection helps avoid delays before closing.
If you are buying or insuring an older home in Florida, there is a good chance your insurance agent will ask for a 4-Point Inspection. It is a short, focused report, but it can make or break your ability to get coverage, so it helps to know what to expect.
What the four points are
The inspection looks at the four systems insurers care most about because they are most likely to cause a claim:
- Roof: covering type, approximate age, remaining useful life and any visible damage or leaks.
- Electrical: service size, panel brand and condition, wiring type and any hazards.
- Plumbing: supply and drain materials, water heater age and location, and visible leaks.
- HVAC: system type, age, operation and general condition.
The results are recorded on a form, often a standard form such as the one used by Citizens Property Insurance, with photos of each system.
Which homes need one
There is no single state rule. Many insurers ask for a 4-Point on homes that are roughly 25 to 30 years old or older, and some ask at renewal as well as for new policies. If you are unsure, ask your agent early so the inspection can be scheduled before your insurance deadline.
Common items that cause problems
A 4-Point is not a pass or fail test, but some findings can lead an insurer to decline coverage or require repairs first:
- Electrical panels from certain brands that insurers consider higher risk, such as Federal Pacific Stab-Lok and Zinsco
- Fuse panels, aluminum branch wiring and cloth wrapped or knob and tube wiring
- Polybutylene supply piping
- Water heaters that are very old or show leaks or corrosion
- Roofs near the end of their life, or roofs with active leaks
- Double tapped breakers, missing covers and other visible hazards
4-Point versus a full home inspection
A 4-Point is written for the insurance company, not for you as a buyer. It does not look at the interior, structure, windows, appliances or many other items. If you are purchasing the home, you still want a full home inspection. The good news is that both can be done in the same visit.
How to avoid surprises
Ask the seller early for the age of the roof, water heater and AC system, and for any permits for past replacements. If something is likely to be flagged, you will have time to get a quote, negotiate a repair or talk with your agent about other carriers.
Frequently asked questions
How long does a 4-Point Inspection take?
Usually well under an hour on its own, and it is often completed during the same visit as a full home inspection.
Is a 4-Point the same as a home inspection?
No. A 4-Point is a limited report for insurance that covers only the roof, electrical, plumbing and HVAC. A home inspection is much broader and is written for the buyer.
How long is a 4-Point report valid?
It depends on the insurance company. Many accept a recent report from within the past year, but check with your agent.
