4 Point Inspection
A 4-Point Inspection in Florida is a specific type of home inspection required by many insurance companies, particularly for homes that are 40 years or older (sometimes 30 years).1 It focuses specifically on the condition and age of four critical systems in the home.2
The inspection is designed to assess the risk of issuing a homeowner's insurance policy. If any of the four systems are found to be in poor condition, damaged, or at the end of their useful life, the insurance company may deny coverage or require repairs.3
🏠 The Four Key Areas Inspected
The inspector documents the material, age, condition, and remaining useful life for each of the following four points:
1. Roof Covering
Focus: The age and condition of the roof's covering (shingles, tile, metal, etc.).4
What Inspectors Look For: Leaks, missing components, excessive wear, damaged flashings, and the remaining useful life of the material. A roof near or past its expected life (often 20 years for shingles) can be a reason for denial.
2. Electrical System
Focus: The electrical panel, wiring type, and overall capacity.
What Inspectors Look For: The type of electrical panel (some brands like Federal Pacific or Zinsco are considered hazardous), the type of wiring (aluminum or Knob and Tube wiring are often red flags), and confirmation that the wiring is safe, functional, and properly connected.
3. Plumbing System
Focus: The water supply lines, drain lines, and water heater.
What Inspectors Look For: The material of the visible water supply pipes (e.g., Polybutylene or certain galvanized pipes can be problematic), signs of active leaks, and the make, model, and age of the water heater. The condition of drain lines is also briefly assessed.
4. HVAC (Heating, Ventilation, and Air Conditioning)
Focus: The age and condition of the air conditioning and heating units.5
What Inspectors Look For: Signs of proper operation, apparent leaks, the unit's age, and any visible damage.6 Like the roof, an HVAC unit that is too old or showing signs of imminent failure can be a concern for the insurer.7
📝 Key Differences from a Full Home Inspection
It is important to note that a 4-Point Inspection is not a substitute for a comprehensive Full Home Inspection.
Feature4-Point InspectionFull Home InspectionPurposeRequired by insurance companies for underwriting and renewal.Recommended for buyers to assess the home's overall condition.ScopeLimited to four systems (Roof, Electrical, Plumbing, HVAC).Examines all major components (structure, foundation, drainage, appliances, windows, doors, etc.).DetailFocuses on age, condition, and risk of the four systems.Provides detailed descriptions of defects and maintenance recommendations.
You'll often need both a Full Home Inspection to negotiate repairs/price and a separate 4-Point Inspection to secure your homeowner's insurance policy.
A 4-Point Inspection in Florida is a specific type of home inspection required by many insurance companies, particularly for homes that are 40 years or older (sometimes 30 years).1 It focuses specifically on the condition and age of four critical systems in the home.2
The inspection is designed to assess the risk of issuing a homeowner's insurance policy. If any of the four systems are found to be in poor condition, damaged, or at the end of their useful life, the insurance company may deny coverage or require repairs.3
🏠 The Four Key Areas Inspected
The inspector documents the material, age, condition, and remaining useful life for each of the following four points:
1. Roof Covering
Focus: The age and condition of the roof's covering (shingles, tile, metal, etc.).4
What Inspectors Look For: Leaks, missing components, excessive wear, damaged flashings, and the remaining useful life of the material. A roof near or past its expected life (often 20 years for shingles) can be a reason for denial.
2. Electrical System
Focus: The electrical panel, wiring type, and overall capacity.
What Inspectors Look For: The type of electrical panel (some brands like Federal Pacific or Zinsco are considered hazardous), the type of wiring (aluminum or Knob and Tube wiring are often red flags), and confirmation that the wiring is safe, functional, and properly connected.
3. Plumbing System
Focus: The water supply lines, drain lines, and water heater.
What Inspectors Look For: The material of the visible water supply pipes (e.g., Polybutylene or certain galvanized pipes can be problematic), signs of active leaks, and the make, model, and age of the water heater. The condition of drain lines is also briefly assessed.
4. HVAC (Heating, Ventilation, and Air Conditioning)
Focus: The age and condition of the air conditioning and heating units.5
What Inspectors Look For: Signs of proper operation, apparent leaks, the unit's age, and any visible damage.6 Like the roof, an HVAC unit that is too old or showing signs of imminent failure can be a concern for the insurer.7
📝 Key Differences from a Full Home Inspection
It is important to note that a 4-Point Inspection is not a substitute for a comprehensive Full Home Inspection.
Feature4-Point InspectionFull Home InspectionPurposeRequired by insurance companies for underwriting and renewal.Recommended for buyers to assess the home's overall condition.ScopeLimited to four systems (Roof, Electrical, Plumbing, HVAC).Examines all major components (structure, foundation, drainage, appliances, windows, doors, etc.).DetailFocuses on age, condition, and risk of the four systems.Provides detailed descriptions of defects and maintenance recommendations.
You'll often need both a Full Home Inspection to negotiate repairs/price and a separate 4-Point Inspection to secure your homeowner's insurance policy.