Ask Nanci
What is a 4-point inspection and do I need one?
Short Answer
A 4-point inspection reviews the four systems that matter most to insurers: the roof, the electrical system, the plumbing, and the HVAC. Insurance carriers in Florida often require one for older homes, commonly around 20 to 25 years, before they will issue a policy. It can surface age or safety issues that matter to your premium and your decision.
General information, not legal or financial advice.
What it covers
The inspection looks at the condition and remaining life of the roof, the electrical panel and wiring, the plumbing, and the heating and cooling system. It is narrower than a full home inspection, which also reviews structure, appliances, and the rest of the house.
Some carriers also ask for a roof certification on homes with roofs around 15 years or older, confirming the roof has enough life left to insure.
When it is required
Citizens Property Insurance, the state's insurer of last resort, has required 4-point inspections for homes around 20 years or older, and many private carriers request them for homes 25 years or older as well. The requirement varies by carrier, so part of the insurance conversation is simply asking what your carrier needs.
In practice, if you are buying an older South Florida home, plan for a 4-point inspection as a likely step before your policy is bound.
What to do with the results
If the inspection finds issues, a carrier may decline to quote, raise the premium, or ask for repairs before binding a policy. Sometimes the fix is small, like an outdated electrical panel or a plumbing leak, and sometimes it becomes part of your negotiation with the seller.
As a buyer, the inspection can be shared with the seller to negotiate repairs or a credit. As a seller, having one ready before listing makes your home easier to insure and more attractive to buyers.
How it fits with wind mitigation
A 4-point inspection is different from a wind mitigation inspection, which documents wind-resistant features like impact windows, roof-to-wall connections, and hurricane straps that earn premium discounts. Many buyers get both, since one may be required and the other saves money.
The two reports together give you a clear picture of what it will cost to insure the home and what upgrades would lower that cost.
How Nanci can assist
I can point you to the right inspectors and read what the reports mean for your offer, your budget, and your insurance. The goal is a home you can insure without drama and without surprise costs at closing.
When a report comes back with findings, we decide together whether to negotiate, adjust, or walk away, with your interests front and center.
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