The Florida 4-Point Inspection Guide for Realtors
Insurers ask for a 4-point inspection before they cover an older Florida home. See what the inspector checks, what fails a report and how to fix it before closing week.
What does a 4-point inspection check in Florida?
A Florida 4-point inspection checks the roof, electrical system, plumbing and heating and air conditioning (HVAC) of an older home. A Florida-licensed inspector records each system's age, type and condition with photos, and the insurance company uses the report to decide if it will cover the home. Citizens requires one on homes more than 20 years old.
How Does a 4-Point Inspection Work in Florida?
A four point home inspection is short and focused. The inspector documents four systems, signs the form with a Florida license number and sends photos the underwriter can verify. It is not a full home inspection, so buyers still order their own.
What the Underwriter Needs to See in the Report
Required photos
- Every side of the home
- Every roof slope
- The open electrical panel and its label
- The water heater and its TPR valve
- Plumbing under the sinks and exposed valves
- Every hazard the inspector notes
Who can sign: a Florida-licensed general, residential or building contractor, a building code inspector or a home inspector. A licensed trade pro, such as an electrician, signs only the section for that trade.
Before it goes in: the insurance agent must review every 4-point report before submitting it with the application.
Roof, Electrical, Plumbing and HVAC Requirements
Roof
What the inspector records
Covering material, roof age, remaining useful life and the date of the last roof permit.
Red flags
Active leaks, curling, granule loss, missing or cracked shingles or tiles, soft decking.
Electrical
What the inspector records
Breakers or fuses, total amps and whether they meet current use, panel brand, panel age and wiring type.
Red flags
Federal Pacific (Stab-Lok) or Zinsco panels, fuse panels, single-strand aluminum wiring without a COPALUM or AlumiConn repair, cloth or knob-and-tube wiring.
Plumbing
What the inspector records
Pipe material, whether the home was re-piped and when, the water heater's age and TPR valve, and every fixture connection.
Red flags
Polybutylene pipes, active or past leaks, a water heater with no TPR valve.
HVAC
What the inspector records
Central air and central heat, system age, the last service date and a dated photo of the manufacturer's plate.
Red flags
A portable space heater as the main heat source, a leaking or blocked drain line or pan, a system that doesn't work.
Florida law, s. 627.7011: an insurer can't refuse or non-renew a policy only because the roof is under 15 years old. At 15 years or more, an inspection that shows 5 or more years of useful life stops a refusal based on roof age alone. Our guide to roof types and roof age rules explains the details.
How Realtors Keep Older-Home Closings on Schedule
Pre-screen at listing: ask the seller for the roof permit date, panel brand, pipe type and A/C age, plus any recent 4-point or wind mitigation report.
Order the inspections early: book the 4-point and the wind mitigation as soon as the contract is signed, so repairs fit inside the inspection period.
Fix red flags the right way: use a licensed contractor, pull the permit, keep the paid invoice and get an updated report the underwriter can accept.
Send the reports to your agent: deliver them before closing week, so the policy is bound and the lender has proof of insurance on time.
Roof Shape and Impact Windows That Earn Wind Credits
The 4-point decides if a home can be insured. The wind mitigation report (form OIR-B1-1802) documents the features that earn windstorm credits, stays valid for up to 5 years if the home doesn't change, and Florida law requires insurers to offer these wind mitigation discounts.
Hip roof: slopes on all four sides and counts as Hip when other shapes stay within 10% of the roof perimeter. Gable roofs and flat roofs on houses rate as Other.
Every opening counts: windows, glass doors, skylights, entry doors and garage doors. The weakest one sets the opening protection rating for the whole home.
Class A protection: impact windows or shutters in the Florida or Miami-Dade product approval system that meet the large-missile impact standard.
Keep the proof: product approval numbers, permits and invoices, so the inspector can give the home full credit.
Can American US Insurance review a 4-point report before closing?
Yes. Send the 4-point and wind mitigation reports to American US Insurance before your buyer's closing week. We flag any system that could stop the policy, compare multiple A-rated carriers that accept the home as it stands and help your buyer bind on time, so the closing date holds. The review and the quote are free.
Get A Free Florida Home Insurance Quote Before Closing
Working a listing in Miami or anywhere in Florida? Send the 4-point inspection with your buyer's details. We compare multiple A-rated carriers, find the ones that accept the home and help you keep the closing date.
Common Questions