Everything You Need to Know About 4 Point Inspections

Everything You Need to Know About 4 Point Inspections

When you buy a home or condo in Florida, you need to get a 4 point inspection before you can get homeowners insurance.

Most insurance companies ask for a 4 point inspection for homes that are older than 40 years or rental properties that are older than 30 years.  You can get an insurance quote without a 4 point inspection but you can’t get the policy until you get the inspection done and pass.


A 4 Point Inspection focuses on these four main areas in a home:

  • HVAC
  • Electrical
  • Plumbing
  • Roof

When the inspector is looking over these areas, there are two specific things the inspector is looking for:

1. Condition.

Is it new, used, or in decently good shape? Have there been repairs made? If so, are there any issues with the repairs? Are there any damages or deficiencies?

2. Age.

If you’re buying an older home, there’s a chance that the age of one system  may be too old for insurance restrictions, even if it’s in good condition.


Common issues found with each area of a 4 Point Inspection:



More often than not, the issue with a roof is the shingles. They are the most exposed element and they get worn out quicker than the rest of the roof. Common issues include warped shingles and missing shingles.

Another roof problem is water pooling. This can quickly cause damage to the roof and leaks into the interior, leading to even more damage. Sometimes the solution may be as simple as clearing out the gutters. 

Electrical System

Common electrical issues depend on when the house was built due to which systems were being used in that time period. An experienced home inspector will usually have an idea of what issues to expect based on the era the home was built. Homes built in the 60s and 70s often have inferior wiring. Homes built in the 80s frequently have unsafe electrical panels

Newer homes have issues too. It’s not uncommon to find blown fuses, exposed wiring, and over-fusing. Over-fusing happens when a breaker is too big for its circuit. This can be a fire hazard because the wires get too hot and catch fire before the breaker trips.


The most common HVAC issues are where each unit is within the house. The age is also an important factor in the inspection, but location is usually the primary issue. An AC unit in the attic with condensate water filling up the pan can be a huge problem.


Leaks are primarily the most common issue with plumbing in a 4 Point Inspection. Because your pipes are often out of sight, you may not notice when they start to leak. Another common issue is an aging hot water heater.


If the 4 Point Inspection shows that your home has serious issues, you may be declined homeowners insurance. This is why it’s very important to get a 4 Point Inspection before you purchase a home. It is also good to get a quote prior to buying a home (especially an older home) to make sure the insurance is affordable.


Contact us today to schedule your 4 Point Inspection