The 4-point inspection is a Florida-specific insurance requirement — not a building code or state law. It exists because insurance carriers need to verify the condition of four high-risk systems before they'll agree to insure an older home. If you're buying a Florida home over about 25 years old, this inspection is nearly always part of the deal.
The four points
- Roof — age, material, remaining useful life, visible damage
- Electrical — panel brand and amperage, wiring type, code compliance, hazards
- Plumbing — pipe material, water heater age and condition, visible leaks
- HVAC — age of system, condition, remaining useful life
When you need a 4-point inspection
Age thresholds vary by carrier, and as of 2026 they've loosened somewhat:
- Citizens Property Insurance (the state-backed insurer of last resort): required at 20+ years according to Green Foot's carrier guide
- Strict admitted carriers (e.g., Heritage): required at 30+ years
- Standard admitted carriers (e.g., Universal, ASI): required at 40+ years
- Surplus lines / E&S carriers: may require at 25+ years or any age for hard-to-place risks
The Florida homeowners insurance market softened in 2026 for the first time in over a decade. According to Augustyniak Insurance, some carriers pushed their 4-point threshold to 25 or 30 years, and others now accept older roofs with limited water coverage or actual cash value (ACV) roof endorsements. See more market context in the Florida insurance chapter.
Cost and process
- Standalone cost: $75 – $175 (average $125 in 2026)
- Bundled with wind mitigation: $175 – $275 combined — see why you should bundle
- Duration: Under 1 hour on-site
- Report validity: Most carriers accept reports up to 12 months old
What causes a 4-point to fail
These findings will either prevent binding or force you into a higher-cost surplus lines policy:
- Roof: Shingle roof over 15 – 19 years old (some carriers cap at 12 years); active leaks; missing shingles
- Electrical: Federal Pacific Stab-Lok, Zinsco, Challenger, or Sylvania panels (fire hazards); knob-and-tube wiring; aluminum branch wiring; less than 100-amp service
- Plumbing: Polybutylene pipes (gray plastic — automatic decline); cast iron drain lines showing corrosion; galvanized supply pipes
- HVAC: Systems over 15 – 20 years old (varies by carrier); non-functional systems; missing units
Get the 4-point during your inspection period, not after closing. A failed 4-point after you're under contract means you either walk away or pay for major system upgrades before the insurer will bind coverage. And without insurance, your lender won't fund the loan. This kills more Florida deals than any other single issue. Learn more about the full inspection timeline for older Florida homes.
