August 18, 2026
If you're buying or insuring a home in Florida, your insurance carrier will often ask for a 4-point inspection before binding coverage — especially on older homes. The form gives the underwriter a snapshot of four key systems and flags anything that raises a red flag for claims.
A 4-point inspection is separate from a full buyer's home inspection. It's shorter, focused, and built to satisfy an insurance requirement. Here's exactly what carriers look at in each system, and what tends to trigger a decline or a requirement to repair before closing.
Why insurers require a 4-point inspection
Florida carriers use the 4-point to assess the risk of the four systems most likely to cause expensive claims: roof, HVAC, electrical, and plumbing. On homes that are older — commonly around 20–30 years — the carrier wants documented confirmation that these systems are functional and not at the end of their service life.
The inspection produces a standardized form with photos and the inspector's assessment of each system's age and condition. The underwriter reviews that form and decides whether to bind, bind with conditions, or decline.
Roof — the most common decline trigger
The roof is the single most common reason a 4-point leads to a coverage issue in Florida. Carriers want to see a roof with remaining useful life — generally at least 3–5 years — and no active leaks or significant deterioration.
If the roof is at or past its expected lifespan, has visible patching or missing shingles, or shows signs of active leakage, the carrier will often require repair or full replacement before issuing or renewing a policy. Roof age is a number underwriters look at closely, so knowing the install date and material matters.
HVAC — age and function
The carrier wants the air conditioning system to be functional and within its reasonable service life. In Florida, a typical central AC system's expected life is roughly 10–15 years; systems approaching or beyond that range draw scrutiny.
Visible rust, a system that won't start during the inspection, condensate drainage problems, or an outdoor unit that's clearly past its prime can all prompt a condition or decline. A system that's older but well-maintained and cooling properly usually passes, but each carrier sets its own threshold.
Electrical — panel and wiring type
The inspector documents the panel type, wiring material, and overall condition. Certain electrical configurations carry higher fire risk and are well-known decline triggers: aluminum branch wiring (common in some 1960s–70s homes), certain recalled or problematic panel brands, and ungrounded two-prong wiring without grounding upgrades.
A modern, grounded system with a circuit breaker panel in good condition generally passes without issue. The carrier is looking for evidence that the electrical system is safe and not a known fire hazard.
Plumbing — supply lines and water heaters
Plumbing assessment focuses on the water supply lines, drain lines, and water heater. Polybutylene supply piping — used in some homes built from the late 1970s into the mid-1990s — is a frequent decline trigger because of its history of failure.
A water heater that's leaking, visibly corroded, or well past its typical 10–12 year life can also be flagged. Functional, modern plumbing with copper or PEX supply lines and an in-date water heater usually clears this point without issue.
What happens if something fails a point
A failed point doesn't always mean an outright decline. Depending on the carrier and the system, the underwriter may bind coverage with a condition — for example, requiring a roof replacement or a plumbing repair within a set window. In other cases, the carrier declines and you shop for a different insurer that accepts the home's current condition.
If you're under contract, a flagged 4-point gives you leverage and clarity: you know what a carrier sees as a risk before you close, so you can negotiate repairs, re-evaluate the deal, or budget for the work.
Schedule a 4-point with your full inspection
Most Tampa Bay buyers bundle the 4-point and a wind mitigation inspection with the full home inspection so everything is ready for their insurer at once. We complete all three in the same visit and provide the standardized forms with photos.
Call 727-291-3322 to schedule — we'll confirm what your carrier needs and get the forms to you and your agent quickly, typically within 24–48 hours.
Ready to schedule your inspection?
Call us with the property address and we'll give you a clear price before you book. No upsell, no pressure.