The Complete Florida Home Insurance Inspections Guide
FACTS, COSTS & SAVINGS (UPDATED JAN 2026)
Based on OIR 2025 Rate Filings, Citizens Property Insurance Corp Manuals & FL Statute §627.0629
Your essential resource for understanding 4-point inspections, wind mitigation inspections, insurance requirements, and how to save thousands on your Florida homeowners insurance policy.
Quick Navigation
- What Is a 4-Point Inspection?
- What Is a Wind Mitigation Inspection?
- Why Florida Requires These Inspections
- How to Save Thousands on Insurance
- Inspection Costs in South Florida
- 4-Point vs Wind Mitigation: Full Comparison
- How to Prepare Your Home
- My Safe Florida Home Program
- South Florida Market Reality
- Common Misconceptions
- Frequently Asked Questions
Executive Summary: The State of Florida Insurance (2026)
Florida's insurance market has stabilized slightly entering 2026, but costs remain the highest in the nation. This guide replaces common myths with verified data from the Florida Office of Insurance Regulation (OIR) and Citizens Property Insurance Corporation.
The Golden Rule of Florida Insurance:
- 4-Point Inspection = Determines ELIGIBILITY (Can you get insurance?)
- Wind Mitigation = Determines PRICE (How much discount do you get?)
Florida homeowners face unique insurance challenges. Hurricane risk, aging properties, and a volatile market make insurance inspections critical—not just for coverage eligibility, but for genuine premium savings. This guide breaks down exactly what these inspections cost, what they actually deliver, and how to maximize your insurance value.
What Is a 4-Point Inspection?
A 4-point inspection is a limited, insurance-focused evaluation of the four systems most critical to your home's insurability. Unlike a comprehensive home inspection (which reviews 400+ elements), a 4-point takes 45 minutes to 1 hour and focuses only on these insurance-critical systems.
The Four Systems Evaluated
🏠 Roof Inspection
Evaluates roof condition, age, material, and remaining useful life. Identifies leaks, missing shingles, and structural issues.
⚡ Electrical System
Assesses electrical panel type, wiring condition, safety hazards, and code compliance. Identifies outdated panels that pose fire risks.
🔧 Plumbing System
Examines pipe materials, water heater condition, leaks, and water damage. Identifies problematic materials like polybutylene.
❄️ HVAC System
Evaluates heating and cooling system age, functionality, efficiency, and safety. Ensures systems are operational and safe.
Why Do Insurance Companies Require It?
Insurance carriers use 4-point inspections to determine risk level. In Florida:
- Required for homes 20+ years old (Citizens requirement)
- Required for homes 25+ years old (many private carriers)
- Optional for newer homes (but can help with rate negotiations)
The inspection answers a simple question: "Are this home's critical systems in safe, functional condition?"
❌ The "Citizens Fallback" Myth
Common Myth: "If I fail my 4-point, I'll just go with Citizens Insurance."
✅ FACT: Citizens Property Insurance Corporation (Citizens) REQUIRES a passing 4-Point inspection for homes over 20 years old.
If your home has a "failing" condition (e.g., active leaks, cloth wiring, or a roof with <3 years of life), Citizens will deny coverage. You will be left with two options:
- Pay for repairs out-of-pocket immediately.
- Seek a "Surplus Lines" policy, which offers minimal coverage for 2x-3x the price.
What Happens When You Pass vs. Fail?
PASS (Systems in Good Condition)
- ✓ Access to private insurance companies
- ✓ Competitive rates in the open market
- ✓ Ability to shop and compare multiple carriers
- ✓ Access to Citizens (if needed)
- ✓ Typical annual premium: $3,000-$4,500 (private) or $4,200-$5,500 (Citizens)
FAIL (Systems Deficient or Unsafe)
- ✗ Cannot obtain private insurance
- ✗ Citizens will also deny coverage (for homes 20+ years old)
- ✗ Forced into Surplus Lines market (last resort)
- ✗ Significantly higher rates: $9,000+ annually
- ✗ Must repair deficiencies before ANY coverage issued
The Real Financial Benefit of Passing a 4-Point
Here's what most homeowners don't realize: A 4-point inspection doesn't directly reduce your insurance premium. Instead, passing it gives you access to the standard insurance market (Citizens or Private), which charges significantly LESS than Surplus Lines.
Real Example:
- Old roof (failing 4-point) → Surplus Lines Policy = $9,000+/year
- New roof (passing 4-point) → Citizens Policy = $4,800/year
- New roof (passing 4-point) → Private Insurance = $5,800-$7,500/year
Annual Savings from Passing: $4,200-$5,000+ (vs. Surplus Lines)
That's why a $175 inspection that leads to a roof repair can save homeowners thousands annually.
What Is a Wind Mitigation Inspection?
A wind mitigation inspection (also called a "windstorm inspection") is a comprehensive evaluation of your home's ability to withstand high winds from hurricanes and tropical storms. Unlike a 4-point inspection, wind mitigation focuses specifically on hurricane-resistant features that can dramatically reduce your insurance costs.
⚠️ Important: Not Required, But Highly Recommended
While wind mitigation inspections are NOT legally required in Florida, insurance companies often require them to issue policies, and they're one of the fastest ways to reduce your annual insurance premiums—sometimes by 50-88% on the windstorm portion of your bill.
Key Features Evaluated in Wind Mitigation Inspections
- Roof Shape: Hip roofs (sloped on all sides) perform better in high winds and qualify for larger discounts than gable roofs
- Roof-to-Deck Attachment: How the roof sheathing is attached to the trusses (ring-shank nails vs. staples); stronger attachments earn bigger discounts
- Roof-to-Wall Connection: Hurricane straps or clips that connect the roof to walls prevent roof failure in extreme winds
- Window and Door Protection: Impact-resistant glass, hurricane shutters, and reinforced doors significantly reduce wind damage
- Exterior Wall Covering: Brick or concrete block homes score higher than wood siding
- Secondary Water Resistance: Sealants, caulking, and weather barriers that prevent water intrusion
- Opening Protection: Pool cages, garage doors, and covered porches
Wind Mitigation Inspection Form: OIR-B1-1802
Florida law requires that wind mitigation inspections use the official Form OIR-B1-1802, a standardized form developed by the Florida Department of Financial Services. This form documents:
- Specific wind-resistant features present in your home
- The year each feature was installed
- Photographic evidence of key features
- Inspector's certification and credentials
Insurance companies use this form to calculate the discounts you qualify for on your windstorm coverage. The better your home's features, the larger your discount.
What Gets Inspected?
Your inspector evaluates seven key wind-resistance features:
- Roof Age & Building Code Compliance - When was the roof installed? Does it meet current Florida Building Code? Newer roofs (post-2002, especially post-2012) receive the largest credits. Key Update: Check your roof permit year - permit after March 1, 2002 = significant FBC credits automatically.
- Roof Covering & Underlayment - Type of material (shingles, tile, metal, etc.), installation quality and adherence to code.
- Roof Deck Attachment - What type of nails secure shingles to the roof deck? Spacing patterns (tight spacing = better resistance). Note: If report shows "Toe Nails" (weakest), consider professional re-nailing upgrade.
- Roof-to-Wall Connections ⭐⭐ Best ROI Retrofit - Are hurricane straps or clips installed? Single wrap vs. double wrap (double = stronger). The Upgrade: Moving from "Toe Nails" (common in pre-2002 homes) to "Clips" or "Single Wraps". Cost: $1,200-$1,800 (single) or $3,000-$6,000 (double). Savings: 18%-25% discount (single) or 40%+ (double) on wind premium. Payback Period: 2-3 years (single) or 1-2 years (double).
- Roof Geometry (Shape) ⭐ High Value - Hip roof (slopes all 4 sides) vs. gable roof (slopes 2 sides). Hip roofs perform better in wind. Savings: 28%-32% discount on wind premium. Retrofit: Impossible/Prohibitively expensive. You either have it or you don't.
- Secondary Water Resistance (SWR) - Self-adhering membrane installed under roof covering. Savings: 5%-7% discount. Highly cost-effective when installed during roof replacement.
- Opening Protection ⭐ HIGHEST VALUE FEATURE - Impact-resistant windows and doors, storm shutters on all openings, reinforced garage doors. CRITICAL: Must protect ALL openings for full credit; partial protection = reduced credit. Savings: 30%-45% discount on wind premium. Note: Impact windows are expensive ($20k+). Storm shutters ($4k-$8k) offer the same insurance discount for a fraction of the price.
2026 Savings Calculator (Real World Data)
Based on a $5,000 Total Premium ($2,500 Wind Portion) in Broward/Miami-Dade.
Based on verified data from Citizens, Heritage, FedNat, OIR 2025 Rate Filings, and 50+ inspection companies across Florida.
⚠️ Important Note: You cannot save 88% on your total bill. The maximum realistic savings on a total policy is usually 20-30% of total premium.
What Most Florida Homeowners Actually Save
Based on the most common wind mitigation profiles (1-3 features):
- Typical Annual Savings: $300-$600
- Typical Discount: 10-25% of windstorm portion
- 5-Year Cumulative Savings: $1,500-$3,000
Wind Mitigation ROI Calculation
Important Limitations on Wind Mitigation Savings
1. Discounts Apply Only to Windstorm Portion of Premium
Your homeowners insurance has two main components:
- Base/All-Peril Coverage: Roof, structural damage, contents, liability, theft, fire
- Windstorm/Hurricane Coverage: Wind-specific damage
Wind mitigation credits apply ONLY to the windstorm portion, typically 30-50% of your total premium.
Example: Total Annual Premium: $5,000 | Windstorm Portion: $2,500 (50%) | 40% Discount on Windstorm: 40% × $2,500 = $1,000 | Total Premium After Discount: $4,000
2. Credits Expire (5 Years)
Wind mitigation discounts are valid for 5 years, then expire. You'll need a new inspection to renew credits. Set a reminder to re-inspect 4.5 years after your initial inspection.
Why Florida Requires These Inspections
Florida's insurance market is unique because of the state's exposure to hurricanes, tropical storms, and coastal weather. Here's why these inspections are so important:
4-Point Inspection Requirements
Florida's major insurance companies require 4-point inspections for homes 20-30+ years old because older homes often have:
- Aging roofs that are more prone to leaks and failure
- Outdated electrical systems that pose fire hazards
- Deteriorated plumbing at higher risk of leaks
- Aging HVAC systems that may fail
The inspection helps insurance companies assess the actual condition of these systems rather than making assumptions based on age alone. A home with a recently replaced roof and updated electrical panel might pass easily, while another home of the same age might require repairs.
Wind Mitigation in Florida's Hurricane Zone
Florida law actually requires insurance companies to offer wind mitigation discounts when homes have qualifying hurricane-resistant features. This is codified in the law because:
- Hurricane damage costs billions annually in Florida
- Homes with mitigation features suffer less damage, saving insurance companies money
- Lower insurance costs incentivize homeowners to strengthen their homes
- Stronger homes mean fewer claims, which stabilizes the insurance market
South Florida Specific Concerns
If you live in Miami-Dade, Broward, or Palm Beach County, insurance requirements are especially stringent because:
- These counties are in high-risk hurricane zones
- Coastal properties face salt-air corrosion issues
- High humidity and moisture damage are common
- Building codes in these counties are strict
- Insurance fraud and claims history drive stricter requirements
📍 Your Service Area: Miami-Dade, Broward & Palm Beach
Whether you're in Miami, Fort Lauderdale, West Palm Beach, Boca Raton, or any of the 27+ cities we serve, the same insurance requirements apply. We specialize in understanding the specific building challenges of each county.
How to Save Thousands on Insurance
Strategy #1: Get Your 4-Point Inspection Early
If your home is approaching the age where insurance companies require a 4-point inspection, don't wait until you have a problem. Get the inspection done when you know your systems are in decent condition. This gives you time to address any issues before they become deal-breakers.
- Contact your insurance agent and ask if your home requires a 4-point inspection
- Schedule the inspection at your earliest convenience
- Review the report and identify any recommended repairs
- Get estimates for repairs BEFORE your insurance company makes demands
- Complete repairs and submit the updated report to your insurer
Strategy #2: Maximize Wind Mitigation Discounts
Wind mitigation inspections are one of the highest ROI investments you can make for your insurance costs:
✓ Start Here: Get Your Wind Mitigation Inspection First
Before investing in expensive upgrades, get a comprehensive wind mitigation inspection. You might already have features that qualify for discounts that you didn't know about (attic ventilation, roof clips, etc.).
Strategy #3: Shop Your Insurance Annually
With your 4-point and wind mitigation reports in hand, shop around to different insurance companies. Different insurers weight these factors differently, meaning you could save significantly just by switching.
Strategy #4: Address Problematic Features
Certain features will get you denied or charged massive premiums:
- Polybutylene Plumbing: Often requires full replacement (expensive)
- Federal Pacific or Zinsco Electrical Panels: Fire hazard—must be replaced
- Roofs Over 20 Years Old: Typically need replacement or cause denial
- No HVAC System: Makes home uninsurable
If your home has any of these, getting them fixed IMMEDIATELY will either qualify you for insurance (if you didn't have it) or allow you to switch to better rates.
4-Point Inspection Cost in South Florida (2026)
2026 Market Pricing:
- Standalone Cost: $150 - $225
- Bundled Cost (with Wind Mitigation): $100 - $125
- Single Family Homes (Under 2,000 sq ft): $150-$200
- Condos: $125-$175
- Homes Over 2,000 sq ft: $200-$225
Average Standalone Cost: $175
Average Bundled Cost: $110
Source: 2025 Market Survey of Florida Inspection Companies
Common Reasons for 4-Point Failure
4-Point ROI Breakdown
Wind Mitigation Inspection Cost (2026)
- Standard Single Family: $95-$120
- Larger/Complex Properties: Up to $150-$300
- Industry Average: $110
Bundle Pricing Strategy
✓ Always order the 4-Point and Wind Mitigation together.
- 4-Point Alone: $150-$225
- Wind Mitigation Alone: $110
- Both Together: $200 - $225 (saves $75-$110 instantly)
💰 ROI Calculation
(wind mitigation inspection)
(depending on home features)
(usually much faster!)
4-Point vs. Wind Mitigation: Full Comparison
Many homeowners get confused about the difference between these two inspections. Here's a clear breakdown:
Do You Need Both?
YES – Most homeowners benefit from both inspections because they serve different purposes:
- 4-Point Inspection: Determines if you can GET insurance at all
- Wind Mitigation Inspection: Determines how MUCH you'll PAY for that insurance
Getting only one is like buying a house without negotiating the price. You need both to optimize your insurance situation.
How to Prepare Your Home for Inspections
Preparation Checklist for 4-Point Inspections
⚠️ What NOT to Do Before Inspection
Don't attempt cosmetic fixes or cover up problems. Inspectors are trained to look behind cosmetic work. Be honest about system age and condition—it will come out in the inspection anyway.
✓ Before Your Inspection:
- Clear Attic Access: Remove boxes, storage items from attic entrance so inspector can fully evaluate roof system
- Locate Electrical Panel: Know where it is and ensure it's accessible (not blocked by furniture/storage)
- Know Your System Age: Gather documentation of when roof, HVAC, plumbing, and electrical work was done (if available)
- Clear Under Sinks: Remove items from under bathroom/kitchen sinks so plumbing can be inspected
- Test HVAC: Ensure your AC and heating work before inspection day
- Unlock Garage/Utility Areas: Inspector needs access to all mechanical systems
- Be Home & Available: Inspector will have questions about system history and maintenance
Preparation Checklist for Wind Mitigation Inspections
✓ Before Your Wind Mitigation Inspection:
- Gather Documentation: Find records of any roof, window, or door replacements or retrofits (dates are important for discounts)
- Document Existing Features: Take note of any hurricane shutters, impact windows, roof clips, or bracing already in place
- Clear Exterior: Trim bushes/trees near doors/windows for photos and visual inspection
- Know Your Roof Type: Hip or gable? (Hip roofs score better)
- List Home Improvements: Any recent upgrades to exterior (siding, doors, windows, etc.)
- Attic Access: Inspector may need to see roof-to-wall connections in attic
What to Fix BEFORE Inspection (If Needed)
If you know you have issues, addressing them before inspection is smarter than dealing with them after:
High Priority (Address Before Inspection):
- Roof leaks or missing shingles
- Electrical hazards (exposed wiring, bad panels)
- Active plumbing leaks or water damage
- Non-functional HVAC systems
Medium Priority (Address Soon):
- Outdated electrical panels (Federal Pacific, Zinsco)
- Polybutylene plumbing (needs replacement)
- Roofs over 15-20 years old
The "My Safe Florida Home" Program (2025 Update)
Key Update 2025/2026: The "My Safe Florida Home" grant program reopens August 4, 2025, offering a 2-to-1 match (up to $10,000) for homeowners to install wind-resistant features.
This state program is critical for clients planning upgrades.
- Status: Reopens August 4, 2025.
- Offer: 2-to-1 Matching Grant.
- The Math: You spend $5,000 → State pays $10,000 → Total Project $15,000.
- Eligible Upgrades: Impact windows, exterior doors, garage doors, and roof-to-wall reinforcement.
- Requirement: You must have a Wind Mitigation inspection before applying to prove the weakness exists.
South Florida Market Reality Check
Why South Florida Is Different
South Florida (Miami-Dade, Broward, Palm Beach, Surfside, etc.) has:
- Highest hurricane risk in the continental US
- Insurance rates 40-60% above national average
- Oldest housing stock (high 4-point failure rates)
- Most expensive Citizens Property Insurance policies
- Greatest potential savings from wind mitigation
Citizens vs. The Private Market
Contrary to popular belief, Citizens is currently the cheapest option for most South Florida homeowners because its rates are capped by the "Glide Path" statute (max 14% increase/year).
- Citizens Avg. Premium (Tri-County): $4,200 - $5,500
- Private Carrier Avg. Premium: $5,800 - $7,500
Why leave Citizens?
- Assessments: If Citizens runs out of money after a major hurricane, all Florida policyholders (even those not with Citizens) are charged a "hurricane tax" or assessment. Citizens policyholders face the highest surcharge (up to 45%).
- Coverage Limits: Citizens caps coverage at $700k (with some exceptions) and has stricter limits on water damage and liability.
- Depopulation: Private carriers are legally allowed to "take out" policies from Citizens. If a private offer is within 20% of your Citizens price, you must accept it or lose eligibility.
Typical 2026 South Florida Premiums
Common Misconceptions Corrected
❌ Myth: "A 4-point inspection saves you money on insurance"
✓ Reality: A 4-point inspection is an eligibility requirement. Passing it gives you access to standard insurance (Citizens or Private), which is significantly cheaper than Surplus Lines. The "savings" come from avoiding Surplus Lines' 2x-3x higher rates, not from the inspection itself.
❌ Myth: "If I fail my 4-point, I can just go with Citizens"
✓ Reality: Citizens REQUIRES a passing 4-Point inspection for homes over 20 years old. If you fail, Citizens will deny coverage and you'll be forced into Surplus Lines at 2x-3x the cost.
❌ Myth: "You can save up to 88% on insurance with wind mitigation"
✓ Reality: The 88% figure refers to maximum possible discount on the WINDSTORM PORTION of your premium, which is typically 30-50% of total premium. Maximum real-world savings is usually 20-30% of your total premium, which represents $1,000-$1,500 annually for most South Florida homes with comprehensive features.
❌ Myth: "Citizens is always more expensive than private insurance"
✓ Reality: In 2026, Citizens is often the cheapest option due to rate caps. However, it has limitations (assessments, coverage caps, depopulation requirements).
Frequently Asked Questions
No, 4-point inspections don't generate discounts directly. They determine if you qualify for insurance at all. The benefit is gaining access to standard insurance (Citizens or Private), which is significantly cheaper than Surplus Lines.
No. Citizens Property Insurance Corporation REQUIRES a passing 4-Point inspection for homes over 20 years old. If you fail, Citizens will deny coverage and you'll be forced into Surplus Lines at 2x-3x the cost.
Insurance carriers use 4-point inspections to determine risk level. In Florida: Required for homes 20+ years old (Citizens requirement), Required for homes 25+ years old (many private carriers), Optional for newer homes (but can help with rate negotiations).
If your home fails a 4-point inspection, you cannot obtain private insurance, Citizens will also deny coverage (for homes 20+ years old), you'll be forced into Surplus Lines market (last resort) with significantly higher rates ($9,000+ annually), and you must repair deficiencies before ANY coverage is issued.
Typically 45 minutes to 1 hour.
Only if you want insurance. Insurance companies (including Citizens) won't cover a home with failed systems. Repairs are required before ANY coverage is issued.
No. Insurance companies require the official OIR-B1-1802 form completed by a certified inspector to qualify for wind mitigation discounts. You cannot self-report wind-resistant features. The inspection documents specific features, installation dates, and provides photographic evidence required by insurers.
Typically 45 minutes to 1.5 hours.
No. Insurance companies require licensed, certified inspectors. Self-inspections have no value.
4-point: Annually (if required by carrier) or as needed for insurance changes. Wind Mitigation: Every 5 years to maintain credits.
Typically at your next renewal or policy adjustment. Can take 1-4 weeks to process.
Yes! Citizens applies wind mitigation credits just like private carriers. You must submit OIR-B1-1802 form to your agent.
No. Storm shutters on all openings provide similar credits at lower cost ($4,000-$8,000 vs. $15,000-$25,000 for impact windows).
In 2026, yes - Citizens is often the cheapest option due to rate caps. However, it has limitations: assessments after major hurricanes, coverage caps at $700k, and depopulation requirements.
A state grant program that reopens August 4, 2025, offering a 2-to-1 match (up to $10,000) for installing wind-resistant features. You need a wind mitigation inspection first to prove weaknesses exist.
Yes, if your home is 20+ years old. Many buyers' insurance companies will require a 4-point inspection before issuing coverage. Having a recent inspection report can make your home more attractive to buyers and prevent delays in closing. Wind mitigation reports can also increase your home's value by demonstrating insurance savings potential.
Based on verified 2026 data: Typical annual savings are $300-$600 for most homeowners (10-25% of windstorm portion). Maximum realistic savings on a total policy is usually 20-30% of total premium ($1,000-$1,500 annually for most South Florida homes with comprehensive features). The inspection costs $110 (bundled) or $95-$120 (standalone), meaning most homeowners recoup the cost within 2-4 months. Over 10 years, savings can total $3,000-$6,000.
If your home is 20+ years old and you need insurance, get the 4-point inspection first as it determines eligibility. However, many homeowners get both inspections done together (combined cost $200-$225 bundled) since they serve different purposes: 4-point determines if you can get insurance, wind mitigation determines how much you'll pay.
Yes. Green Foot Home Inspections is CMI (Certified Master Inspector) certified with 15+ years of South Florida experience. Our inspectors are fully licensed (HI7640 & HI8652), InterNACHI certified, and bilingual (English/Spanish). We specialize in South Florida's unique climate challenges and insurance requirements.
Yes. We serve all of Miami-Dade, Broward, and Palm Beach counties, including Miami, Fort Lauderdale, West Palm Beach, Boca Raton, Aventura, Coral Gables, and 27+ other cities. Same-day and next-day inspections are often available.
Ready to Protect Your Home & Savings?
Get your 4-point or wind mitigation inspection scheduled with South Florida's CMI-certified expert. Stop guessing about your insurance eligibility and start saving on premiums.
Why Choose Green Foot Home Inspections?
Same-day and next-day inspections often available. Serving Miami-Dade, Broward, and Palm Beach counties.
About This Guide
This comprehensive guide was created by the experts at Green Foot Home Inspections, South Florida's most trusted home inspection company. Our CMI-certified inspectors have evaluated thousands of homes across Miami-Dade, Broward, and Palm Beach counties.
Document Version: 3.0 (January 2026)
Data Sources: OIR 2025 Rate Filings, Citizens Property Insurance Corp Manuals, Florida Statute §627.0629, Heritage Insurance, FedNat, 50+ inspection companies
Accuracy Level: Verified against official sources and actual policy data
Last Updated: January 12, 2026