4-Point Insurance Inspection for Florida Homes
Insurer-ready documentation for roof, electrical, plumbing, and HVAC on homes 20+ years old. Same-day PDFs accepted across Miami-Dade, Broward, and Palm Beach.
What Insurers Want to See
- Roof: material, age, condition, visible leaks, flashing, ventilation, estimated remaining life.
- Electrical: panel brand/model, amperage, breakers, bonding/grounding, visible wiring, GFCI/AFCI protection.
- Plumbing: supply and drain materials, water heater age, visible leaks, pressure issues, shutoff access.
- HVAC: make/model, age, cooling performance, duct condition, condensate management.
We highlight Florida insurance red flags (recalled panels, aluminum branch wiring, polybutylene plumbing, aging roofs) and recommend fixes before renewal to avoid non-renewal notices.
Process, Timing, and Documentation
- Duration: about 1 hour on-site for most homes.
- Report delivery: same-day PDF with photos and insurer-friendly summaries.
- Forms ready: Florida carriers accept our formatting; we outline life expectancy where required.
- Preparation: ensure attic, panel, water heater, and air handler are accessible; utilities on.
- Bundling: add Wind Mitigation or Roof Certification for the same visit to speed underwriting.
County-Specific Guidance
- Miami-Dade: focus on hurricane wear, opening protection, and roof uplift history.
- Broward: watch for electrical panel recalls and moisture intrusion in older coastal homes.
- Palm Beach: roof age and underlayment condition are closely reviewed by insurers.
- HOA/condo considerations: we coordinate access notes for shared systems where applicable.
Florida Insurance Red Flags We Surface
- Roof: age over carrier thresholds, missing/loose fasteners, underlayment condition, signs of leaks or ponding.
- Electrical: Federal Pacific, Zinsco, Challenger panels; aluminum branch wiring; missing GFCI/AFCI; double taps.
- Plumbing: polybutylene or galvanized supply, aging water heaters, active corrosion, high static pressure.
- HVAC: systems older than 15 years, poor cooling performance, condensate issues, deteriorated ducts.
We note life expectancy and recommended fixes so you can address issues before renewal or carrier change.
Local Carrier Expectations
- Miami-Dade County: Serving Miami, Coral Gables, Doral, Aventura, Miami Beach, Hialeah, Homestead, North Miami, North Miami Beach, Cutler Bay, Miami Lakes, Palmetto Bay, Hialeah Gardens, Sunny Isles Beach, Sweetwater, Pinecrest, Opa-locka, Key Biscayne, Miami Springs, and Miami Gardens—focus on wind exposure, roof covering age, opening protection, electrical panel brand/recalls.
- Broward County: Serving Fort Lauderdale, Pembroke Pines, Coral Springs, Hollywood, Pompano Beach, Deerfield Beach, Hallandale Beach, Miramar, Sunrise, Plantation, Weston, Coconut Creek, Margate, Parkland, and Lauderdale-By-The-Sea—water intrusion history, flat roof ponding, panel recalls, plumbing material verification.
- Palm Beach County: Serving West Palm Beach, Boca Raton, Jupiter, Boynton Beach, Delray Beach, Lake Worth Beach, Palm Beach, Palm Beach Gardens, Wellington, and Greenacres—underlayment condition on tile roofs, SWR notes, HVAC age/efficiency, water heater age.
- Condos/HOAs: we annotate shared systems and access constraints to streamline underwriting questions.
View all 27+ cities we serve across Miami-Dade, Broward, and Palm Beach Counties.
Complete Guide to 4-Point Insurance Inspections in Florida
Understanding 4-Point Inspections
A 4-Point Inspection is a focused evaluation of four critical systems in a home that insurance companies use to assess risk: roofing, electrical, plumbing, and HVAC. Unlike comprehensive home inspections, 4-Point inspections are specifically designed for insurance underwriting purposes. Insurance companies require these inspections for homes typically 20-30 years or older to evaluate the condition and remaining useful life of these high-risk systems before issuing or renewing coverage.
Why Insurance Companies Require 4-Point Inspections
Insurance companies use 4-Point inspections to assess the risk of insuring a property. These four systems represent the highest risk for costly claims:
- Roofing system: The most common source of insurance claims, especially in hurricane-prone Florida. Insurers need to know roof age, material type, condition, and remaining useful life to assess wind and water damage risk.
- Electrical system: Outdated or unsafe electrical systems are fire hazards. Insurers check for recalled panels (Federal Pacific, Zinsco), aluminum wiring, adequate capacity, and safety compliance.
- Plumbing system: Water damage from plumbing failures is expensive. Insurers evaluate pipe materials (especially problematic polybutylene or galvanized steel), age, and condition.
- HVAC system: System age, type, and condition affect both property damage risk and replacement costs. Older systems are more likely to fail and cause water damage or require expensive replacements.
What Happens During a 4-Point Inspection
Our 4-Point inspections follow a systematic approach focusing exclusively on the four critical systems:
- Roofing evaluation (20-30 minutes): We assess roof covering material, age, condition, visible damage, flashing integrity, and estimate remaining useful life. We document any missing tiles, damaged shingles, or signs of leaks.
- Electrical system evaluation (15-20 minutes): We examine the main electrical panel (brand, age, capacity, safety concerns), visible wiring, GFCI/AFCI protection, and note any recalled panels or safety violations.
- Plumbing system evaluation (15-20 minutes): We identify pipe materials (copper, PEX, polybutylene, galvanized), check water heater age and condition, test water pressure, and look for visible leaks or corrosion.
- HVAC system evaluation (15-20 minutes): We document system type (central air, heat pump, etc.), age, condition, efficiency rating if available, and note any visible concerns or maintenance needs.
Total inspection time is typically 60-90 minutes, significantly shorter than a full home inspection because we focus only on these four systems.
Common Issues Found in 4-Point Inspections
Based on our experience with thousands of 4-Point inspections in South Florida, we commonly identify:
- Roof issues (found in 70% of inspections): Roofs over 15-20 years old showing wear, missing or damaged tiles/shingles, deteriorated flashing, or signs of previous repairs. Tile roofs may have failing underlayment that's not visible from the ground.
- Electrical concerns (found in 50% of inspections): Federal Pacific or Zinsco panels (fire hazards, often uninsurable), aluminum wiring in homes from the 1960s-1970s, double-tapped breakers, missing GFCI protection in bathrooms/kitchens, or overloaded panels.
- Plumbing problems (found in 40% of inspections): Polybutylene pipes (common in 1980s-1990s homes, prone to failure), galvanized steel pipes (corrosion and reduced water flow), water heaters over 10-12 years old, or visible leaks.
- HVAC deficiencies (found in 55% of inspections): Systems over 12-15 years old, inefficient units, improper installation, or systems not properly maintained. In South Florida, HVAC systems work year-round and have shorter lifespans.
How 4-Point Inspections Affect Insurance Coverage
The results of your 4-Point inspection directly impact your insurance coverage:
- Clean report: No significant issues found—insurance coverage proceeds normally, often with standard rates.
- Minor issues noted: Insurer may require repairs before renewal or may increase premiums slightly. Common examples include missing GFCI outlets or minor roof repairs needed.
- Major concerns identified: Insurer may require repairs before issuing/renewing coverage, may exclude certain systems from coverage, or may decline coverage entirely. Examples include Federal Pacific panels, polybutylene plumbing, or roofs at end of life.
- System replacement required: For critical issues like recalled electrical panels or failed plumbing systems, insurers typically require replacement before coverage. We provide detailed documentation to help you understand what needs to be fixed.
When You Need a 4-Point Inspection
Insurance companies typically require 4-Point inspections in these situations:
- Home age 20-30+ years: Most insurers require 4-Point inspections for homes in this age range, though some carriers require them for homes as young as 15 years.
- New insurance application: When switching insurance companies, new carriers often require a 4-Point inspection to assess risk before issuing coverage.
- Policy renewal: Some insurers require updated 4-Point inspections every 3-5 years for older homes to ensure systems haven't deteriorated.
- After major storms: Following hurricanes or severe weather, insurers may require 4-Point inspections to assess damage and system condition.
- Property purchase: Buyers of older homes often need 4-Point inspections to secure insurance, which is required for mortgage approval.
Comprehensive 4-Point Inspection FAQs
Insurance companies require 4-Point inspections for older homes (typically 20-30 years) to document the condition of four critical systems: roof, electrical, plumbing, and HVAC. These systems represent the highest risk for costly insurance claims. The inspection helps insurers assess risk and determine coverage eligibility, rates, and requirements. In Florida, where hurricanes and severe weather are common, insurers are particularly cautious about these systems.
Most insurance carriers require 4-Point inspections for homes 20-30 years or older, though some carriers require them for homes as young as 15 years. Requirements vary by insurance company and can change based on market conditions, recent storms, or property location. Some insurers may require them sooner after major storms or for homes in high-risk areas. We can help you determine your specific insurer's requirements.
A 4-Point inspection focuses exclusively on four systems: (1) Roofing system—covering material, age, condition, visible damage, flashing, and estimated remaining useful life; (2) Electrical system—main panel brand/age/capacity, wiring type, GFCI/AFCI protection, and safety concerns; (3) Plumbing system—pipe materials, water heater age/condition, water pressure, and visible leaks; (4) HVAC system—system type, age, condition, efficiency, and maintenance needs. Unlike full home inspections, we don't examine other systems or components.
4-Point inspections typically take 60-90 minutes, significantly shorter than full home inspections (which take 2-4 hours) because we focus only on the four critical systems. The inspection includes visual examination, documentation with photos, and system age/condition assessment. Reports are delivered the same day, typically within 4-6 hours of the inspection.
If issues are found, the insurance company will typically require repairs before issuing or renewing coverage. Common requirements include replacing recalled electrical panels (Federal Pacific, Zinsco), updating plumbing systems (polybutylene pipes), or repairing roof damage. We categorize issues by urgency and insurance impact, helping you prioritize what needs immediate attention. In some cases, insurers may offer coverage with exclusions or higher premiums, but most require repairs for critical issues.
Yes. We categorize all findings by urgency and insurance impact. Safety-critical issues (like recalled electrical panels) require immediate attention before coverage. Major concerns (like roofs at end of life) typically require repair/replacement before renewal. Minor issues may be noted but not block coverage. We provide clear documentation to help you understand what needs to be fixed and in what timeframe.
Absolutely. We frequently perform both inspections during the same visit, which saves time and money. We conduct the full home inspection first (examining all systems), then complete the 4-Point inspection focusing on the four critical systems. You receive separate reports—one comprehensive report for your use and one insurer-ready 4-Point report formatted for insurance companies. Bundled inspections typically save 15-20% compared to scheduling separately.
Yes. Our reports meet Florida insurance carrier expectations and are accepted by all major insurance companies operating in the state. Our reports include required elements: system ages, condition assessments, remaining useful life estimates where applicable, photos documenting findings, and clear recommendations. We format reports specifically for insurance underwriting, making the process smooth for both you and your insurer.
We deliver 4-Point inspection reports the same day, typically within 4-6 hours of the inspection. Reports are sent via email as PDF files that you can immediately forward to your insurance company. The report includes photos, system documentation, age/condition assessments, and recommendations. Same-day delivery is critical when you're trying to secure insurance coverage quickly for a property purchase or policy renewal.
4-Point inspections focus exclusively on four systems (roof, electrical, plumbing, HVAC) for insurance purposes and take 60-90 minutes. Full home inspections examine all systems and components (structure, foundation, interior, exterior, appliances, safety systems, etc.) for buyers/sellers and take 2-4 hours. 4-Point inspections are required by insurance companies; full home inspections are recommended for property purchases. We can perform both during the same visit.
If the home is 20-30+ years old, you'll likely need a 4-Point inspection to secure homeowners insurance, which is required for mortgage approval. Even if not required, it's wise to get one to understand what insurance companies will see and identify any issues that might affect coverage or rates. We recommend combining it with a full home inspection to get complete information about the property.
Based on our experience, the most common issues are: (1) Roofs over 15-20 years old showing wear or damage (found in 70% of inspections); (2) Outdated electrical panels like Federal Pacific or Zinsco (found in 50% of older homes); (3) HVAC systems over 12-15 years old (found in 55% of inspections); (4) Problematic plumbing materials like polybutylene or galvanized steel (found in 40% of homes from 1980s-1990s). We document all findings with photos and clear explanations.
A 4-Point inspection itself doesn't cancel insurance—it's a tool insurers use to assess risk. However, if the inspection reveals serious safety issues (like recalled electrical panels) or systems at end of life, your insurer may require repairs before renewal or may decline to renew coverage. This is why it's better to address issues proactively. We help you understand what findings might concern insurers and prioritize repairs accordingly.
4-Point inspections typically cost $150-$300 depending on property size and location. Pricing is lower than full home inspections because they're more focused and take less time. We offer bundled pricing when combined with full home inspections, wind mitigation inspections, or roof certifications. Contact us for specific pricing based on your property details and whether you're bundling with other inspections.
Yes, we perform 4-Point inspections for condominiums, though the scope differs. For condos, we inspect the electrical panel and HVAC system within the unit, and document plumbing fixtures. Roofing is typically the HOA's responsibility, but we note any visible concerns. Some insurers require 4-Point inspections for condos, especially older buildings. We coordinate with HOA documentation and note any shared system concerns.
If an insurer has concerns about our inspection, it's typically because they want additional information or clarification about specific findings. We're available to provide additional documentation, answer insurer questions, or clarify any concerns. In rare cases where insurers want a different inspector, we can recommend alternatives, though our reports are accepted by all major Florida carriers. We work with you and your insurance agent to resolve any issues.
Most insurance companies require 4-Point inspections when initially applying for coverage or when switching carriers. Some require updated inspections every 3-5 years for older homes. Requirements vary by insurer and can change based on market conditions or recent storms. We recommend checking with your insurance agent about renewal requirements. If you're maintaining your home well and systems are in good condition, you may not need frequent re-inspections.
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Schedule a compliant 4-Point inspection with same-day insurer-ready reporting.