What it is
A four-point inspection is a limited inspection of the roof, electrical system, plumbing and heating, ventilation and air conditioning. The inspector documents age, type, condition and visible problems and gives the insurer a summary.
It is not a full home inspection, and it does not replace one. It exists to answer the insurer's question: is this older home an acceptable risk.
When insurers ask for it
Insurers commonly request the report for homes of a certain age, often around thirty years or older, though the age threshold and the rules differ by company. It can also be requested when a roof is old or the home has had claims.
Because rules differ, ask your insurance agent which carriers will quote the address and what documents they need before you order anything.
The roof
The inspector records the roof covering, age, remaining service life and visible defects. A roof near the end of its expected life can make coverage harder to obtain or more expensive, and some insurers offer limited settlement terms on older roofs.
Ask the seller for roof permits, warranty papers and repair history, and consider budgeting for replacement if the report shows limited life.
Electrical
The report notes the panel type and the service size, wiring type and visible hazards. Certain older panels and wiring types are often flagged by insurers, and defects can be required to be corrected before coverage is issued.
A licensed electrician can quote repairs during the inspection period, which gives you a basis to negotiate.
Plumbing
The inspector looks at the supply and drain piping materials, visible leaks and water heater condition. Certain older piping materials are a concern for insurers because of leak risk.
Ask whether any pipes were replaced and request permits for the work.
HVAC
The inspector records the equipment's age, type and condition and whether it works. Old or failing air-conditioning equipment is both a comfort issue in Florida and a possible underwriting concern.
Request service records from the seller.
How buyers use the report
Order the four-point early in the inspection period, share it with your insurance agent for quotes and use the findings to negotiate repairs, credits or price. If the home cannot be insured at an acceptable cost, the contract's inspection or financing terms may let you cancel; confirm the terms with your agent and attorney.
Ask the sellers whether a recent report already exists and whether the insurer accepted it.
Cost, timing and who pays
The inspection usually takes one to two hours and the report follows within a few days. Who orders and pays is negotiable: some buyers order it as part of their due diligence, and sellers sometimes provide a recent one to speed up the sale.
Because insurers may accept only a recent report, check its date before relying on one from the seller.
What happens if something fails
If the report shows an old roof, an outdated panel or problem piping, the insurer may decline, ask for repairs or offer coverage on limited terms. You can negotiate repairs or a credit with the seller, or look for another insurer, depending on the finding.
Repairs usually need a licensed contractor and permits, and the insurer may want proof of completion.
Next step
Ask us to coordinate the four-point and wind mitigation inspections with your general inspection so you get the insurance answers early. Lidiya Tretyak is a licensed Florida real estate agent with Douglas Elliman and speaks English, Russian and Ukrainian; the first consultation is free.
This guide is general information, not legal or tax advice. Laws and programs change — confirm details with a Florida attorney and a US tax professional.
