What is a 4-Point Inspection in Florida for Homeowners Insurance?

Last updated: May 2025

Does Florida homeowners insurance require 4-point inspections?

Yes — if your home is more than 20 years old, most Florida insurance companies require a 4-point inspection before issuing a new homeowners policy. While you can often get a quote without one, the policy can’t be finalized and put into place 

until the inspection is completed and reviewed.

In this article, we’ll explain:

• What a 4-point inspection includes
• Why insurance companies require it
• What causes homes to “fail”
• What it means for your insurance eligibility
• How much it costs in Florida

Updated for 2025, this guide reflects the latest requirements, including new Citizens Insurance guidelines and common issues that may make a home uninsurable.

What is a 4-point inspection in Florida?

A 4-point inspection looks at the 4 major systems (Roof, Electrical, Plumbing, HVAC) in an older home. An insurance company wants to know that an older home has been well maintained, and the major systems are in good working condition. This is not a safety inspection — it’s typically done by a licensed inspector or building contractor.

The inspection includes:

1. Roof – Type (shingles, tile, metal), age, condition, and any visible damage like missing shingles or leaks. It will also note any patches or repairs.
2. Electrical – Type of wiring (copper, aluminum, knob-and-tube), panel brand (e.g., Federal Pacific, Zinsco), and system condition.
3. Plumbing – Materials (e.g., copper, CPVC, galvanized, polybutylene), water heater age, and signs of leaks.
4. HVAC – Whether the home has central heat and air, the system’s age and condition, and signs of malfunction or leaking.

Most insurers, including Citizens Insurance, require specific inspection forms. In March 2025, Citizens updated their form — make sure your inspector uses the current version.

Do all homes in Florida need one?

Not every property needs a 4-point inspection. Typically, it applies to:

• Homes or condos over 20 years old (some insurers use 30 years, but 20 is the new norm).
• Rental properties over 20 years old.

New construction and renters insurance policies usually don’t require it. Always check with your independent insurance agent, as requirements vary.

Can I use my regular home inspection instead?

4-point vs full inspection

You can submit a full home inspection to your insurer, but we strongly recommend sending only the 4-point. Full inspections often include minor or cosmetic issues that might concern the insurance company unnecessarily. Unless specifically requested, don't provide the full home inspection report.

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💰 How Much Does a 4-Point Inspection Cost in Florida?

In Florida, 4-point inspections typically cost between $75 and $125. If you’re buying a home and already paying for a full home inspection, the 4-point may be included at no additional charge—so be sure to ask.

📅 How Recent Does the Inspection Need to Be?

Some insurance companies will accept a 4-point inspection less than 36 months old.

• However, most now require an inspection from the past 12 months, especially if:
  • The home has undergone major renovations
  • A hurricane or severe storm has occurred recently
  • You're applying for new coverage

Will it lower my insurance premiums?

No. A 4-point inspection does not reduce your premiums. Unlike a wind mitigation inspection, which can offer discounts, this four point inspection is only used to determine insurability — not price.

Can your home "fail" a 4-point inspection?

A 4-point inspection isn’t a pass/fail test — but your home may be declined for coverage if certain issues are found. Common disqualifying conditions include:

• Shingle roofs over 19 years old – While most insurers disqualify homes at this roof age, some insurers now set the limit as low as 12 years for new policies.
• Tile or metal roofs over 40 years old
• Leaking or patched roofs
• Shingle Roofs with missing shingles or granular loss  
• Aluminum or knob-and-tube wiring
• Electric Panels like Federal Pacific, Zinsco, Challenger, or Sylvania (read more)
• Homes without central heat and air
• Polybutylene plumbing
• Hot water heaters over 18 years old

If your home has any of these issues, notify your agent before applying. They may still be able to help — or recommend updates to make your home insurable.

Can you still get insurance if you "fail" a 4-point inspection?

Some insurers will exclude problem systems (e.g., water damage excluded with polybutylene plumbing). Others won’t write the policy at all. In general, updating older systems improves your chances of getting coverage and lowers your cost.

Electrical Issues on 4-Point Inspections

Here are some common electrical issues that can cause a home to be denied insurance during a 4-point inspection — particularly outdated or hazardous panels. Certain electrical panel brands are known fire risks and are frequently red-flagged by insurers. Aluminum wiring is another red flag, often requiring repairs or special inspections.

To learn more, visit our full guides:
Aluminum Wiring and Home Insurance: What Florida Homeowners Need to Know

Electrical Panels That Can Get Your Home Insurance Denied or Cancelled in Florida

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Talk with our Florida Home Insurance Experts Today!

We know every home is unique. Let us help you get the best price and value on your homeowners insurance.

Call us today at 904-268-3106.