4-Point Inspection in Florida: What It Is & Why Insurance Companies Require It

What Is a 4-Point Inspection?

A 4-point inspection is a focused evaluation of four critical home systems. Unlike a full home inspection, which walks the entire property, a 4-point looks narrowly at the four areas insurance carriers care most about:

The report is short, factual, and written for an underwriter rather than a buyer. It is not a pass/fail exam and it does not tell you whether the house is a good purchase. It answers one question: is this home an acceptable risk to insure?

Why Insurance Companies Require It

Florida carriers pay out more in weather and water claims than almost any other state, so they scrutinise older homes closely. The four systems above are the ones that most often cause a large claim — a failed roof, an electrical fire, a burst supply line, or a dead HVAC leading to humidity and mold damage.

Most carriers ask for a 4-point once a home reaches a certain age. Twenty years is the common threshold, but it varies by carrier — some ask at 25 or 30 years, some only for specific coverage types, and a few ask regardless of age when the roof is near the end of its life. Your agent will tell you exactly what your carrier wants.

If you are buying an older Central Florida home, expect the 4-point to come up during the insurance-binding step, not at the offer stage. That timing surprises people. The inspection is usually needed quickly, because the policy has to be in place before closing.

What Underwriters Actually Flag

A few findings come up again and again, and they are worth knowing in advance because any one of them can hold up a policy:

None of these automatically mean you cannot insure the home. They mean the carrier will want the issue corrected, or will want documentation showing it already was.

4-Point vs. Full Home Inspection

These are different products and one does not replace the other.

Buyers of older homes frequently need both, and they are often scheduled together. Doing them in one visit saves time and usually costs less than booking two separate appointments.

What to Expect on the Day

A 4-point is quick — typically well under an hour for an average home, since the inspector is only examining four systems. The inspector will need access to the electrical panel, the water heater, the HVAC air handler and outdoor unit, and enough of the attic and roof to assess condition.

Two things that hold up a 4-point more than anything else: a locked or blocked electrical panel, and an attic access that is painted shut or buried behind stored belongings. Clearing those in advance is worth doing.

Your completed report goes to your insurance agent, who submits it to the carrier. If something is flagged, you will usually have the option to make the repair and provide documentation rather than lose the policy.

Getting It Done in Central Florida

Simplispect performs 4-point inspections throughout Orlando and Central Florida, and your photo-documented report is delivered within 24 hours — which matters when a policy is holding up a closing date. If you also need a wind mitigation inspection to pursue a premium discount, the two are commonly done in the same visit.

If you are not sure which inspection your carrier is asking for, bring us the email from your agent and we will tell you.