How to Pass a 4-Point Inspection in Florida

If you own a home in Florida that is more than 20 years old, or you are buying one, chances are your insurance company will require a 4-point inspection before issuing or renewing a policy. For many Central Florida homeowners, this inspection can feel like a surprise hurdle — especially when it reveals an aging roof or an outdated electrical panel that an insurer refuses to cover.

The good news is that a 4-point inspection is not a pass/fail test in the traditional sense. It is an informational report. But the information it contains directly determines whether an insurer will write your policy, exclude certain systems, or decline coverage altogether. Knowing what inspectors look for — and how to get your home ready — puts you in control before the inspector ever arrives.

At Simplispect, we perform 4-point inspections throughout Orlando and Central Florida every day. Here is a detailed guide to exactly what we check and what you can do to prepare.

What Is a 4-Point Inspection and Who Requires It?

A 4-point inspection is a limited-scope inspection that evaluates the four building systems Florida insurance companies consider the greatest risk to a home: the roof, HVAC, electrical, and plumbing. Unlike a full home inspection, which covers dozens of systems and components, a 4-point focuses exclusively on these four.

Florida's Citizens Property Insurance Corporation and most private insurers require a 4-point inspection on homes that are 20 or more years old. Some insurers require it on any home they write a new policy for, regardless of age. If you are refinancing or switching carriers, a new 4-point inspection may be required even if you had one done a few years ago.

The inspection must be performed by a Florida-licensed home inspector, general contractor, building inspector, or engineer. The resulting report is submitted directly to the insurer, who uses it to decide on your coverage terms.

The Roof: The System That Matters Most to Insurers

The roof section of a 4-point inspection is usually the deciding factor. Florida insurers are acutely aware of hurricane risk, and an aging or damaged roof is their biggest liability. Here is what the inspector evaluates:

• Roof age: Most Florida insurers want a roof with at least 3–5 years of remaining life. For asphalt shingles, that typically means a roof under 15–20 years old. Metal roofs and concrete tile roofs have longer lifespans and are generally viewed more favorably.
• Roof covering type: Asphalt shingle, metal, concrete tile, clay tile, modified bitumen, and built-up roofing (flat) are all common in Florida. The material affects both lifespan expectations and insurer appetite.
• Visible damage or deterioration: Missing shingles, granule loss, lifting at the edges, damaged flashing around penetrations, and signs of previous repairs are all noted.
• Permit history (if visible): Some insurers want confirmation that a replacement roof was pulled with permits.

If your roof is approaching the end of its insurable life — typically 15 years for three-tab asphalt, 20–25 years for architectural shingles — you may want to get a roof certification from a licensed contractor before scheduling your inspection. Some insurers will accept a certification adding 2–5 years to the remaining life estimate.

HVAC: Age and Functional Condition

Florida's heat and humidity put enormous strain on HVAC systems. The 4-point inspection captures the age and basic functional condition of your heating and cooling equipment. Here is what inspectors look for:

• Equipment age: Inspectors photograph the data plate on each unit and record the manufacture date. Most insurers flag HVAC systems that are 15 years old or older. Units beyond 20 years may cause coverage exclusions.
• Visible condition: Rust, oil staining, damaged refrigerant lines, deteriorated ductwork at the air handler, and evidence of deferred maintenance are all noted.
• Functional operation: The inspector will confirm the system powers on and responds to the thermostat. A full performance evaluation is not part of a 4-point, but a system that does not operate is a red flag.

If your HVAC is nearing 15 years, have it serviced by an HVAC technician before the inspection. A recent service record — even if the system is older — demonstrates that the equipment is maintained and reduces insurer concern. Replacing an aging system before listing or insuring a home is often worth the investment, particularly in a competitive insurance market.

Electrical: The System Most Likely to Cause a Policy Denial

Of all four systems, the electrical panel tends to cause the most insurance problems. Certain panel brands are known fire hazards, and some insurers will flatly refuse to insure a home that has them installed — regardless of the panel's apparent condition. Here is what gets flagged:

• Federal Pacific Electric (FPE) Stab-Lok panels: These panels, common in homes built from the 1950s through the 1980s, have a well-documented history of breakers failing to trip under overload conditions, creating fire risk. The majority of Florida insurers will not write a policy on a home with an FPE panel in service.
• Zinsco and Sylvania-GTE panels: Similar fire-risk history to FPE. Many insurers treat these the same way.
• Double-tapped breakers: Multiple wires connected to a single breaker is a code violation and a safety concern, though typically correctable without replacing the panel.
• Aluminum branch wiring: Aluminum wiring to outlets and switches (not the main service entrance, which is commonly aluminum) can cause overheating at connections. Insurers often require a specific endorsement or correction before covering a home with aluminum branch wiring.
• Panel age and condition: Rust, corrosion, evidence of overheating, missing knockouts, and breakers that do not match the panel brand are all flagged.
• Amperage: The inspector records total service amperage (60A, 100A, 150A, 200A). Some older homes with 60-amp service may face difficulty obtaining coverage.

If your home has an FPE or Zinsco panel, plan for replacement before attempting to obtain insurance. The cost typically ranges from $1,500 to $3,500 for a panel upgrade, and it is a non-negotiable requirement from most carriers.

Plumbing: Materials Matter as Much as Leaks

The plumbing section of a 4-point inspection focuses on two things: the material type of supply and drain lines, and evidence of active leaks or moisture damage. Here is what inspectors record:

• Supply pipe material: Copper is the preferred material and raises no insurer concerns. CPVC (cream-colored plastic) is widely accepted. PVC and PEX are generally acceptable. Polybutylene (gray plastic pipe with plastic fittings) is the problem material — it was manufactured from the 1970s through 1995 and has a known failure rate. Many insurers will not write a policy on homes with active polybutylene supply lines.
• Drain pipe material: Cast iron, ABS plastic, and PVC are all standard. Some older homes in Central Florida still have orangeburg pipe (a tar-fiber composite used in the mid-20th century), which is fully degraded and must be replaced.
• Visible leaks: The inspector checks under sinks, around water heater connections, at shutoffs, and at any exposed supply or drain lines for active leaks, water stains, or moisture damage.
• Water heater age and condition: Age, presence of pressure relief valve with discharge line, and evidence of corrosion are noted.

If your home has polybutylene pipe, a full replumb is typically $3,000–$8,000 depending on home size and accessibility. Some insurers will accept polybutylene with copper or brass fittings (not the gray plastic push-fit type), but many will not. Know your plumbing material before the inspection by checking under a sink cabinet — if you see gray pipe with gray or dark fittings, you likely have polybutylene.

How to Prepare for a 4-Point Inspection

The best outcome is walking away with a clean report. Here is a pre-inspection checklist you can work through before scheduling:

• Confirm your roof age and get a roofer's written assessment if it is over 15 years old
• Service your HVAC and confirm both heat and cooling modes operate
• Check your electrical panel brand — look on the inside cover or on the breakers themselves
• Look under sinks and at the water heater for any drips or rust stains
• Check the material of supply lines under sinks (gray plastic = possible polybutylene)
• Make sure the electrical panel is accessible and the cover can be removed
• Have recent permits for any major system replacement on hand to share with the inspector

If you are buying a home and a 4-point inspection is part of the transaction, consider scheduling a full home inspection at the same time. A full inspection covers everything the 4-point covers plus much more — foundation, structure, windows, doors, insulation, and all interior systems. You get more information for a modest additional fee, and you will not have to coordinate two separate appointments.

What Happens After the Inspection

Your inspector will provide a completed 4-point inspection form — typically the Citizens Insurance 4-point form or the Universal North America form, depending on your carrier — along with supporting photographs. This report is submitted to your insurer.

The insurer then reviews the report and takes one of three actions: they issue or renew the policy as requested, they issue the policy with exclusions on a specific system (for example, excluding coverage for the roof given its age), or they decline to issue the policy until specific issues are corrected.

If corrections are required, they must be completed by a licensed contractor and verified with documentation (permits, receipts, photos). A re-inspection may be required. At Simplispect, we work with Central Florida homeowners throughout this process and can often schedule a re-inspection quickly once repairs are confirmed.

Ready to schedule your 4-point inspection in Orlando or Central Florida? Book online at simplispect.com/book or call us at (407) 908-3845. We serve Orlando, Kissimmee, St. Cloud, Davenport, Clermont, Lake Nona, and surrounding communities. Email: jesse@simplispect.com.