What Causes a Home to Fail a 4-Point Inspection in Florida

If you're buying or insuring a home in Central Florida, there's a good chance your insurance company will require a 4-point inspection before issuing or renewing your homeowner's policy. Unlike a full home inspection, a 4-point focuses on just four systems: the roof, electrical, plumbing, and HVAC. But "focused" doesn't mean easy to pass — many older Florida homes have at least one system that raises red flags. Understanding what causes a home to fail a 4-point inspection in Florida can save you from a coverage gap at the worst possible time.

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

Florida's insurance market is notoriously tight. Insurers have significantly tightened underwriting in recent years, and many now require a 4-point inspection for any home that is 20 or more years old before they'll bind a new policy. Some carriers require them on homes as new as 10 years old.

The inspection provides a snapshot of the four major systems' current condition and remaining useful life. The inspector documents material types, age, condition, and any visible deficiencies. The insurer then uses that report to decide whether to offer coverage, exclude certain systems, or decline altogether.

The 4 Most Common Reasons Homes Fail

1. Roof Age and Condition

This is the number-one reason Florida homes fail 4-point inspections. Most insurers will not cover a roof more than 15–20 years old, and some have moved that threshold to 10 years for shingle roofs. Age alone isn't the only issue — visible damage such as missing shingles, soft spots, or evidence of active leaks will also cause a failure. Metal and tile roofs typically get more favorable treatment, but they must still be in good structural condition.

What to watch for: moss or algae growth, sagging sections, visible storm damage, or a roof that has already been repaired multiple times.

2. Electrical Panel and Wiring Issues

Certain electrical panels are red flags for Florida insurers regardless of their current function. The most commonly rejected brands include Federal Pacific Electric (Stab-Lok), Zinsco/Sylvania, and Bryant/Westinghouse panels manufactured before the 1990s. These have known failure histories, and many insurers will refuse to bind a policy if they're present.

Aluminum wiring — common in homes built between 1965 and 1973 — is another frequent issue. Inspectors also flag double-tapped breakers, oversized breakers, missing knockouts, and evidence of DIY panel work without permits.

What to watch for: any panel that is not a modern Square D, Siemens, Eaton, or Cutler-Hammer brand, or any home built before 1975 with its original wiring.

3. Plumbing Material and Condition

The type of plumbing in your home matters as much as whether it leaks. Polybutylene pipe — a gray plastic pipe installed in many Florida homes from the late 1970s through the mid-1990s — is a known failure risk and is rejected by most Florida insurers. Cast iron drain lines are common in older Central Florida homes and can corrode and crack over decades. Galvanized steel supply lines are also flagged for their tendency to rust and restrict flow.

Active leaks, evidence of water damage, or poor repairs done without permits will also result in a failed inspection. Even minor drips under sinks or at water heater connections can be reported as deficiencies.

4. HVAC System Age and Function

Most Florida insurers look for HVAC systems with useful life remaining. Systems over 15 years old often fall outside acceptable parameters, though this varies by carrier. Inspectors check the system's age (from the manufacturer's serial number), whether it runs, whether it's properly sized for the home, and whether the connections are secure and the equipment is well-maintained.

What to watch for: systems more than 12–15 years old, rusted or damaged air handlers, broken condensate drain lines, or HVAC units that are disconnected or non-functioning.

What Happens If Your Home Fails?

A failed 4-point inspection doesn't automatically mean you can't get insurance — but it does mean your options narrow. Some carriers will exclude the failed system from coverage (for example, they'll insure the structure but exclude the roof). Others will decline to issue a new policy entirely until the issue is corrected. If you're in the middle of a home purchase, a failed 4-point can complicate the closing timeline significantly.

In many cases, sellers are aware of these issues and have priced accordingly — but not always. That's why ordering a full home inspection alongside the 4-point makes sense, even if your lender only requires the latter. A comprehensive inspection from a licensed inspector surfaces issues the 4-point doesn't cover. Browse our inspection resources blog for more guidance on what to look for when buying in Central Florida.

How Simplispect Helps Central Florida Homeowners

At Simplispect, we perform 4-point inspections throughout Orlando, Kissimmee, St. Cloud, Clermont, Winter Garden, Lake Nona, and surrounding Central Florida communities. Our inspectors know exactly what Florida insurers look for — and they give you a clear, honest report you can act on.

If you're buying a home and need a 4-point inspection, a wind mitigation inspection, or a full home inspection, we'll walk you through the process from start to finish. Our team is available seven days a week and delivers reports the same day.

Schedule your inspection today at simplispect.com/book, call us at (407) 908-3845, or email jesse@simplispect.com. Serving Orlando and Central Florida — we're here to make sure you know exactly what you're buying.