If you’re buying or insuring an older home in Florida, there’s a good chance someone — usually an insurance carrier — has asked you for a “4-point inspection.” It’s one of the most common things I get called out for, and it’s also one of the most misunderstood. So here’s what it actually is.
See a real four-point report: download a sample four-point report (PDF) — a complete example on a demo property.
The short version
A 4-point inspection is a limited report on four systems in the home: the roof, the electrical system, the plumbing, and the HVAC (heating and cooling). That’s the whole scope. Carriers use it to decide whether they’re willing to write or renew a homeowner’s policy, and on what terms.
It is not a full inspection. It doesn’t cover the structure, the appliances, the windows, the grading, the attic framing, or the hundred other things a buyer usually wants to know about. It looks at four systems and reports their age, their condition, and whether anything is actively wrong.
Why insurers ask for it
Florida’s housing stock is old in a lot of neighborhoods, and the failures that cost insurance companies the most money tend to come from those same four systems — a roof near the end of its life, cloth or aluminum wiring, worn-out plumbing, an aging air handler. The 4-point gives the carrier a snapshot of those risks before they take on the policy.
Most carriers ask for one when a home reaches a certain age. That threshold varies by company, but 25 to 40 years is a common range. If your insurance agent is requesting a 4-point, they’re the best person to tell you exactly what their underwriter needs and on what form.
What I’m actually looking at
On the roof, I’m documenting the covering type, its approximate age, and its remaining condition — active leaks, damage, or wear that suggests it’s near replacement.
On the electrical, I’m noting the panel type and amperage, the type of wiring, and known problem materials like Federal Pacific panels or aluminum branch wiring, plus any obvious safety issues.
On the plumbing, I’m identifying the supply and drain materials (copper, CPVC, PEX, polybutylene, galvanized), the water heater’s age and condition, and any active leaks.
On the HVAC, I’m recording the system type, its approximate age, and whether it’s functioning at the time of the inspection.
What a 4-point can’t do for you
This is the part I want people to be clear on. A 4-point inspection does not guarantee that your insurance will be approved, and it doesn’t set your rate — the carrier’s underwriter makes those calls, not the inspector. My job is to report what’s there accurately. What the insurer does with that report is up to them.
It also doesn’t replace a full home inspection. If you’re buying a home, a 4-point tells you almost nothing about whether it’s a good purchase. I’ve had buyers try to save money by ordering a 4-point instead of a full inspection, and it’s the wrong trade — you’d be flying blind on everything except those four systems.
So do you need one?
If your insurance company asked for one, then yes — you need it to keep or start your policy. If you’re buying an older home, you may well need both a full inspection (for you) and a 4-point (for the insurer), and they’re often done in the same visit.
If you’re not sure which one applies to your situation, call or text and describe the property and what your agent asked for. I’ll tell you straight what you actually need, and we can usually get you an instant quote.