4 Point Home Inspection Near Me: 2026 Florida Insurance Guide
The 4 point home inspection has nothing to do with buying a house and everything to do with insuring it. Florida insurance carriers (and increasingly carriers in Louisiana, Mississippi, and South Carolina) require a 4 point inspection before they will write or renew a homeowners policy on any home 25 years or older. The inspection examines four systems — electrical, plumbing, HVAC, and roof — and confirms whether each is functional, free of common failure modes, and likely to last through the policy term. This guide explains what a 4 point inspection covers, where it differs from a full buyer’s inspection, how to find a qualified inspector locally, and what the typical costs and outcomes look like in 2026.
What a 4 point inspection actually checks
The 4 point inspection is narrow by design. The inspector examines only the four named systems and answers a specific set of insurance-carrier questions about each. Anything else — foundation, framing, drainage, windows, doors, interior finishes — is outside scope. The deliverable is a short form (typically 4 to 8 pages) with photos and yes/no answers, not a 60-page narrative report.
Electrical
The inspector documents the panel manufacturer and model, the service amperage (60, 100, 150, 200+ amps), the wiring type (copper, aluminum, knob-and-tube), and the presence of GFCI/AFCI protection where code now requires it. Federal Pacific Electric, Zinsco, and Challenger panels are typically flagged as uninsurable. Aluminum branch wiring (used in many 1965-1973 homes) is also flagged. Knob-and-tube is generally a deal-breaker for insurance.
Plumbing
The inspector identifies the supply-line material (copper, CPVC, PEX, galvanized steel, polybutylene) and the drain material (cast iron, PVC, ABS, Orangeburg). Polybutylene supply lines (gray plastic, common in 1978-1995 homes) and galvanized steel supply lines often disqualify a policy or require replacement. The water heater age and condition are documented; carriers generally want a water heater less than 10 years old.
HVAC
The inspector records the age, type, and operational status of the heating and cooling systems. Most carriers expect HVAC equipment less than 15-20 years old, with no evidence of leaks or imminent failure. A failed condenser, a non-functioning furnace, or visible refrigerant leaks will typically prevent policy issuance.
Roof
The inspector documents the roof covering type (asphalt shingle, tile, metal, flat), the age of the current roof, the estimated remaining life, and any visible damage. In Florida, carriers require a roof with at least 3 to 5 years of remaining life and no active leaks. Roofs over 20 years old (or 25 for tile/metal) are often denied even if they look intact.
Where 4 point inspections are required
Florida is the dominant market. Citizens Property Insurance (the state-run insurer of last resort) and most private carriers require 4 point inspections for any home 25+ years old. Louisiana, Mississippi, Alabama, and parts of South Carolina have followed Florida’s lead. In Colorado and most non-coastal states, 4 point inspections are uncommon — insurance carriers there typically rely on full home inspections or aerial roof imagery rather than a separate 4 point report.
If you are searching for “4 point home inspection near me” outside Florida, confirm with your insurance agent that the report is what they actually need. They may want a wind mitigation inspection instead, or a roof certification, or a full home inspection. Each is a different document.
How a 4 point inspection differs from a full home inspection
The 4 point inspection is not a buyer’s inspection and does not replace one. A full home inspection (governed by ASHI or InterNACHI Standards of Practice) covers 11 to 13 systems including foundation, structure, drainage, exterior, windows, doors, interior, attic, garage, and built-in appliances. It runs 2 to 4 hours on site and produces a 30 to 80-page narrative report. A 4 point inspection covers four systems, runs 30 to 60 minutes on site, and produces a 4 to 8-page form.
A buyer purchasing a Florida home should typically order both: the full home inspection for purchase decisions and the 4 point for the insurance carrier. Some inspectors bundle them at a discount. Trying to use a 4 point inspection as the buyer’s inspection means accepting the property with no documented review of foundation, drainage, framing, windows, or appliances. That is a high-risk choice.
Wind mitigation inspections — the companion document
Florida also requires a wind mitigation inspection for premium discounts under the state’s discount program. The wind mitigation form documents roof shape (hip, gable), roof-to-wall attachment (toe nails, clips, straps), roof deck attachment (nail size and spacing), opening protection (impact-rated windows or shutters), secondary water resistance, and the year of construction or last reroofing. Many 4 point inspectors offer both inspections in a single visit at a bundled rate.
The wind mitigation discount can reduce a Florida homeowners premium by 30 to 60 percent on coastal homes. The inspection cost (typically $75 to $150 standalone, $150 to $250 bundled with a 4 point) often pays back within a single policy year.
Finding a qualified 4 point inspector
Several credentials qualify an inspector to perform a 4 point. In Florida, the inspector must hold one of: Florida Home Inspector license, General Contractor license, Building Contractor license, Roofing Contractor license, Architect license, or Professional Engineer license. ASHI or InterNACHI certification alone is not sufficient in Florida without the state license. Verify the license at the Florida DBPR licensee search before booking.
Outside Florida, requirements vary. Carriers may accept inspectors with state home-inspection licenses (Texas, North Carolina, South Carolina), ASHI Certified Inspector status, or InterNACHI Certified Professional Inspector status. Confirm with the carrier before booking — an inspection that the carrier will not accept is wasted money. For broader vetting reading, see the parent home inspector hiring process guide, the companion 4 point inspection cost breakdown, and the company vetting guide.
Costs in 2026
4 point inspection pricing has stabilized after several years of carrier-driven demand growth. In Florida, standalone 4 point inspections run $75 to $150. Wind mitigation inspections alone run $75 to $125. Combined (4 point plus wind mitigation) packages run $150 to $250. Same-day or rush appointments add 25 to 50 percent. The cheapest options are often retired contractors running the inspection as a side business, which is acceptable provided the license is current and the carrier accepts the report.
Outside Florida, expect higher pricing because volume is lower and inspectors are less specialized. A 4 point in coastal Louisiana or Mississippi may run $200 to $350. Some markets bundle the 4 point into a full home inspection at a discount, which is the most efficient option if you are ordering both anyway.
What happens if the home fails a 4 point
The 4 point inspection identifies one or more deal-breaking conditions for the carrier — Federal Pacific panel, polybutylene plumbing, aged roof, non-functioning HVAC. The buyer or homeowner then has three paths: repair or replace the failing system before applying for the policy, switch to a carrier with looser standards (often Citizens in Florida, or a non-admitted surplus-lines carrier elsewhere), or accept a non-renewal notice and find a different solution.
A pre-purchase 4 point that flags problems is actually useful — it gives the buyer negotiating leverage to ask the seller for repairs or credits before closing. A 4 point ordered at renewal time on a home you already own is harder, because the failing system has to be fixed on your own dime to keep coverage. Many Florida homeowners discover their 25-year-old roof is uninsurable only when a renewal notice arrives.
The inspector attendance and report turnaround
Most 4 point inspections take 30 to 60 minutes on site. The inspector walks the exterior to photograph the roof and check exterior electrical and plumbing connections, then walks the interior to photograph the panel, water heater, HVAC, and visible plumbing. The homeowner does not need to attend, though being present helps if the inspector finds anything unexpected. Reports typically arrive within 24 to 48 hours via email as a PDF that the homeowner forwards to their insurance agent.
If a carrier rejects the report (occasionally a carrier wants a specific form version), the inspector should be willing to update or re-issue at no charge. Confirm this policy before booking.
When to schedule the 4 point
For a purchase, order the 4 point during the inspection contingency period, ideally at the same visit as the full home inspection. For a renewal, schedule 60 to 90 days before the policy renewal date — that leaves time to address any flagged issues before the renewal lapses. Florida hurricane season (June through November) does not affect inspection availability, though wind mitigation findings become more relevant if a storm has recently affected the area.
The specific deal-breakers carriers flag most often
Five 4-point findings come up repeatedly in Florida insurance denials and renewals. The Federal Pacific Electric Stab-Lok panel is the most common electrical disqualifier — its breakers have a documented failure-to-trip history, and most carriers will not insure homes still using one. Replacement runs $2,500 to $5,000. Polybutylene plumbing supply lines (gray plastic with copper or aluminum crimp fittings, common in 1978-1995 homes) cause carriers to require whole-house repipe before issuing coverage; cost $3,500 to $8,000. Roofs over 20 years old (or 25 for tile and metal) are denied even when visually intact, because the actuarial expectation of a near-term loss exceeds what the carrier wants to underwrite. HVAC equipment past 20 years old triggers requirements for replacement or system-condition documentation by a licensed contractor. Aluminum branch wiring from the 1965-1973 construction window requires copper-to-aluminum splice remediation (CopAlum or AlumiConn connectors) at every outlet and switch.
How the report gets to the carrier
The 4 point report is delivered as a PDF to the homeowner, who forwards it to the insurance agent. The agent submits it to the carrier’s underwriting team. Underwriting reviews the form, scores it against the carrier’s appetite, and either issues the policy, requires repairs before issuance, or declines coverage outright. Turnaround from report delivery to underwriting decision is typically 5 to 15 business days, sometimes longer in hurricane-season weeks when carriers face higher submission volumes.
If a carrier declines, the homeowner can shop the report to other carriers. The same report submitted to Citizens, a surplus-lines carrier, or a different admitted carrier may produce a different outcome — appetite varies. Repeat shopping is normal in the current Florida market; the average homeowner with a marginal property shops 3 to 6 carriers before securing coverage.
What homeowners can do before the inspection arrives
Three steps prepare a property for the strongest possible 4-point report. Pull the panel cover yourself (or have an electrician do it) and verify the panel manufacturer, amperage, and any obvious defects — burnt connections, double-tapped breakers, missing breaker fillers. Address visible issues before the inspector arrives. Document the water heater age (from the manufacture date on the label) and roof age (from invoices or county permit records). Have these documents ready for the inspector. Walk the exterior and inspect the roof from the ground; clear debris, replace obviously missing shingles, and address any visible leak paths. Small pre-inspection fixes can keep a borderline finding out of the denial column.
References
- InterNACHI Find an Inspector directory — InterNACHI
- ASHI Find an Inspector directory — American Society of Home Inspectors
- Residential code references for inspectors — International Code Council
- HUD homebuyer inspection guidance — U.S. Department of Housing and Urban Development