If you’re buying, selling, or renewing homeowners insurance on a Florida house, you’ve probably heard of a four-point inspection. It’s a shorter, focused home inspection used mainly by insurance companies to assess risk for older homes (typically 30 years and up) — but for Florida properties it’s more than just a checkbox exercise. Here’s a deep-dive into each component of the four-point inspection and what homeowners in the Sunshine State should know to prepare, pass, and protect their investment.

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What is a Four-Point Inspection?

A four-point inspection evaluates four major systems of a home: the roof, electrical, plumbing, and HVAC. Unlike a full home inspection, which examines everything from the foundation to the doorknobs, the four-point focuses on age, material condition, and any safety hazards that most influence insurance risk and potential large losses. Insurance underwriters use the report to determine eligibility, premiums, and exclusions.

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Roof: Florida’s first line of defense

In Florida, the roof is arguably the single most scrutinized item. Hurricanes, tropical storms, intense sun, and heavy rains mean roofs age faster here than in many other climates.

Key roof issues inspectors look for:

Age of roofing material. Many insurers have cutoffs (often 15–25 years depending on material) after which coverage is limited or excluded for roof-related losses.

Active leaks, missing or deteriorated shingles/tiles, and localized damage.

Roof covering type and installation. Tile, metal, asphalt shingles, and built-up roofs behave differently under wind loads.

Signs of deferred maintenance like sagging, water stains in attic, or inadequate flashing.

Coastal exposure and corrosion (for metal flashings and fasteners).

Florida homeowners should keep roof documentation: receipts for replacement or repairs, photos, and any hurricane straps or tie-downs installed. If your roof is old, consider getting a contractor’s estimate or a roof certification — many insurers accept this as proof of condition.

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Electrical: safety and capacity concerns

Electrical systems are another major red flag for insurers. Florida homes often contain older wiring or have had piecemeal upgrades that lead to overloads or unsafe conditions.

Common inspector findings:

Knob-and-tube or aluminum wiring — older wiring types that are frequently flagged.

Outdated service panels (e.g., fuse boxes) or panels with improperly sized breakers.

Ungrounded outlets or missing GFCIs in wet areas like kitchens, bathrooms, and garages.

Improper wiring installations, double-tapped breakers, or overloaded circuits.

For Florida homes, the constant use of HVAC and pool equipment increases electrical load. Homeowners can mitigate problems by upgrading panels, adding dedicated circuits for big appliances, and installing GFCIs and AFCIs where required. Always keep permits and receipts for electrical work — inspectors and insurers like proof of professional upgrades.

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Plumbing: corrosion, age, and leak history

Plumbing inspections focus on material type, visible leaks, and the potential for catastrophic failure. In Florida, salt air and water chemistry can accelerate corrosion in some systems.

What gets examined:

Pipe material (copper, galvanized steel, PVC, CPVC, PEX). Galvanized piping is often a concern due to corrosion and reduced capacity.

Visible leaks, water stains, or evidence of previous repairs — frequent leak history can scare underwriters.

Water heater condition and age. Many insurers have age cutoffs for water heaters or require strapping in hurricane zones.

Sewage and septic concerns — if applicable, condition and maintenance records matter.

Proactive steps: replace galvanized piping where feasible, document recent plumbing work, and ensure water heaters and exposed pipes are secured and protected against freeze (rare in Florida but still a consideration in some microclimates).

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HVAC: Florida’s workhorse

Because Florida’s climate means HVAC systems run year-round, insurers pay close attention to their condition, maintenance, and age.

Inspector focus areas:

Age and service history of the A/C unit.

Evidence of poor maintenance (clogged coils, debris, refrigerant leaks).

Improper installations or exposed ductwork that could increase risk or inefficiency.

Safety features like proper disconnects and clearances.

Keeping current service records, a recent maintenance tune-up, and replacing units near the end of their useful life can improve an insurer’s assessment and potentially lower premiums.

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Florida-specific considerations & insurance implications

Florida’s hurricane exposure, coastal salt air, and high humidity change the calculus:

Wind mitigation features (hurricane straps, impact-resistant windows, reinforced garage doors) can significantly reduce premiums and improve underwriting decisions.

Coastal corrosion for metal components may prompt inspectors to note deterioration even if systems otherwise function.

Age thresholds for roofs and HVAC are strictly enforced — be prepared for exclusions or the need for upgrades.

Fraudulent documentation is taken seriously. Keep original receipts, permits, and photos.

If the four-point finds major issues, insurers may either deny coverage, add exclusions, or require repairs before issuing a policy. In some cases, high-risk homes are placed on the Florida Hurricane Catastrophe Fund or assigned to specialty insurers.

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Tips to prepare your Florida home

Gather paperwork: receipts, permits, and service records for roof, HVAC, electrical, and plumbing.

Address obvious hazards: repair leaks, replace broken outlets, clear vegetation from rooflines.

Consider targeted upgrades: install GFCIs, replace old panels, add hurricane straps, and service the A/C.

Get professional inspections/estimates for items likely to fail (roof, panel, A/C) — insurers may accept these in lieu of immediate replacement.

Document everything with photos before and after work.

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A four-point inspection may be brief, but its impact — particularly in Florida — can be substantial. By understanding what inspectors look for and taking proactive steps to maintain or upgrade the roof, electrical, plumbing, and HVAC systems, Florida homeowners can improve insurability, reduce premiums, and sleep easier when the next storm season rolls in. If you’re facing a four-point report, treat it as a roadmap: fix the high-risk items first, keep thorough documentation, and you’ll be in a much stronger position with insurance companies and future buyers alike.