A Florida 4-point inspection checks four things on an older home: the roof, the electrical, the plumbing and the heating and air conditioning. Insurers use it to decide whether to write your policy. Citizens requires one on homes more than 20 years old, so on many homes in Hillsborough, Pasco and Pinellas, it can make or break your insurance before closing.
Out-of-state buyers ask me about this all the time. If you love the character of an older block home in Tampa, St. Petersburg, Clearwater or Dunedin, or you’re looking at a 1980s or 1990s home in Carrollwood or Lutz, this is the part of the process you want to understand before you write an offer.
What Is a 4-Point Inspection in Florida?
It’s a short inspection on a standard insurance form, done by a Florida-licensed inspector. It isn’t a full home inspection. The inspector records the age, type and condition of four systems:
Roof: material, age, remaining life and any signs of leaks
Electrical: the panel, the amperage and the type of wiring
Plumbing: the pipe material, the water heater and any leaks or past water damage
Heating and air conditioning (HVAC): age and whether it’s in good working order
Here’s what Citizens, the state-backed insurer, says on its Inspections page:
A 4-point is required for homes more than 20 years old when you apply for new coverage.
Serious problems like exposed wiring or active leaks should be fixed before you apply.
The report has to be dated within 12 months of the application (Citizens).
Private insurance companies set their own age cutoffs and rules, so your insurance agent will tell you whether the home you’re looking at needs one.
What Does a 4-Point Inspection Flag Most?
Roof age and condition
The roof gets the most attention in Florida. Citizens wants proof of at least five years of remaining life on a shingle roof older than 25 years, or a tile, metal or concrete roof older than 50 years. Otherwise it wants proof the roof was fully replaced (Citizens).
Florida law helps a little here. An insurer can’t refuse to write or renew your policy just because of roof age if the roof is under 15 years old. If it’s older, the insurer has to let you get a roof inspection first, and it can’t turn you down for age alone if the roof has five or more years of life left (Florida Statutes 627.7011). Ask for the roof permit date, not just “the roof is about 10 years old.”
Electrical panel and wiring
Older homes are where wiring questions come up. Citizens has listed knob and tube wiring, aluminum branch circuit wiring that hasn’t been properly fixed, service under 100 amps, and hazards like double-tapped breakers as unacceptable (Citizens Home Condition Requirements). Ask your inspector to note the panel brand and age too, because some carriers have their own panel rules.
Plumbing
Citizens won’t write a new policy on a home over 20 years old that has polybutylene pipes (Citizens). Leaks, signs of past water damage and an older water heater get flagged as well. If the home is older, ask your inspector about a sewer line camera scope too. It isn’t part of the 4-point, but it’s the easiest way to see what’s under the yard before you own it.
Heating and air conditioning
The inspector notes the system’s age and whether it works. In our climate, your AC runs most of the year, so if it’s near the end of its life, factor that into your offer. If something’s flagged, it’s worth getting more than one licensed opinion.
Is a 4-Point Inspection the Same as a Home Inspection?
No. Out-of-state buyers often hear about four or five different inspections in Florida. Here’s how they fit together:
| Inspection | Who it’s mainly for | What it covers | |---|---|---| | Full home inspection | You | The whole house, top to bottom | | 4-point inspection | Your insurance company | Roof, electrical, plumbing, HVAC | | Wind mitigation inspection | Your insurance premium | Roof shape, roof attachment, windows and openings, features that can earn discounts | | Roof inspection | Your insurance company | Roof condition and remaining life on older roofs | | Sewer scope | You | The main drain line from the house to the street |
Many inspectors can do the full inspection, the 4-point and the wind mitigation on the same visit. Do them early in your inspection period so you have time to get insurance quotes and ask for repairs.
What Should You Do Before You Make an Offer on an Older Home?
Ask for the big four up front. Roof year, panel type, pipe material and AC age. A seller who has these ready usually has receipts and permits to back them up.
Check the permit history. Your city or county building department has an online permit search. A permitted roof or electrical update carries more weight with an insurer.
Get an insurance quote during your inspection period, not after. Send your agent the 4-point and wind mitigation reports the day you have them.
Get licensed quotes on anything flagged. I don’t guess at repair costs. A licensed roofer, electrician or plumber’s quote gives you real numbers to bring to the seller.
Put year one into your monthly number. Insurance is often the cost line that moves the most on an older home. Map it with your mortgage, taxes, flood insurance and any HOA or CDD fees. What Six Ownership Cost Lines Should Tampa Bay Relocators Map Before They Pick a County?
And while you’re reading the insurance quote, look at the wind deductible too. What Is a Hurricane Deductible in Florida, and How Much Could You Owe After a Storm?
Can an Older Home Still Be a Smart Buy?
Absolutely. Plenty of older Tampa Bay homes have newer roofs, updated panels and replaced plumbing, and some come with features you’d pay more for in new construction, like a larger lot or an established street. The key is knowing what the insurer will look at before you fall in love with the house, so the 4-point report doesn’t surprise you two weeks before closing.
Looking at an Older Home in Tampa Bay?
Call or text me at 813-495-7238. Send me the homes you’re considering in Hillsborough, Pasco or Pinellas, and I’ll find out the roof, panel and plumbing details before you tour, so you know which ones are worth your inspection dollars.
Jennifer Messina Realtor | Tampa Bay (Hillsborough, Pasco, Pinellas) Luxury Service at Every Price Point Phone: 813-495-7238
This post explains publicly available insurance guidelines and Florida law. It isn’t insurance, legal or construction advice. Insurer rules change and every carrier underwrites differently, so confirm the details with your insurance agent and a licensed inspector.
FAQ: 4-Point Inspections on Older Tampa Bay Homes
What is a 4-point inspection in Florida?
It’s a short insurance inspection of four systems: roof, electrical, plumbing and heating and air conditioning. A Florida-licensed inspector fills out the form, and the insurance company uses it to decide whether to write a policy on an older home.
How old does a home have to be to need a 4-point inspection?
Citizens requires one on new policies for homes more than 20 years old. Private insurers set their own age cutoffs, so ask your insurance agent about the specific home before your inspection period starts.
Who pays for the 4-point inspection?
Usually the buyer, since you’re the one applying for insurance. Many inspectors offer it with your full home inspection and wind mitigation inspection on the same visit.
Can I get insurance on a house with an old roof in Florida?
Often, yes. Under Florida law, an insurer can’t turn you down for roof age alone if the roof is under 15 years old. For an older roof, you can get an inspection, and if it shows five or more years of life left, the insurer can’t refuse based on age alone.
What fails a 4-point inspection?
Common problems include an aging or leaking roof, knob and tube or unremediated aluminum branch wiring, low electrical service, polybutylene pipes, active leaks and an AC system that isn’t working properly. Each insurer decides what it will accept.