The Complete Four-Point Inspection Guide: What Every Florida Homeowner Must Know
Is your home over 20 years old? Here's how to pass your insurance inspection - and avoid policy denial.
The Four Systems Inspected
Electrical
Panel, wiring, grounding
Plumbing
Pipes, water heater, leaks
HVAC
AC unit, ductwork, age
Roof
Age, condition, materials
Why Do Insurance Companies Require This?
Insurance companies aren't trying to make your life difficult (well, not with THIS at least). They need to assess risk. Homes over 20-30 years old are more likely to have aging systems that could cause fires, water damage, or other costly claims.
The 4-point inspection gives insurers a snapshot of your home's four most critical systems. If everything's in working order, you get coverage. If there are major issues, you'll need to fix them first - which is actually in your best interest. Better to find a problem during an inspection than during a flood at 2 AM.
Who Needs a 4-Point Inspection?
- • Homes 20+ years old (some carriers require for 15+ years)
- • When purchasing a new policy on an older home
- • When switching insurance companies
- • Sometimes at policy renewal
Point 1: Electrical System
Your electrical system is the #1 cause of house fires. Inspectors are looking for hazards that could lead to fires or electrocution.
What We Inspect:
- Panel type and condition - Circuit breakers are good. Federal Pacific, Zinsco, and old fuse boxes are red flags.
- Wiring type - Copper is ideal. Aluminum wiring (common in 1965-1972 homes) requires special consideration.
- Service amperage - Most modern homes need 200 amps. Some carriers accept 100 amps.
Automatic Fails
- • Federal Pacific (FPE) or Zinsco panels
- • Double-tapped breakers
- • Exposed or damaged wiring
- • Evidence of DIY electrical work
Point 2: Plumbing System
Water damage is the most common insurance claim. Inspectors focus on leak potential and pipe material.
What We Inspect:
- Pipe materials - Copper and PEX are preferred. PVC is acceptable for drains. Polybutylene (gray pipes, 1978-1995) is problematic.
- Water heater age and condition - Most carriers want it under 15 years. Corrosion or leaks fail.
- Active leaks - Under sinks, at connections, or in the slab (if accessible).
Automatic Fails
- • Polybutylene pipes (must be replaced)
- • Active water leaks
- • Water heater over 15-20 years or showing corrosion
- • Missing shut-off valves
Point 3: HVAC System
In Florida, your AC isn't a luxury - it's survival. Inspectors verify it's functional and not a fire/mold hazard.
What We Inspect:
- Unit age - Most carriers prefer units under 15-20 years. Florida's humidity is hard on AC systems.
- Proper installation - Correct electrical connections, secure mounting, no refrigerant leaks.
- Operational test - Does it actually cool? (You'd be surprised how many don't.)
Pro Tip
Have your AC serviced before the inspection. A clean filter and proper refrigerant levels demonstrate maintenance - and make a good impression.
Point 4: Roof
The roof is often the make-or-break point. Florida roofs take a beating from sun, rain, and hurricanes. Insurers are VERY particular about roof condition.
What We Inspect:
- Age - Most carriers want shingle roofs under 15-20 years. Tile/metal can be older (25-40 years).
- Visible condition - Missing shingles, exposed underlayment, sagging, or storm damage.
- Remaining life - Even if it's "only" 12 years old, extensive wear can fail.
Common Roof Failures
- • 3-tab shingles over 15 years old
- • More than 3 layers of roofing
- • Visible damage or missing materials
- • Active leaks or water stains in attic
How to Prepare for Your Inspection
Clear Access Points
Make sure the electrical panel, water heater, HVAC system, and attic access are unobstructed.
Gather Documentation
Roof permits, HVAC service records, and any recent repair invoices help verify ages and work quality.
Fix Obvious Issues
A dripping faucet or missing outlet cover is easy to fix. Don't let small things tank your report.
Be Present
You can ask questions and learn about your home. Inspectors appreciate homeowners who are engaged.