What Is a 4-Point Inspection, and What Do Palm Beach County Buyers Need to Know?

A 4-point inspection is a short insurance inspection of four systems in a home: the roof, electrical, plumbing and HVAC. Insurance companies ask for it, usually on older homes, to decide whether they will write a policy and at what price. For Palm Beach County buyers, the key is timing: get it done early in your inspection period, because a failed roof or an outdated electrical panel can change your insurance options before you close.

What does a 4-point inspection look at?

The inspector documents the age, type and condition of four systems, usually with photos, on the form your insurance company accepts:

• Roof: covering type, approximate age, remaining life, and signs of leaks, damage or deterioration.
• Electrical: panel brand and capacity, wiring type, and hazards such as double taps, exposed wiring or panel brands insurers flag.
• Plumbing: supply and drain pipe materials, water heater age and location, and any visible leaks.
• HVAC: the age and working condition of the air conditioning and heating equipment.

It is not a full home inspection. It does not look at the foundation, windows, appliances, pool, drainage or most of the interior. I tell every buyer: a clean 4-point report is good news for insurance, not proof the house has no problems. You still want a full home inspection.

When will an insurer ask for one?

No Florida law requires a 4-point inspection on every sale. The requirement comes from the insurance company, and each carrier sets its own rules based on the home's age, the age of the roof and systems, and the documents available. Older homes are the most likely to need one, and so are homes where the seller cannot show when the roof, panel or water heater was replaced.

In Palm Beach County that means a 1980s home in Palm Beach Gardens, an older ranch home in Jupiter, or a historic house in West Palm Beach will often need one. A brand-new home in Avenir or another new community usually will not, though your carrier makes the call. Ask your insurance agent as soon as you are under contract, or before you write the offer.

What does Florida law say about roof age?

Roof age is where most insurance surprises start. Florida Statute 627.7011(5) sets two rules for homeowners policies:

• An insurer may not refuse to issue or renew a homeowners policy on a home with a roof less than 15 years old solely because of the roof's age.
• For a roof 15 years or older, the insurer must allow the homeowner to have the roof inspected by an authorized inspector, at the homeowner's expense, before requiring replacement. If that inspection shows at least 5 years of useful life left, the insurer may not refuse to issue or renew solely because of roof age.

Notice the word "solely." Condition still counts. A roof that is 10 years old but damaged can still cause problems, and an insurer can price or underwrite based on condition, material and other factors. So the 4-point report and a roof inspection still matter even with this protection.

What problems commonly show up?

In older South Florida homes, inspectors frequently note:

• A roof near the end of its life, or one with soft spots, missing tiles or prior leak stains
• Electrical panel brands or wiring types that many carriers will not accept
• Older galvanized or polybutylene supply pipes
• A water heater that is old or has signs of leaking
• An air conditioning system near the end of its life (a common sight given how hard systems run here)

None of these automatically kills a deal. They give you information to price the home correctly.

When should you schedule it during the purchase?

Schedule the 4-point inspection with your general home inspection in the first days of the inspection period. Many inspectors in Palm Beach County can do the full inspection, the 4-point and the wind mitigation report in one visit. Then send the reports to your insurance agent right away and ask for an actual quote on that address. If the seller has a recent 4-point report, ask for it, but confirm with your agent that the carrier will accept its date.

Waiting until a week before closing is how buyers end up scrambling for coverage. Your lender will not fund without proof of insurance.

How is a 4-point different from a wind mitigation inspection?

The 4-point decides whether the home is insurable and on what terms. A wind mitigation inspection documents features that resist hurricane wind (roof shape, roof deck attachment, roof-to-wall connections, secondary water resistance and opening protection) and can earn credits on the wind portion of your premium. Many buyers get both. Our page on wind mitigation inspections and how they can lower your insurance explains that report in detail.

What can you negotiate if the 4-point finds problems?

If an insurer will not write the home as it is, we have options while the inspection period is open. We can ask the seller to replace the item before closing with a licensed contractor and a closed permit, ask for a price reduction or closing credit, or cancel if the cost or timeline does not work. For roof issues, a roofer's estimate and an insurer's written requirement give us real numbers to negotiate with.

Insurance is part of the cost to own, so I want buyers to see it before they commit. Our Palm Beach County property insurance guide for buyers covers shopping for coverage, and what happens after your offer is accepted shows where inspections fit in the timeline. Buying a condo? Read what to check before buying a condo in Palm Beach County.

If you are looking at an older home and want to know what to expect from insurance before you write an offer, book a buyer consultation or call me at 561-352-3056.

Frequently Asked Questions

What are the four points in a 4-point inspection?

The roof, electrical system, plumbing and HVAC. The inspector documents each system's age, type and condition for the insurance company.

Is a 4-point inspection required in Florida?

There is no statewide rule requiring one on every home. Insurance companies decide, and they usually ask for one on older homes or homes without records of system updates.

Can a Florida insurer deny coverage because of roof age?

Under Florida Statute 627.7011, an insurer may not refuse to issue or renew solely because a roof is under 15 years old. For roofs 15 or older, it must allow an inspection, and if the roof has at least 5 years of useful life left, it may not refuse solely because of age.

Does a 4-point inspection replace a home inspection?

No. It covers only four systems for insurance purposes. A full home inspection looks at much more of the house.

When should I get a 4-point inspection when buying?

Early in the inspection period, ideally the same visit as your home inspection and wind mitigation report, so your insurance agent can quote the home before your deadlines.

Published: June 19, 2026 | Updated: October 16, 2026