General information, not legal, engineering or insurance advice.
If your Florida home is more than a couple of decades old, your insurance company may ask for a 4-point inspection before it will write or renew your policy. Here is what the inspection covers, when it's usually required, how it differs from a wind mitigation report, and what it costs.
What is a 4-point inspection?
A 4-point inspection is a limited inspection of the four systems that drive the most insurance claims on older homes:
- Roof: covering type, approximate age, remaining life and any signs of leaks or damage.
- Electrical: panel brand and condition, wiring type, and hazards such as certain older panels, aluminum branch wiring or cloth wiring.
- Plumbing: supply and drain pipe materials (for example polybutylene or galvanized), water heater age and visible leaks.
- HVAC: the age and working condition of heating and cooling equipment.
It is not a full home inspection and doesn't judge whether the home is a good purchase. It tells the insurer whether these systems are in acceptable condition to insure.
When is a 4-point required?
There's no single state rule. Each insurer sets its own requirements, and they change. Generally:
- Insurers commonly ask for a 4-point on homes around 25 to 30 years old or older. Some ask at younger ages, and some ask again as a home ages.
- Citizens Property Insurance, the state-backed insurer, also requires 4-points on older homes. Check its current underwriting rules.
- Many insurers want the report dated within roughly the past 12 months, so an old 4-point from your purchase may not be accepted.
4-point vs. wind mitigation
The two reports do different jobs. A 4-point is usually a requirement to get coverage on an older home. Awind mitigation report (form OIR-B1-1802) is optional and documents features such as roof-to-wall connections and opening protection so your insurer can apply windstorm discounts. It is valid for up to five years. Most inspectors offer both in one visit. See how the wind mitigation discount works.
What does a 4-point cost?
Published Tampa Bay prices we checked in October 2026 were about $120–$140 for a 4-point on its own and $175–$220when combined with a wind mitigation report. Our inspection cost guide covers what moves the price.
Common reasons a home fails
- A roof near or past the end of its expected life, or with active leaks.
- Electrical panels that insurers consider hazardous, double-tapped breakers, or ungrounded or cloth-insulated wiring.
- Polybutylene supply lines, or an old water heater with signs of leaking.
- HVAC equipment that doesn't work or is very old.
A failed item doesn't always mean you can't get insurance. Often the insurer wants the item fixed and a new report or a contractor's invoice. Licensed roofers, electricians and plumbers can tell you what's needed.
Find a 4-point inspector
We list every active DBPR-licensed home inspector in Hillsborough, Pinellas and Pasco counties. Find a wind mitigation and 4-point inspector near you.