4-Point Home Inspections in Florida: What They Cover and Why They Matter
When buying or insuring a home in Florida, you’ll often hear about something called a 4-point inspection. But what exactly is it, and why is it so important? At Ken Dolin Home Inspectors, we want to make sure homeowners, buyers, and real estate agents understand the process—and how it protects both your home and your wallet.
What Is a 4-Point Inspection?
Unlike a full home inspection, which evaluates every aspect of a property, a 4-point inspection zeroes in on the four systems most likely to cause expensive insurance claims:
Roofing System – The roof is your home’s first defense against Florida’s sun, rain, and hurricanes. We check its age, materials, installation quality, and overall condition. Missing shingles, worn flashing, or evidence of past leaks can all be red flags.
Electrical System – Outdated wiring, old panels, or improperly modified circuits can pose serious fire hazards. We evaluate the panel brand, breaker condition, wiring type (aluminum vs. copper), and note any unsafe do-it-yourself work.
Plumbing System – Leaks are one of the most common insurance claims in Florida. We check supply lines, drain lines, water heaters, and shut-off valves for signs of corrosion, active leaks, or outdated materials like polybutylene that insurers often flag.
HVAC System (Heating, Ventilation, and Air Conditioning) – Florida homes depend heavily on cooling systems. We record the age of the unit, test its functionality, and check for safety issues such as improper installation, leaks, or poor maintenance.
These four areas matter most to insurers because if they fail, the results can be catastrophic—think roof damage after a storm, a pipe bursting in the middle of the night, or faulty wiring sparking a fire.
Why Do Insurance Companies Require It?
Florida’s unique climate creates more risk than in other parts of the country. Between hurricanes, heavy rains, extreme heat, and high humidity, homes here age faster. Insurance companies want assurance that the home they’re covering is safe and won’t result in sudden, expensive claims.
A 4-point inspection helps insurance companies:
Reduce risk: An old roof or outdated electrical system is much more likely to fail. Insurers want proof that the home’s critical systems are sound.
Verify insurability: Without a 4-point inspection, some companies won’t issue coverage at all—especially for homes older than 20 years.
Encourage maintenance: Knowing an inspection is required motivates homeowners to keep up with repairs and replacements.
Keep premiums fair: Well-maintained homes may qualify for more affordable insurance rates.
Put simply: a 4-point inspection is about trust and protection—for both the insurance provider and the homeowner.
Common Issues That May Affect Your 4-Point Inspection
Over the years, we’ve seen certain issues appear again and again during 4-point inspections in Florida:
Roofing: Shingles near the end of their lifespan, minor leaks that were never patched, or evidence of storm damage.
Electrical: Outdated Federal Pacific or Zinsco panels, aluminum wiring, or ungrounded outlets.
Plumbing: Corroded cast iron pipes, aging water heaters, or polybutylene plumbing (a material many insurers refuse to cover).
HVAC: Systems older than 15 years, units leaking refrigerant, or clogged drain lines causing water damage.
The good news? Many of these issues can be fixed, documented, and reinspected so that coverage can be approved.
4-Point vs. Full Home Inspection
It’s important to note that a 4-point inspection is not a substitute for a full home inspection.
4-Point Inspection: Insurance-focused, usually just a few pages, covering only the four key systems. It answers the question: “Is this home insurable?”
Full Home Inspection: Comprehensive, covering everything from the foundation to the attic. It’s designed for buyers and homeowners to understand the overall condition of the property.
If you’re buying a home, we strongly recommend doing both. The 4-point inspection will satisfy your insurance provider, while the full inspection will give you peace of mind before making one of the biggest financial decisions of your life.
How Homeowners Can Prepare for a 4-Point Inspection
If your insurance company has requested a 4-point inspection, here are a few tips to make the process smoother:
Roof: Check for missing shingles, damaged flashing, or leaks in the attic.
Electrical: Make sure your panel cover is secure and circuits are labeled clearly. Avoid DIY fixes before the inspection—safety matters more than shortcuts.
Plumbing: Look under sinks for active leaks, ensure your water heater is properly connected and not past its service life.
HVAC: Change your air filter and make sure the system is operational.
Even small steps like these can help ensure your inspection report reflects a well-maintained home.
Why Choose Ken Dolin Home Inspectors?
With over 23 years of experience and more than 100,000 inspections completed across Southeast Florida, we’ve seen it all—and we know exactly what insurers are looking for. More importantly, we know how to explain our findings in a way that’s clear, honest, and helpful.
Here’s what sets us apart:
Family-owned and locally operated – We care about our community because we live here, too.
Trusted by realtors and homeowners – Agents know we deliver reports they can count on.
Detailed, accurate reports—fast – Because insurance deadlines shouldn’t slow down your closing.
Military discount available – A small way to thank those who serve.
Our goal is simple: give you the confidence you need to move forward with your home and insurance decisions.
Final Thoughts
A 4-point inspection may sound like just another box to check, but it’s actually a powerful safeguard. It ensures your home’s most critical systems are in good condition, helps you secure affordable insurance, and gives you peace of mind.
If your insurance company is asking for a 4-point inspection—or if you’re buying an older Florida home—let Ken Dolin Home Inspectors take care of it for you.
📞 Call us today: 561-718-6711
📧 Email: hello@kenco.org
