Four-Point Inspections in Southwest Florida

A four-point inspection reports on the condition and age of four systems: roof, electrical, plumbing, and HVAC. Florida insurers commonly require one before writing or renewing a policy on an older home. It is not a full home inspection and does not replace one.

What the four points are

The inspection is named for the four systems an insurer cares about, because these are the four that generate the largest claims when they fail.

System	What the report covers
Roof	Covering type, age, visible condition, and estimated remaining life. This is the item that most often decides whether a policy gets written, and in Southwest Florida it is also the one most affected by storm history.
Electrical	Panel brand and amperage, wiring type, and any conditions carriers treat as disqualifying. Federal Pacific and Zinsco panels, aluminum branch wiring, and cloth-insulated wiring all fall here.
Plumbing	Supply and drain material, water heater age, and visible leaks or corrosion. Polybutylene supply lines are a common finding in homes built through the early 1990s and frequently affect insurability.
HVAC	System type, age, and whether it is operating at the time of inspection. Air handlers in unconditioned garages and attics are standard here, and their condition reflects that.

When your insurer will ask for one

Four-point inspections are driven by the carrier, not by the buyer. You will usually be asked for one in these situations.

Writing a new policy on an older home

Most Florida carriers require a four-point once a home reaches a certain age, commonly 30 years or older, though the threshold varies by carrier and some set it lower. Your agent will tell you which applies.

Renewing an existing policy

Carriers reassess at renewal, and an older home that was previously written without one may now need it. This catches people off guard, because nothing about the house has changed.

Changing carriers

Shopping your policy usually means a fresh four-point for the new carrier even if your current one never asked.

Buying an older home

If you are financing and insuring an older property, the four-point often runs alongside your general inspection. Scheduling both at once saves a separate visit.

What happens during the inspection

1. We photograph and document each of the four systems, since carriers require photo support and will return a form without it.
2. We record ages where they can be determined from data plates, permits, or visible markings, and state plainly when an age cannot be verified.
3. We note any condition a carrier is likely to flag, so you find out from us rather than from a declination letter.
4. You and your agent receive the completed form.

If the report turns up a problem

A four-point that identifies an aging roof or an outdated panel is not automatically a declined policy. Carriers vary widely in what they will accept, and some will write a policy subject to a repair being completed within a set window.

What matters is knowing before you apply. If a roof has two years of life left, that is a conversation to have with your agent while you still have options, rather than after a non-renewal notice arrives.

Four-point and wind mitigation together

These two are frequently ordered as a pair, and they do opposite jobs. The four-point tells the carrier whether they want to insure the home. The wind mitigation inspection tells them how much of a discount you have earned.

If you are getting one, it is usually worth getting both in the same visit. The four-point is a requirement; the wind mitigation form is the one that can reduce what you pay.

Service area

We perform four-point inspections throughout Lee, Collier, and Charlotte counties, including Cape Coral, Fort Myers, North Fort Myers, Naples, Bonita Springs, Estero, Lehigh Acres, Punta Gorda, and Marco Island. See our full service areas.