INSURANCE INSPECTIONS

4-Point Inspections in Orlando & Central Florida

Q: How much does a 4-Point inspection cost?

A 4-Point is $200 stand-alone, or $100 when added to a home inspection. A 4-Point and Wind Mitigation combo is $250. See full pricing.

A 4-Point inspection verifies the age and condition of your electrical, HVAC, plumbing and roof for your insurance company. If the home is older than 20 years, most insurers require one. Permit records are included with every report.

What Is a 4-Point Inspection?

A 4-Point is an inspection required by insurance companies. It verifies the age and condition of four systems — electrical, HVAC, plumbing and roof — and tells the insurer how much risk they may be taking by covering the home.

Requirements vary between insurance companies, but if a home is older than 20 years a 4-Point is typically required. All of our reports include the permit records insurers ask for, pulled from county records.

Insurers want a full picture of the age and condition of these components, and photos must be included with every 4-Point form. If deficiencies are found, the insurer may require repairs, apply a larger deductible or higher premium, or deny coverage entirely.

Who Needs One?

Who Does Not?

What We Need Access To

During a 4-Point we inspect and photograph the following:

THE FOUR CATEGORIES

What Insurers Look For in Each System

1. Electrical

We photograph the panel with the cover removed and installed, and record amperage capacity, brand, age and wiring types. These commonly cause problems with insurers:

Cloth wiring — usually homes built 1920–1975
Active knob and tube wiring — usually 1920–1950
Aluminum wiring (single strand) — usually 1965–1972. Read our aluminum wiring guide →
Damaged or incorrectly sized breakers
Exposed wiring and double-tapped breakers

Any of these will have to be repaired or replaced.

Problem Panel Brands

Known problematic panel brands are an issue for insurers. Watch for:

Federal Pacific (aka FPE, Stab-Lok) — produced 1950–1980
Zinsco
Sylvania — produced 1973–1982
Challenger — produced 1980–1995

If any of these are found during the inspection, they will likely need to be replaced.

2. HVAC

The HVAC section is fairly simple. We inspect and report on:

Presence of a wood-burning stove, gas fireplace or space heater
Age and functionality of the unit
Condensation drain line blockage or water damage around the unit

3. Plumbing

We inspect dishwasher and refrigerator connections, under kitchen and bathroom sinks, toilets and bathtubs, wash machine connections, water valves, sump pump, and the age and type of piping.

The water heater is the biggest component. Severely rusted, leaking, or simply old (over 20 years) is an issue for the insurer. A missing or damaged drain pan is a concern where a leak would damage the home.

The pressure relief valve must have a drainpipe of approved ¾” material — copper, PEX or CPVC — extending within six inches of the floor or terminating outside.

4. Roof

We inspect and report the type of roof covering — 3-tab, architectural, rolled, metal or tile — the condition and any defects observed, and the age of the roof, verified by the most recent county permit or contractor invoice, along with estimated remaining useful life.

The roof is the biggest concern to both the insurer and the homeowner, because it is the most expensive component on a 4-Point inspection.

A Note on Polybutylene

Most homes are plumbed with copper, PEX or CPVC. Some have polybutylene — a problematic pipe known for causing major water damage through leaks, manufactured and available to builders from 1978 to 1996.

If polybutylene is found during a 4-Point, expect the insurer to require replacement. Read our full polybutylene guide →

Common Questions

When is a 4-Point inspection required?

Requirements vary by insurer, but if a home is older than 20 years a 4-Point is typically required.

How long is a 4-Point report good for?

The 4-Point report is good for the life of the insurance policy. If you change insurance companies, the new insurer will not honor the previous report. If upgrades are made, a new 4-Point could benefit the homeowner.

How much does a 4-Point inspection cost?

A 4-Point is $200 stand-alone, or $100 when added to a home inspection. A 4-Point and Wind Mitigation combo is $250. See full pricing.

What happens if my 4-Point finds problems?

Private insurers may deny coverage for significant issues found on a 4-Point. Citizens will insure any homeowner, but it is a last-resort, state-backed insurer and a Citizens policy will cost more than a private one. We recommend working with a non-captive insurance agent or broker before turning to Citizens.

What if my home has polybutylene plumbing?

Expect the insurer to require replacement. Polybutylene was manufactured from 1978 to 1996 and is known for causing major water damage. Read our polybutylene guide.

Which electrical panel brands cause insurance problems?

Federal Pacific (FPE / Stab-Lok, 1950–1980), Zinsco, Sylvania (1973–1982) and Challenger (1980–1995). If found, they will likely need to be replaced.

4-Point Inspections Across Central Florida

We perform 4-Point inspections throughout Orlando, Kissimmee, St. Cloud, Celebration, Winter Park and Sanford — up through Daytona Beach and DeLand — and all along the Space Coast in Melbourne, Palm Bay, Cape Canaveral, Cocoa, Merritt Island and Titusville. Serving Orange, Osceola, Lake, Volusia, Brevard, Seminole and Polk counties.