The 4-point Home Inspection

If you’re selling a home in Florida, you may hear the term 4-point inspection and think it’s the same as a home inspection. In practice, they serve different purposes. A 4-point inspection is typically requested by insurance companies to help them evaluate certain aspects of the property. It's focused on assessing potential risks in FOUR key systems. Watch the 2 min 30 sec video here or read on:

A 4-point inspection assesses risk. They focus on just four systems in the home.

1. The roof.

They’re looking at age, condition, visible wear, and how much useful life is left. A roof doesn’t have to be brand new, but once a roof reaches roughly 18 to 20 years old, even if it isn’t leaking, some insurance companies may refuse to insure the home.

2. Electrical.

This is about safety, not just age. Certain brands are an automatic or near-automatic refusals:

• Federal Pacific (or FPE) panels,

• Zinsco panels,

• Knob-and-tube wiring,

• Aluminum branch wiring without remediation,

• Ungrounded systems where upgrades are not feasible.

Even if “everything works,” insurers look at actuarial fire data, not homeowner experience.

3. Plumbing.

This one is often binary. Some materials are simply unacceptable. Common refusal triggers are:

Polybutylene piping (a significant issue in Florida), Galvanized supply lines near end of life, Documented recurring leaks or water damage, Evidence of corrosion or pressure failures. Plumbing refusals are often firm because water losses are expensive and frequent.

4. HVAC.

HVAC alone rarely kills coverage, but it tips borderline homes into denial. Refusal risk increases when:

• HVAC is 20–25+ years old,

• Unit is nonfunctional or improperly installed,

• Combined with older roof and electrical.

Insurers don’t insure homes, per se. They insure failure probability. Refusal usually happens when:

• One system exceeds an absolute risk threshold or,

• Multiple systems stack into a loss profile they won’t price.

Your home might be the most cosmetically beautiful home in the area, but if you didn’t update the “boring” systems, you could be looking at a significant loss when you need or want to sell, because if a buyer can’t get insurance, they can’t close.

Even cash buyers typically want insurance to protect against loss. That’s why inspections often become leverage for credits or repairs before closing.

Getting a home inspection yourself could be a proactive way for you to know the true condition of your home. It can prevent delays, renegotiations, or canceled deals. Some sellers say, “I want an As-Is transaction! I won’t fix anything!” and that’s fine. Just understand it dramatically narrows your buyer pool. Few buyers want to risk writing an offer on a home they may not be able to insure at closing.

This isn’t about fear. It’s about clarity. Requirements vary by insurer, but this explains how underwriting typically works. Contact us today.