At Southern Oaks Property Inspectors you an be assured a quality and through inspection by an Internachi Certified Inspector.  We take pride in every inspection and put 25 + years of construction experience into every Report.   

What is a 4 point inspection in Florida?

A 4 point inspection looks at the 4 major systems (Roof, Electrical, Plumbing, HVAC) in an older home.   An insurance company wants to know that an older home has been well maintained, and the major systems are in good working condition. This is not a safety inspection.  They are done by a licensed inspector or  building contractor. 

Here is what a 4 point inspection looks at:

  • Roof -  Type of Roof Covering (shingles, tile, rolled). The age and condition of the roof. Are there missing shingles or leaks?

  • Electrical System -  The type of the wiring in the home (copper, aluminium, knob and tube). The brand of the electrical panel. The condition of the homes electrical system

  • Heating and Cooling - Is there central heat and air in the home? The age and condition of the system. Are there signs of leaking?

  • Plumbing System -    Type of supply and drain lines found in the home (copper, CPVC, galvanized, lead, polybutelene, etc. Is there evidence of current leaks?  The age of the hot water heater.

Some insurance companies like Citizens Insurance, require the inspector to use their form. Other insurance companies allow the inspector to use their preferred format.  In addition to the written report,  the inspector will take photos of each of the major systems to provide to the insurance company.

Can I use my regular home inspection instead? 


4 point vs full inspection:

You can provide your insurance company the full home inspection in lieu of a 4 point inspection. However, we strongly recommend that you don't do this.  In our experience, in most insurance agencies, they ask clients to provide only a 4 point inspection rather than the entire inspection. Often, a home inspection will also list other minor and/or cosmetic damages. We don't recommend sending all the minor issues to your prospective insurance company (unless you have been asked to do this).

Will it help lower my insurance premiums?

No. whether your home "passes" or "fails" a 4 point inspections, it does not change the cost of homeowners insurance.  This inspection simply determines whether an insurance company will offer insurance on your older home.


Can your home fail a 4 point inspection?

If your home has problematic systems, or does not meet an insurance companies underwriting guidelines, you may be declined. If this happens, you can fix that issue, or contact another insurance company.  Common reasons that insurance companies won't insure older homes include:

  •  a shingle roof that is over 19 years old

  • a tile roof or metal roof over 40 years old

  • a damaged roof

  • aluminum wiring or knob and tube wiring due to fire hazards

  • certain brands of electric panels including Federal Pacific, Zinsco, Challenger, and Slyvania due to fire hazard

  • home without central heat and air

  • polybutelene plumbing due to the high risk of plumbing bursts. 

  • a hot water heater over 18 years old. 

If your home has one of these issues, be sure to tell your insurance agent up front so you get an accurate quote.

Southern Oaks Property Inspectors


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