A Comprehensive Guide to Understanding the Cost of a 4-Point Inspection

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When you’re buying or selling a home—especially an older property—your insurance company may require a 4‑point inspection. Unlike a full home inspection, this check is a surface‑level review that documents the condition of just four major systems: the roof, electrical, plumbing, and HVAC. It’s not nearly as involved as a home inspection, but it helps insurers gauge risk and set premiums.

What is a 4-Point Inspection?

  • Roof: Age and visible condition, including material type and any obvious damage or missing shingles. No climbing over every surface—inspectors note only what can be seen safely from the ground or a ladder.

  • Electrical: Main service panel, visible wiring, outlets, and switches. Looked at for signs of outdated components (e.g., knob‑and‑tube, aluminum wiring) that insurers flag as fire risks.

  • Plumbing: Visible piping, fixtures, and the water heater. Inspectors check for leaks, corrosion, and outdated materials but don’t dismantle walls or crawlspaces.

  • HVAC: Basic operation of heating and cooling equipment—age, obvious wear, and signs of malfunction in the condenser and air handler.

This focused process typically takes 30–60 minutes, depending on property size. Inspectors produce a report with photos and brief notes on each system’s visible state.

Why Insurers Require the 4-point inspection

Insurance underwriters use 4‑point reports to:

  • Identify obvious hazards that can lead to large claims (e.g., old wiring, leaky roofs).

  • Decide if a property meets their minimum risk criteria for issuance or renewal.

  • Adjust premiums based on the condition of these four critical systems.

Because the inspection looks only at major items’ visible condition, insurers may still request full repairs or further evaluation if the report flags significant concerns.

Typical 4-point inspection cost in Florida (2025)

  • Base Inspection Fee: $75–$150, varying by region and home size.

  • Additional Charges: Some inspectors add travel fees for remote areas, or surcharge for homes over 3,000 sq ft.

Note: This fee covers the surface review only. Any repairs or upgrades recommended by the insurance company will be extra.

4-point updated form for 2025

For the 2025 insurance season, Citizens has revised their 4‑point report templates to:

  • Electrical – More options available for wiring types 

  • Plumbing – Age of pipe drains added, water heater age required, types of pipe now include cast iron as an option

What this means for you: Insurance companies want more information about the home which gives them more reasons to raise premiums and drop clients. The biggest change will be the addition of noting cast iron pipes. Whereas, previously many homeowners could slip under the radar with their cast iron pipes, now the insurance company wants to know before you receive your policy.

If you’re booking an inspection in 2025, confirm your inspector uses the updated form to avoid delays in your policy processing.

What to Expect After Your Report

  • Insurance Decision: Your insurer will review the 4‑point report and either approve, deny, or request repairs.

  • Repair Estimates: If repairs are required to meet underwriting guidelines, you’ll need contractor quotes—these costs are separate from the inspection fee.

  • Policy Adjustments: A clean 4‑point report can help maintain or lower your premium; flagged issues may increase your rate or lead to exclusions.

Keep copies of your report and any repair invoices, as insurers often ask for follow‑up documentation to finalize coverage.

Choosing your inspector

Look for someone who:

  • Holds a valid Florida home inspector license.

  • Uses the latest 2025 4‑point form (ask when you call).

  • Offers clear, concise reports with photos.

  • Has good reviews from real estate agents and homeowners.

A low fee is tempting, but make sure it covers travel and the updated form requirements. A surface‑level 4‑point inspection isn’t about finding every hidden issue—its main goal is to document the condition of major systems quickly for your insurer.

Verifying Roof Permits and Proper Documentation

One often overlooked detail in 4-point inspections is whether roof work was completed with the correct permits. Florida counties require permits for most roof replacements and significant repairs. Without proper documentation, insurers may assume unpermitted work was done substandardly, leading to:

  • Denied Claims: If a roof leak occurs and no permit exists for the replacement, insurers can deny coverage for repairs or replacements related to that work.

  • Delayed Policy Issuance: Insurers may request copies of permit records or final inspection approvals before binding coverage, adding time and complexity to your closing process.

  • Increased Premiums or Exclusions: Unpermitted or undocumented roof work is seen as higher risk, so insurers may charge higher rates or exclude roof coverage contributions in the event of damage.

What to Ask Your Inspector:

  • Can you confirm permit details (issue date, contractor, final approval) for any roof work within the past 10 years?

  • Will you include permit numbers and inspection dates in your report?

  • Do you have local county portal access to verify the permit status directly?

Some municipalities have permit histories readily available online. Some require public records request which are usually free. Every once in a while a building department may charge to dig up old archived files and scan the documents that are not digital. Ensuring roof permits are in order not only satisfies underwriting requirements but also protects you from unexpected out-of-pocket costs down the road.

Preparing for your 4-point inspection

Here are some tips how homeowners can prepare for a 4-Point Inspection. Good preparation can streamline the process, reduce surprises, and help your inspector focus on what matters most. Here are practical steps you can take:

  • Clear Access Points: Remove storage and debris around your electrical panel, water heater, and HVAC unit. Ensure your inspector can open panels and access equipment without delay.

  • Provide Safe Roof Access: Trim back tree branches and clear loose debris from gutters and roof edges so the inspector can safely observe visible areas from the ladder.

  • Inspect Filters and Drains: Replace HVAC filters and clean drainage lines or condensate pans. This shows you maintain the system and prevents false-positive indications of neglect.

  • Gather Documentation: Locate permit records, warranties, and receipts for any major system work (roof, panel upgrades, water heater replacements). Having these on hand allows your inspector to verify permit history quickly.

  • Test Basic Functionality: Turn on and off the HVAC, run faucets in multiple locations, and cycle light switches. This confirms systems operate at the time of inspection and prevents “not functioning” notes.

  • Ensure Adequate Lighting: Schedule during daylight and turn on interior lights in dim areas (attics, crawlspaces). Good visibility helps the inspector spot surface-level concerns faster.

  • Secure Pets and Children: Keep pets in a safe, contained area and inform your inspector of any potential hazards. A calm environment lets the inspection proceed smoothly.

Frequently Asked Questions about a 4-Point

Q: Can I conduct a 4-point inspection myself?
A: No. Florida law requires a licensed inspector to perform and sign off on these reports.

Q: How long is a 4-point report valid?
A: Typically 30–90 days, but confirm with your insurer—some allow up to six months.

Q: What happens if the inspector can’t access certain areas?
A: They’ll note “not accessible,” and insurers may require a re-inspection once access is provided.

Q: Can I use an older 4-point report if I just refinanced?
A: Refinancing often has different underwriting rules; check with your lender and insurer.

Q: Does wind mitigation count as part of the 4-point?
A: No. Wind mitigation is a separate inspection that can earn homeowners significant premium discounts.

Bottom Line

A 4‑point inspection is a targeted, surface review of your home’s roof, electrical, plumbing, and HVAC systems. It’s not a substitute for a full home inspection, but it’s a cost‑effective way for insurance companies to assess visible risk and set your policy terms. Before you schedule, verify the inspector’s license, confirm they use the 2025 forms, and understand that any repair work will add to your total expenses.