What is a four-point inspection in the Florida Keys?
A four-point inspection is a limited evaluation of four key systems in a residential property - the roof, electrical, plumbing, and HVAC. In the Florida Keys, insurance carriers frequently require a four-point inspection before issuing or renewing a homeowners policy, particularly on older homes.
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Quick answer
- What it covers: roof, electrical, plumbing, and HVAC systems
- Who requires it: insurance carriers, typically for homes 20 years or older
- Who performs it: licensed home inspectors or contractors
- Purpose: helps insurers assess risk before issuing a policy
- Florida Keys relevance: widely required due to older housing stock and high insurance scrutiny in coastal markets
- Not a full inspection: covers only the four systems, not the entire property
What each section of a four-point inspection covers
- Roof - age, condition, material type, and estimated remaining useful life
- Electrical - panel type, wiring condition, and presence of any known hazards such as aluminum wiring or older panel brands flagged by insurers
- Plumbing - pipe material, water heater age and condition, and any visible leaks or concerns
- HVAC - age, condition, and functionality of heating and cooling systems
Why four-point inspections matter in the Florida Keys
- Many Florida Keys homes were built in the 1970s and 1980s and trigger automatic insurer requirements for four-point inspections
- Older electrical panels such as Federal Pacific and Zinsco are flagged by most insurers and can affect insurability
- Roofs with limited remaining life may result in policy denial or significantly higher premiums
- Polybutylene plumbing, common in older homes, is often flagged by insurers as a concern
- A failed or marginal four-point inspection can complicate or delay closing if insurance cannot be bound
What buyers should do
- Request the current four-point inspection report from sellers as part of due diligence
- Factor four-point inspection results into repair requests and negotiation
- Begin insurance shopping early to allow time to address any four-point issues before closing
- Understand that a four-point inspection is not a substitute for a full home inspection
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