If you are buying or selling a home in Northeast Florida that is more than 15 years old, your home insurance company is going to request a 4-Point Inspection.
Unlike a comprehensive home inspection that evaluates the entire property for a buyer’s peace of mind, a 4-Point Inspection is strictly for the insurance underwriter. They want to know one thing: Is this home a high risk for a major financial claim?
If the underwriter deems any of the four “points” uninsurable, you won’t get insurance. If you can’t get insurance, the lender won’t fund the mortgage, and the entire real estate deal may collapse.
To make sure your transaction stays on track, this educational guide breaks down exactly what our inspectors look for, the most common “deal-breakers” that cause issues, and how buyers and sellers can prepare. And just to be clear, a 4 Point Inspection is not a pass/fail inspection, but there are certain items insurance companies will not accept (more on that below).
What Exactly is a 4-Point Inspection?
A 4-Point Inspection focuses exclusively on the four primary, high-risk systems in a home:
- Roofing System
- Electrical System
- Plumbing System
- Heating, Ventilation, and Air Conditioning (HVAC)
The insurance company wants to ensure these systems are in good working condition, free of hazardous defects, and have plenty of remaining useful life.
The 4 Points: What We Inspect & How to Prepare
1. The Electrical System
Insurance companies are terrified of fire hazards. Old, outdated components or unpermitted DIY work will cause an immediate red flag.
- What we look for: The brand of the electrical panel, the type of wiring, and signs of overloading or hazardous DIY work (like double-tapped breakers).
- Automatic Red Flags:
- Hazardous Panels: Federal Pacific (Stab-Lok), Zinsco, Challenger, old fuse boxes, etc. These are notorious fire hazards, and insurance companies will flatly refuse them. See a complete list here
- Outdated Wiring: Aluminum branch wiring (common in the 1960s/70s) or knob-and-tube wiring (often found in Jacksonville’s historic districts like Riverside or Avondale).
- Safety Hazards: Exposed wiring, unsafe wiring, double-tapped breakers in the panel, etc.
- How to Prepare:
- Sellers: Hire a licensed electrician to correct any double-taps, exposed wires, unsafe wiring, etc. before listing. If you have an outdated panel (like Federal Pacific), budget to replace it immediately.
- Buyers: Look closely at the seller’s disclosures. If the panel is an outdated brand, negotiate a replacement into your offer.
2. The Plumbing System
Water damage is the most expensive and frequent claim type for Florida insurance companies.
- What we look for: The type of piping materials used throughout the home, active leaks, and the age/condition of the water heater.
- Automatic Red Flags:
- Polybutylene Piping: This flexible gray plastic pipe was used extensively from the late 1970s to the mid-1990s. It is prone to sudden, catastrophic bursting. Insurance companies will rarely write a policy for a home with “Poly” pipes. Read more about polybutylene pipes here.
- Active Leaks: Any visible moisture, active dripping, or severe corrosion under sinks, near the water heater, or around toilets.
- Water Heater Age: A water heater over 15 years old, even if it works perfectly, can trigger a rejection or a demand for immediate replacement.
- How to Prepare:
- Sellers: Check under every sink for slow drips or corroded supply lines. Ensure the water heater has a proper Temperature and Pressure (TPR) discharge pipe installed.
- Buyers: If the home has polybutylene plumbing, understand that a total home replumb will likely be required to secure insurance.
3. The Roofing System
With Florida’s severe weather and hurricanes, the roof is under intense scrutiny.
- What we look for: The age of the roof coverings, permit information, visible signs of damage, and remaining useful life.
- Automatic Red Flags:
- Age Constraints: Most insurance carriers require architectural shingle roofs to be under 15–20 years old, and older 3-tab roofs under 12 years old.
- Physical Defects: Missing or damaged shingles, heavy curling, severe granule loss, etc.
- Active Leaks: Water stains on the interior ceilings or inside the attic space.
- How to Prepare:
- Sellers: Clear all debris, moss, and overhanging tree branches off the roof. Pull your original roofing permits so you can prove the exact date the roof was installed. If your roof is old or if you don’t know how old it is, it may be a good idea to have a roofer take a look at it prior to the inspection so any necessary repairs can be made.
- Buyers: If the roof is over 15 years old, ask your insurance carrier if the roof is insurable. If it has 3 years or less typical life expectancy left, the insurer will likely require a roof replacement.
4. The HVAC System (Heating & Cooling)
While central air conditioning is a lifestyle necessity in Jacksonville, insurance companies care most about the age of the system and its’ current state of functionality.
- What we look for: The age and operational condition of the heating and cooling units, as well as the presence of a permanent heat source.
- Automatic Red Flags:
- No Permanent Heat: Space heaters, window units, or fireplaces do not count. The home must have a permanently installed central heating system or a dedicated wall unit.
- Inoperable Units: If the system cannot actively heat or cool the home using standard thermostat controls.
- How to Prepare:
- Sellers: Change the air filters, clean around the outdoor condenser unit, and turn the system on to ensure it switches from cooling to heating seamlessly.
- Buyers: Ask the inspector the age of the system and to verify that the system heats/cools during the inspection.
Get More Value: The Bold City Advantage
Buying a home is expensive, and inspection costs can add up quickly. Most inspection companies charge separate fees for every single insurance form you need.
At Bold City Home Inspections, we do things differently. All of our full home inspections include both a 4-Point Inspection AND a Wind Mitigation inspection for FREE.
This saves you hundreds of dollars upfront and ensures you leave the closing table with the paperwork your insurance agent will definitely ask for.
The Pre-Inspection Checklist for Sellers
To ensure your 4-Point Inspection goes smoothly and doesn’t scare off your buyer, take these quick steps before the home inspector arrives:
- Clear Access: Make sure there is a clear path to the electrical panel, the water heater, the HVAC units, and the attic access hatch.
- Declutter Sinks: Remove items from underneath kitchen and bathroom sinks so the inspector can clearly see the plumbing connections.
- Gather Paperwork: Have receipts or building permits ready for recent major upgrades (e.g., a new roof, a replaced water heater, or an upgraded electrical panel).
Pro-Tip for Jacksonville Buyers
Never rely only on a 4-Point Inspection when buying a home. Because it only looks at four specific systems, it is a very limited inspection and will not give you a full understanding of the home and its’ potential issues. Pairing a 4-Point with our Full Comprehensive Home Inspection gives you total protection while automatically knocking out your insurance paperwork for free.
Ready to Schedule Your Inspection?
Whether you need a standalone 4-Point Inspection for your insurance renewal or a complete buyer’s inspection package with a free 4-Point and Wind Mitigation included, Bold City Home Inspections has you covered across Jacksonville and surrounding areas.
Call or Email Us Today!
Buying or selling a home in the Jacksonville FL area? Our detailed home inspection consists of a thorough examination of all systems and components of the home. See one of our sample home inspection reports and read our 5-star home inspection Jacksonville FL reviews. We’re always here to answer any questions, whether it’s weeks, months or years after your home inspection. Let our local, Jacksonville FL home inspectors help you make an informed decision.
Bold City Home Inspections provides home inspection services to all of Duval, St. Johns, Clay and Nassau counties. Click the button below for a FREE, no-obligation home inspection quote:
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