How Accurate Are Air Mold Tests?
Mold is a big concern for South Florida homeowners, especially with Miami’s year-round humidity. One...
If you’re buying, selling, or insuring a home in Florida, chances are you’ll hear about a 4-point inspection. Understanding what it covers—and why it matters—can save you time, money, and headaches.
A 4-point inspection is a focused look at four major systems in a home: roof, electrical, plumbing, and HVAC (heating and cooling).
Unlike a full home inspection, which examines everything from top to bottom and can take several hours, this inspection is quicker (about 30–60 minutes) and strictly visual—no cutting into walls or destructive testing.
It’s not a “pass/fail” test. Instead, it’s a report describing the condition, age, and functionality of these key systems.
In Florida, insurers often require a 4-point inspection on homes 20 to 40+ years old before they’ll issue or renew a policy. This is especially true in coastal cities like Miami, where heat, humidity, and hurricanes speed up wear and tear.
South Florida’s weather takes a toll. Frequent storms, high humidity, and salt air can shorten the lifespan of roofs, wiring, and plumbing. That’s why insurance companies lean on 4-point inspections—they want to know the home is insurable before taking on the risk.
For homeowners, the benefits are clear:
Insurance Eligibility
Many insurers won’t provide coverage without one. Outdated wiring or an old roof can even lead to denial or higher premiums.
Stronger Real Estate Deals
Buyers use inspections to negotiate; sellers use them to fix issues early and make the property more appealing.
Cost Savings
Spotting small issues now prevents expensive emergencies later—like a burst pipe or electrical fire.
Peace of Mind
Knowing the four systems are safe and functional makes living in the home more comfortable.
(Quick note: A 4-point isn’t the same as a wind mitigation inspection. Wind mitigation can help lower premiums by checking hurricane resistance features, while a 4-point inspection is just about insurability.)
Here’s a breakdown of the four systems insurers care about most:
Roof
Age, material, condition, leaks, missing shingles, or damage. Insurance companies often flag shingle roofs over 15–19 years and tile/metal roofs over 40 years.
Electrical
Wiring type (old aluminum or knob-and-tube can be red flags), electrical panels (brands like Federal Pacific or Zinsco raise concerns), and overall safety.
Plumbing
Pipe material (polybutylene is a common problem), water heater age (usually flagged if older than 18 years), and visible leaks or corrosion.
HVAC
Central systems are required; inspectors look at age, efficiency, and any leaks. Old units can also drive up energy bills.
If problems are found, insurers may exclude coverage for that system or require repairs before issuing a policy.
A little prep goes a long way:
Most inspections cost between $75–$125 in Florida and stay valid for 1–3 years (depending on the insurer).
4-Point vs. Full Home Inspection
A full inspection is more detailed, covers the entire home, and is often required for mortgages. A 4-point is just for insurance.
4-Point vs. Wind Mitigation
Wind mitigation looks at hurricane protections (roof shape, shutters, impact windows) and can help lower premiums. A 4-point is strictly about system condition.
Based in Miami and serving all of South Florida, HIS Home Inspection Service provides 4-point inspections tailored to the challenges of our climate. Founded by Mario Tarasiuk, who brings decades of construction and inspection experience, the team is licensed, insured, and InterNACHI-certified.
Clients receive detailed reports with photos, clear explanations, and fast turnaround—whether it’s for buying, selling, or meeting insurance requirements. Services are available in both English and Spanish, and coverage includes Miami-Dade, Broward, and Palm Beach counties.
Call (786) 537-0890 or request a quote today. Protect your home and your investment with inspectors who know South Florida inside and out.
