The report most Florida carriers require before writing or renewing a policy on an older home. Four systems only — roof, electrical, plumbing and HVAC — documented in the format underwriters expect.
Tell us where the property is and what you need. We’ll call to confirm the time.
Typical range $300–$1,000 depending on square footage. No obligation.
Booking across Lee, Collier and Charlotte counties.
(757) 240-9407A 4-point inspection is a condition report on four systems. Your insurer uses it to decide whether they are willing to take the risk, and it is what most Florida carriers require on homes over roughly 30 years old, though the threshold varies and some ask earlier.
It is not a home inspection. It does not cover structure, windows, appliances, the pool or anything outside those four systems. If you are buying, a 4-point on its own tells you very little about the house — it tells your insurer what they asked about.
It is also not a pass or fail test, despite how often people describe it that way. It documents condition. What the carrier does with that documentation is a separate decision, and it varies between underwriters.
What the inspection actually documents.
A 4-point is a condition report, not a pass or fail test. But certain findings regularly cause carriers to decline, surcharge or require repairs before binding. Worth knowing before you inspect.
| System | Commonly flagged |
|---|---|
| Roof | Remaining life under three to five years, active leaks, prior repairs not permitted, multiple layers |
| Electrical | Cloth or knob-and-tube wiring, aluminum branch wiring, certain recalled panel brands, double-tapped breakers, open splices |
| Plumbing | Polybutylene supply lines, galvanised steel, active leaks, a water heater past its expected life |
| HVAC | Age beyond expected service life, no cooling, visible corrosion, condensate not draining properly |
Requirements vary by carrier, and this is not a list of automatic disqualifications. Your agent will know what their underwriter accepts.
Start to finish.
We confirm the year built and which carrier is asking, since format preferences vary slightly. If you also need a wind mitigation, we bundle them.
Roof from the eaves or walked where safe, electrical panel opened, plumbing traced where visible, HVAC run and inspected. Utilities need to be on.
Photographs of the panel, wiring type, supply lines, water heater label, HVAC data plate and roof condition. Carriers ask for these routinely now.
Usually within 24 hours, in the format your carrier expects, ready to forward.
You will hear from me on the day rather than reading it that evening. Some findings can be corrected before you submit, which is worth knowing early.
A condition report on four systems — roof, electrical, plumbing and HVAC. Most Florida carriers require one before writing or renewing a policy on an older home. It is not a full inspection and it is not a pass or fail test.
If your insurer asked for one, yes. Carriers typically require it on homes over about 30 years old, but the threshold varies by insurer and some ask earlier. Your agent will tell you what they need.
Nothing fails as such, because it is a condition report rather than a test. But certain findings commonly cause carriers to decline or require repairs first — a roof near the end of its life, polybutylene plumbing, cloth or knob-and-tube wiring, certain older panel brands, and active leaks. Requirements vary between underwriters.
No, and this catches buyers out. A 4-point covers four systems for your insurer. A home inspection covers the whole house for you. If you are buying, you want the home inspection — the 4-point is an insurance requirement on top of it.
Yes, and it costs less than two separate visits. Most buyers of older Florida homes need both, so it is worth asking for the bundle when you call.
Yes. Electrical, HVAC and the water heater cannot be evaluated without utilities. If the property is vacant, confirm with the listing agent that power and water are on before we schedule.
Fort Myers, Cape Coral, Naples, Bonita Springs, Estero, Port Charlotte, Punta Gorda, Lehigh Acres, North Fort Myers, Sanibel, Fort Myers Beach and Marco Island.
Call or send the form. Tell us the address and your deadline and we’ll confirm a time and an exact price.