Who needs one
Most Florida-admitted homeowners carriers (and Citizens, the FAIR Plan) require a four-point inspection on a home that is 25 or 30 years or older before they will bind a new policy or renew an existing one. The exact age threshold varies by carrier; 25 is the most common cut-off, and Citizens uses 30. If the home has had a recent full home inspection (within 12 months) that already covers the same four systems, some carriers will accept that in lieu of a separate four-point.
Outside Florida, the four-point is rarer but the same idea turns up under different names: Louisiana and parts of the Texas coast use carrier-specific roof or systems checklists, and California carriers in fire country may require a roof certification plus a defensible-space sign-off rather than a four-point.
What the inspector checks
The standard form covers exactly four systems, hence the name:
- Roof. Material, age, condition, remaining useful life, evidence of leaks. A roof under 5 years of remaining life is the single most common reason a four-point fails.
- Electrical. Service panel brand and amperage, type of wiring (no aluminum branch wiring; no Federal Pacific or Zinsco panels), GFCI presence, signs of double-tapping or burnt insulation.
- Plumbing. Supply pipe material (no polybutylene; copper or PEX preferred), drain material, water heater age and condition, signs of active leaks.
- HVAC. Age and condition of the air handler and condenser, evidence of recent service, no major rust or refrigerant leaks.
The inspector signs the form and stamps it with their license number. The form itself is standardised, Citizens publishes its own version, and most admitted carriers use the same format or one very close to it. You give the signed form to your agent or upload it to the carrier portal; the underwriter reads the four answers and decides.
Who can perform one
Florida (under Fla. Stat. §468.83) restricts the people who may sign a four-point form to:
- A Florida-licensed home inspector (the most common choice).
- A state-licensed general, building, or residential contractor.
- A state-licensed electrical, plumbing, mechanical, or roofing contractor (typically only signing for the system within their trade).
You cannot sign your own four-point even if you are qualified to inspect the home. You also cannot use an out-of-state inspector. The Florida DBPR maintains the licensee list at myfloridalicense.com, search by name or licence number to confirm an inspector is in good standing before you book.
How to find one
The shortest path, no affiliate involved:
- Ask the agent or carrier handling your policy for two or three names. Carriers see the same handful of inspectors over and over and know which ones write reports the underwriter accepts without back-and-forth.
- Search the DBPR licensee directory by city + "Home Inspector" to confirm anyone you contact is currently licensed.
- Confirm before booking: cost (most are flat-fee, $75-$200), how soon they can come out, and how fast they turn around the signed form (24 to 72 hours is typical).
- Pay only after you receive the signed PDF and have confirmed the inspector's licence number is on it. A four-point that's missing the licence number will be rejected.
What happens if the home fails
If the four-point flags a system as at end of life, the carrier almost always requires the repair or replacement before they will bind the policy. A failed roof is the most common dealbreaker, and a Florida four-point with "less than 5 years remaining" usually means a new roof before close. Some carriers allow a short repair window (30 to 90 days) with a binding commitment from a contractor; many do not. If the home cannot pass and the admitted market refuses, the next stop is Citizens Property Insurance Corporation (the FAIR Plan), which will write the policy under its own narrower terms, see Florida FAIR Plan for what that costs and covers.