When buying a home in Florida, one of the most important hurdles to clear is the 4-point inspection. This inspection focuses on four major systems:
Roof, Electrical, HVAC (Heating, Ventilation & Air Conditioning), and Plumbing. Insurance companies require these items to be in acceptable condition before they’ll issue a policy. If there are problems in any of these areas, it can delay—or even derail—a closing.

Why the 4-Point Inspection Matters
Without a clean 4-point inspection, you typically can’t get homeowners insurance, and without insurance, you can’t close on a mortgage. That’s why buyers and sellers need to pay close attention to these systems during the homebuying process.

Handling Issues That Come Up
If problems show up during the inspection, all hope isn’t lost. Sometimes repairs can be negotiated to be done after closing. For example, roofs are a common sticking point. Because many roofers are booked weeks in advance, it’s not always possible to have a replacement completed before the closing date.

In these cases, buyers may close on the home first, arrange for the repair immediately after, and then have the inspector return to verify the work. Once updated, the insurance company can finalize coverage with a clean inspection report.

How to Check the Roof's History
Roofs are often the most expensive item flagged on a 4-point inspection. If you’re unsure about a roof’s age or condition, there are a few ways to find out:

Permit Records: Check with the city or county to see if a roofing permit was pulled.
Hire a contractor: A licensed roofing contractor can inspect and estimate the remaining lifespan.
Inspection Report: Home inspectors themselves often provide an assessment of the roof’s age and condition.

Having this information early helps you prepare for negotiations and avoid surprises.

Florida vs. Other States
The 4-point inspection is something homebuyers and sellers hear about constantly in Florida, but it isn’t as common elsewhere. Here’s why:

Florida: Insurance companies often require a 4-point for homes older than 20–25 years because of the state’s higher risk from hurricanes, storms, and aging housing stock. No clean 4-point = no insurance = no mortgage.
Other States: In most places, only a standard home inspection is needed during a sale. Insurance carriers usually don’t require a separate 4-point.
Exceptions: Some disaster-prone areas (like Louisiana or coastal regions) may have similar requirements, but Florida is where the 4-point inspection is most standardized and widely used.

The 4-point inspection is a crucial step in the Florida homebuying process. By understanding what it covers and how to navigate potential issues, buyers can avoid unnecessary delays—and sellers can position their property more attractively.

Whether it’s verifying a roof’s age, planning repairs, or working around insurance requirements, knowing how to manage a 4-point inspection helps keep the path to closing smooth.