Buying in Pines of Jupiter or nearby Tequesta and hearing about a 4-point inspection? You are not alone. Many buyers run into this requirement when insuring an older home along our coast. In this guide, you will learn what a 4-point covers, why it matters locally, how insurers use it, and the simple steps to keep your purchase on track. Let’s dive in.
What a 4-point inspection is
A 4-point inspection is a limited insurance report focused on four systems: roof, electrical, plumbing, and HVAC. It is different from a full home inspection. Insurers often request it for older homes to assess risk before issuing or renewing a policy.
Most reports are short, include photos, note system ages and visible defects, and provide an overall assessment. Some use pass/fail language tied to a specific carrier’s standards. Because it is insurer-focused, it does not cover interior finishes, foundations, or detailed roof penetrations.
What it covers
Roof
Inspectors record the roof type, approximate age, visible leaks, missing or deteriorated materials, flashing condition, and the estimated remaining life. Insurers pay close attention to age and signs of active leaks, especially in hurricane-prone areas.
Electrical
Expect notes on service type and amperage, panel condition, aluminum wiring, double-tapped breakers, grounded outlets, and safety devices like GFCI/AFCI where required. Insurers focus on fire risk from outdated wiring or obsolete panels.
Plumbing
Inspectors identify supply and drain materials, check for visible leaks, review water heater age and type, and look for signs of water damage. Some carriers flag certain materials and may require replacement depending on their rules.
HVAC
The report captures system type, fuel, component ages, visible leaks, and any clear deferred maintenance. Age matters, and some insurers want near end-of-life units repaired or replaced.
Why it matters in Tequesta and Jupiter
Coastal South Florida’s heat, humidity, and salt-laden air speed up corrosion on metal components and wear on roofs. Add hurricane and wind exposure, and insurers take an even closer look at roof condition and attachments. In parts of Jupiter and Tequesta, including older sections near Pines of Jupiter, many homes are 30-plus years old, which is often when carriers start asking for 4-point documentation.
Florida’s insurance market has tightened in recent years. Carriers have increased underwriting requirements and may request both 4-point and wind mitigation inspections. Plan for insurer-driven repair requests so you are not surprised late in the process.
When to order one
- If the home is 20–40-plus years old, order the 4-point early in your inspection period.
- If your insurance agent expects it, schedule it before you shop quotes so carriers can underwrite quickly.
- Order a full home inspection in addition to the 4-point. Consider a wind mitigation inspection for potential premium savings, and a WDO inspection because termite activity is common in South Florida.
Process, timing, and cost
- Who performs it: Florida-licensed home inspectors or licensed contractors commonly handle 4-points. Some carriers want specific credentials, so confirm before booking.
- Scheduling and visit: Most appointments are available within 1–7 days. The onsite visit often takes 20–60 minutes for a typical single-family home.
- Deliverable speed: Many inspectors send a same-day or next-business-day electronic report.
- Typical fee: Expect roughly 75 to 300 dollars in Florida, depending on provider and property.
What to expect during the appointment: It is a visual check only. Inspectors do not open walls or perform invasive testing. For roofs, they assess what is safely accessible from the ground, attic, or a limited walk.
How insurers use the report
Carriers use 4-points to decide if they will issue coverage, require repairs, add exclusions, or decline. Common outcomes include:
- Repair requests before issuance.
- Exclusions or endorsements that limit coverage on certain items.
- Higher premiums for risk factors.
- Decline or non-renewal if issues remain unresolved.
Because policies vary by carrier and change over time, confirm exact requirements with your insurance agent for the home you are buying.
Typical local findings and fixes
Scenario: old or compromised roof
Salt air and storms can age tile and shingle roofs. If the report shows active leaks or a roof beyond a carrier’s age threshold, your options include asking the seller to replace it, negotiating a credit, seeking a carrier that will accept a roof with conditions, or obtaining a roof certification if the insurer allows it.
Scenario: dated electrical panel or wiring
Older panels, aluminum branch wiring, or missing safety devices can trigger repair requirements. You can request a licensed electrician’s quote and ask for repairs before closing or negotiate a credit. Some carriers allow binding with a firm deadline for upgrades.
Scenario: aging HVAC near end-of-life
South Florida HVAC systems often age faster in the coastal environment. If the system is near typical service life, you can request repair or replacement, negotiate a price adjustment, or show recent service records if the carrier will accept them.
Scenario: minor items and fast fixes
Missing GFCIs or small leaks are often quick, lower-cost repairs. Coordinate licensed repair, keep invoices and photos, and share them with your insurer.
How to choose an inspector
- Verify Florida licensing and ask for the license number.
- Confirm the inspector has experience with insurer 4-point forms used in Palm Beach County.
- Ask if their report meets your carrier’s requirements.
- Request sample reports so you know what documentation and photos you will receive.
Smart negotiation tips
- Repair before closing: Ask the seller to complete insurer-required items and provide receipts and photos.
- Credit or price reduction: If timing is tight, negotiate funds to handle repairs after closing.
- Conditional binding: Some carriers bind coverage with a time-limited repair requirement. Read those terms closely.
- Shop carriers: If one declines, compare alternatives, including Florida’s state-backed option where eligible. Acceptance criteria vary.
Quick buyer checklist
- Ask upfront if a 4-point is likely for the home’s age and condition.
- Order the 4-point early in your inspection window.
- Book a full home inspection too, plus wind mitigation and WDO if appropriate.
- Get contractor quotes for any flagged items.
- Share the 4-point and repair documents with multiple insurers for quotes.
- Keep permits, invoices, and photos for insurer review.
Final thoughts for Pines of Jupiter buyers
A 4-point inspection is not a hurdle to fear. It is a simple, focused check that helps you budget, negotiate, and lock in insurance with confidence. In our coastal market, ordering it early and planning for common repairs can save you time and stress.
If you want help sequencing inspections, reading reports, or coordinating quotes, reach out to Bradley Hurst. You will get local insight, clear next steps, and responsive guidance from offer through closing.
FAQs
What is a 4-point inspection for Florida home insurance?
- It is a limited report on the roof, electrical, plumbing, and HVAC systems that many insurers require for older homes before issuing or renewing a policy.
Do I still need a full home inspection if I get a 4-point?
- Yes. The 4-point is not a substitute; it is insurer-focused, while a full home inspection assesses overall condition and safety beyond those four systems.
When should Jupiter or Tequesta buyers order a 4-point?
- Order it early in your inspection period, especially for homes 20–40-plus years old, so you can secure insurance quotes and address any repair requests.
How much does a 4-point inspection cost in Florida?
- Many providers charge roughly 75 to 300 dollars, depending on the property, location, and how quickly you need the report.
What happens if the 4-point finds problems?
- Insurers may require repairs, add exclusions, increase premiums, or decline coverage; you can negotiate seller repairs or credits, or shop carriers with the report in hand.
