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4-Point Inspections in Florida: What Miami Buyers and Sellers Need to Know
When you’re buying or selling a home in Miami or South Florida, one key factor that can make or break your sale is the insurance premium.
Florida insurance companies often require a 4-Point Inspection before issuing a policy — and understanding this report can save you money, time, and stress during your real estate transaction.
🔍 What Is a 4-Point Inspection in Florida?
A 4-Point Inspection is an insurance inspection that focuses on the four major systems of a home:
• Roof
• Electrical
• HVAC/Water Heater
• Plumbing
Insurance companies use this inspection to evaluate the condition and safety of these systems before approving or renewing a homeowner’s insurance policy.
For Miami homeowners, this inspection is especially important because older homes or homes near the coast often have systems that may not meet current insurance standards.
Why Realtors and Clients Should Care About the 4-Point Inspection
✅ For Sellers
If you’re selling your home in Miami, completing a 4-Point Inspection before listing can help you identify potential issues that could delay your sale.
By making repairs early, you can:
• Avoid last-minute surprises
• Strengthen your listing appeal
• Prevent buyers from using inspection results as a negotiation tool
✅ For Buyers
Buyers can use the 4-Point report to understand the true condition of the home — and to negotiate price or repairs if major updates are needed.
It also helps ensure that the property qualifies for affordable homeowners insurance in Florida.
The 4 Key Areas of a 4-Point Inspection
1. Roof
Inspectors check for leaks, curling shingles, and visible damage.
Typical roof lifespans in Florida:
• Flat: ~20 years
• Shingle: ~30 years
• Tile: ~50 years
Insurance carriers may deny coverage if a roof is nearing the end of its life or shows significant wear.
2. Electrical System
Carriers look for:
• Copper wiring (preferred)
• 100 amps minimum
• Safe circuit breaker panels (avoid brands like Federal Pacific, Zinsco, and Challenger)
Outdated or unsafe wiring can lead to insurance denials or costly upgrades before closing.
3. HVAC & Water Heater
Most insurers prefer:
• Central HVAC systems under 15 years old
• Water heaters under 10 years old
Old or unsafe systems can lead to higher insurance premiums — or limited coverage options.
4. Plumbing
Preferred materials: Copper or PVC
Prohibited in Florida: Polybutylene pipes (1979–1994)
Inspectors check for leaks, corrosion, and deteriorating fixtures.
Even minor plumbing issues can affect a buyer’s ability to secure insurance.
How a 4-Point Inspection Affects Insurance Premiums in Miami
Insurance premiums in Florida are directly tied to risk — and older homes with outdated systems are often seen as higher risk.
A clean 4-Point report can help:
• Lower insurance premiums
• Speed up mortgage approvals
• Keep your real estate transaction on track for closing
As a Miami Realtor, I recommend connecting clients with an experienced insurance consultant early in the process. They can review inspection results and help you find the best coverage options — keeping your transaction smooth and stress-free.
Local resource:
Lee S. Gorodetsky, We Insure
https://weinsuregroup.com/agent/we-insure-lee-gorodetsky/
Final Thoughts
Understanding the 4-Point Inspection is crucial for Miami homebuyers and sellers.
It helps you avoid last-minute surprises, negotiate more effectively, and secure better insurance rates — all of which contribute to a faster, smoother closing.
Written by:
Kristine Olson, Realtor®
Coldwell Banker Realty – Luxury Real Estate | Miami and South Florida
Your trusted Miami real estate resource for buying, selling, and investing in South Florida.
