Four Point Inspections in Orlando & Central Florida
Same-day reports. Accepted by all Florida insurance carriers. Serving Orange, Seminole, Osceola, Volusia, Lake & Polk counties.
What is a four point inspection?
What does a four point inspection cover?
A four point inspection focuses on the four systems insurance companies care about most: roof, electrical, plumbing, and HVAC. It is not a full home inspection. Instead, it is designed specifically to determine insurability by evaluating the age, condition, and remaining useful life of these key systems. Insurance carriers use this report to decide whether they will issue or renew a policy, and in some cases, what coverage terms they will offer.
Roof
We evaluate the roof type (shingle, tile, metal, or flat), its age, and overall condition. This includes checking for missing shingles, signs of leaks, prior repairs or patches, and estimating remaining useful life. We also review the most recent roof permit information when available to help confirm installation history and age accuracy.
Insurance companies typically want to see at least 5 years of remaining useful life on a roof. They also look for evidence that the roof is in good overall condition, with no major damage, defects, active leaks, or other issues that could lead to future claims.
In Central Florida, most insurance companies will not cover a shingle roof older than 20 years. Some carriers have lowered that threshold to 15 years or even 12 years for new policies.
If your roof is approaching that age, it’s better to know before applying for insurance rather than discovering issues during underwriting.
Electrical System
Our inspector assesses the electrical panel, wiring type, age, and overall system condition, with a focus on potential fire and safety hazards. Outdated systems such as aluminum wiring or fuse panels can be major red flags for insurance carriers. Insurers are looking for safe, modern equipment with no known defective or high-risk panel brands, such as Federal Pacific or Zinsco panels. Additional common concerns include aluminum branch wiring, which is typically not accepted by carriers, as well as other safety issues like double-tapped breakers, improper wire splices, and unsafe or damaged outlets.
Plumbing
We inspect the supply and drain lines, evaluate pipe materials, check for leaks, and document the age and condition of the water heater. The plumbing system is reviewed for overall performance and any signs of past or active water intrusion. Insurance companies are primarily looking for a system in good condition with no high-risk or failing materials. One of the biggest red flags is polybutylene piping, a gray plastic pipe commonly used in homes built between the late 1970s and mid-1990s. It is prone to cracking and has led to significant water damage claims, which is why most Florida insurers will not cover homes that still have it. Other materials and conditions that may raise concerns include older galvanized steel piping, cast iron drain lines, and certain aging or defective plumbing installations. Insurers also flag leaks, unsafe or improperly installed equipment, and aging or poorly maintained water heaters. The goal is to confirm that the plumbing system is functioning properly and does not present an elevated risk for future water damage claims.
HVAC (Heating and Air Conditioning)
In Florida, your air conditioning system works harder than almost anything else in the home. We inspect the age and condition of the air handler and condenser, check for proper operation, and look for any signs of leaking, moisture issues, or water damage around the system. Insurance companies want to confirm the system is functional, properly installed, and has remaining useful life. A working central HVAC system is typically required for coverage. Window units or space heaters alone are generally not accepted. Leaking or backed-up air handlers are a common source of costly water damage claims, which is why insurers pay close attention to drainage and overall system condition. If your system is over 15 to 20 years old, expect closer scrutiny from your insurance carrier. Heating and cooling systems that are non-functional, improperly installed, or showing signs of failure may result in limited coverage or required repairs before a policy can be issued
Do you need a four point inspection?
In most cases, yes—if you’re buying, selling, or renewing insurance on a Florida home that is around 20 years old or older, you will likely need a four point inspection. That said, there isn’t a single rule that applies to every situation. Insurance requirements vary by carrier, and they’ve become stricter in recent years. Some insurance companies now request four point inspections on homes as new as 10 to 15 years old, especially if there are concerns about the roof, electrical system, or prior claims history. Even if you’re not sure you need one, it’s often better to be prepared. We can help determine whether your insurer will require it and make sure you have the proper documentation ready so there are no delays in your underwriting process.
You will most likely need one if:
- You are buying a home and need to secure a new homeowners insurance policy
- Your current insurer is requiring one for policy renewal
- You are switching insurance companies
- Your home is 20 years old or older (some carriers now require it at 10 to 15 years)
- You own a rental or investment property older than 20 years
- Your home has been through a major storm and you need to re-establish coverage
If you are not sure whether your insurer requires one, call your insurance agent first. They can tell you exactly what form they need and how old the inspection can be. Most carriers want an inspection from the past 12 months, though some will accept reports up to 36 months old.
Quick note: a four point inspection is different from a wind mitigation inspection. The four point tells your insurer whether your home is insurable. The wind mitigation can actually save you money on your premium by documenting hurricane-resistant features. We do both, and we can schedule them on the same visit.
Common Reasons Homes Do Not Pass
A four point inspection is not technically pass or fail. But your insurance company can decline coverage or require repairs based on what the report says. Here are the issues we see most often in Central Florida homes.
Aging roof
Shingle roofs older than 15 to 20 years are the number one issue. Some carriers have moved the cutoff down to 12 years for new policies. Tile and metal roofs last longer, but they still get flagged if there is visible damage, missing materials, or active leaks. If your roof is close to the age limit, it is worth getting the inspection done early so you have time to plan.
Outdated electrical panels and wiring
Federal Pacific and Zinsco panels are known fire hazards and almost always get flagged. Aluminum branch wiring (common in 1960s and 1970s Orlando-area homes) is another red flag. Double-tapped breakers, open knockouts on panels, and exposed wiring can also cause problems. If you know your home has any of these, talk to a licensed electrician before scheduling the inspection.
Polybutylene plumbing
This gray plastic piping was used in Florida homes built between the late 1970s and mid-1990s. It cracks and fails from the inside, and the claims history has made most insurers refuse to cover homes with it. If your home has polybutylene supply lines, your carrier will likely require a full repipe before writing the policy.
HVAC at end of life
AC systems in Florida take a beating. If your unit is over 15 to 20 years old, shows signs of leaking, or is not functioning properly, insurers may flag it. Condensate line blockages and water damage around the air handler are common findings in our inspections.
Unpermitted work
If a roof was replaced or electrical work was done without permits, your insurer may not give credit for the update. We always check Orange, Seminole, and other county permit records to back up what we see on site. If you have had work done, keep your permits and receipts handy.
How our four point inspection works
Schedule your inspection
Book online, call us at (407) 644-6194, or text us for a free quote. Let us know if you need a wind mitigation inspection so we can bundle it with your service and save you time and money.
We inspect the four systems
One of our licensed inspectors comes to your home and examines the roof, electrical, plumbing, and HVAC. The whole process takes about 30 to 60 minutes. To help things go smoothly, make sure the electrical panel is accessible, clear the area under any cabinetry where plumbing lines run, and be ready to point us to the water heater.
You get your report the same day
We complete the standardized four point form with photos and deliver it digitally within 24 hours. No waiting 48 to 72 hours like some companies.
Submit to your insurance company
Forward the completed report to your insurance agent. They submit it to your carrier, and you are on your way to getting your policy issued or renewed.
How much does a four point inspection cost in Orlando?
A four point inspection in the Orlando area starts at $150 as a standalone service. The final cost can vary depending on the size and age of the home, your location, and the specific form your insurance company requires.
If you are already scheduling a full home inspection with us, we can often add the four point inspection at a reduced bundled rate. We also offer bundled pricing for four point and wind mitigation inspections performed during the same visit, which saves both time and money.
Call or text us at (407) 644-6194 for a free quote or to schedule your inspection.
Four Point Inspection vs. Full Home Inspection
People ask us this all the time, and it is a fair question. They are two different inspections designed for two different purposes.
A four point inspection only evaluates four systems: roof, electrical, plumbing, and HVAC. It is designed specifically for insurance underwriting. It typically takes about 30 to 60 minutes and costs less than a full home inspection.
A full home inspection is much more comprehensive. It covers the entire home, including the foundation, structure, roof system, attic, electrical, plumbing, HVAC, windows, doors, and appliances. This is the inspection you want when you are buying a home. It typically takes 3 to 4 hours depending on the size of the property.
Here’s the important part: your insurance company needs the four point inspection. But if you are buying a home, you should never skip the full inspection. Each serves a different purpose, and trying to replace one with the other can create problems.
Some buyers try to submit a full home inspection report to their insurance company instead of a separate four point inspection. We do not recommend this. Full inspection reports often include minor or cosmetic issues that can create unnecessary questions or delays with your insurance carrier. It’s better to keep them separate and purpose-specific.
Why Orlando homeowners choose HomeTech
We have completed over 9,000 inspections since 1997. That is 27 years of looking at roofs, panels, pipes, and AC systems in Central Florida homes. We know what insurance companies look for because we have been filling out these forms longer than most inspection companies have existed.
Same-day reports
We know which forms your carrier needs
Licensed, insured, and experienced
Our inspectors are Florida-licensed and carry the certifications required by insurance carriers. We are not a one-person operation trying to squeeze inspections in between other jobs we have a dedicated team of full-time inspectors who focus on this work every day.
We also offer scheduled time blocks for convenience, and your inspector will always call you when they are on the way so you know exactly when to expect them.
We walk you through the findings
If something in the report needs attention, we explain what it means, how serious it is, and what your options are. We can also point you toward reputable local contractors if repairs are needed before your insurer will issue coverage.
4.9 stars from 400+ Google reviews
We do not just say we are good. Our clients say it for us. We have earned a 4.9 Google rating from over 400 reviews, and our client care team (ask for Christel) is known for making the scheduling process easy.
Trusted inspectors with 27 years of Central Florida experience
HomeTech Home Inspections was founded in 1997 by Greg Lockey. Greg Fyock, the current owner, joined the company in 2009 and purchased it in 2014. That is over 15 years of hands-on inspection experience in Orange, Seminole, Osceola, Volusia, Lake, and Polk counties.
Our inspection team includes multiple Florida-licensed inspectors who specialize in residential and insurance inspections. We use Spectora inspection software to generate clear, photo-documented reports that insurance companies accept without question.
We are not a franchise. We are a locally owned Central Florida company that has been doing this work in your neighborhoods for nearly three decades.
Four point inspections across Central Florida
We perform four point inspections throughout the greater Orlando area and surrounding counties. If you are not sure whether we cover your location, call us. Chances are, we do.
Orange County
Orlando, Winter Park, Apopka, Maitland, Ocoee, Winter Garden, Windermere, Dr. Phillips, Lake Nona, Belle Isle, Edgewood, Bay Lake, Zellwood
Seminole County
Altamonte Springs, Sanford, Lake Mary, Longwood, Oviedo, Casselberry, Winter Springs, Chuluota, Fern Park
Osceola County
Kissimmee, St. Cloud, Celebration, Poinciana, Buenaventura Lakes, Four Corners
Daytona Beach, Deltona, DeLand, Debary, Orange City, New Smyrna Beach, Edgewater, Ormond Beach, Port Orange, South Daytona
Clermont, Leesburg, Mount Dora, Eustis, Tavares, Groveland, Minneola, Montverde, Lady Lake, Mascotte
Davenport and surrounding northeast Polk County areas
Frequently asked questions about four point inspections
How much does a four point inspection cost in Florida?
How long does a four point inspection take?
A four point inspection typically takes about 30 to 60 minutes on site. It is much quicker than a full home inspection because we are only focused on four specific systems: roof, electrical, plumbing, and HVAC. In some cases, the inspection can be completed even faster if we have clear access to key areas, including the electrical panel, water heater, and plumbing under sinks and cabinetry. Having these areas accessible helps us work efficiently and avoid delays. We deliver your completed report within 24 hours, guaranteed. If you need it sooner, just let us know and we will do our best to accommodate your timeline.
Can I use a full home inspection instead of a four point?
Technically, some insurers will accept a full home inspection report. But we do not recommend it. A full inspection includes cosmetic and minor issues that can raise unnecessary red flags with your carrier. A four point report gives them exactly what they need, nothing more. Keep the two reports separate.
What happens if my home does not pass the four point inspection?
It is not technically a pass or fail situation. But if the report shows issues like an aging roof, outdated wiring, or polybutylene plumbing, your insurer may decline coverage until those items are fixed. Some carriers will write a policy with exclusions for the problem area. Others will accept proof that repairs have been scheduled. We can walk you through the findings and help you figure out next steps.
How often do I need a four point inspection?
Most insurance companies require a four point inspection that is less than 12 months old when issuing a new policy. Some carriers may accept reports that are up to 36 months old, but this varies by insurer. For policy renewals, your insurance company will typically let you know when an updated inspection is needed. There is no set schedule, but if your home has had major system updates or repairs—such as a new roof, electrical panel, plumbing work, or HVAC replacement—it’s a good idea to obtain a fresh report to ensure your information is current and accurate.
What is the difference between a four point inspection and a wind mitigation inspection?
A four point inspection looks at four systems (roof, electrical, plumbing, HVAC) to determine if your home is insurable. A wind mitigation inspection examines your home’s ability to resist hurricane damage and can earn you discounts on your insurance premium. They are separate inspections with separate forms, but we can do both on the same visit.
Which insurance form do you use?
We use the Florida state-approved universal four point inspection form, which has recently been updated to reflect the latest insurance and regulatory changes. This helps ensure your report is accepted by all major Florida insurance carriers. There’s no need to worry about matching specific carrier forms or going back and forth—we handle that for you from the start. This helps prevent delays, resubmissions, and unnecessary complications during underwriting.
Do new homes need a four point inspection?
Not always—but it’s becoming more common than most buyers expect. Four point inspections are traditionally associated with older homes, but we are now seeing them requested on homes of all ages, depending on the insurance carrier and the specific policy. Some insurers still focus on homes that are 10–20+ years old, while others may require a four point inspection on newer properties based on underwriting guidelines, claims history, or the condition of key systems. New construction built to current Florida Building Code typically does not require a four point inspection right away. However, once a home reaches certain age thresholds—or if there are questions about specific systems like the roof, electrical, plumbing, or HVAC—insurance companies may still request one. The requirements vary widely by carrier, so the safest approach is to check with your insurance agent early in the process. If needed, we can complete the inspection quickly and provide the documentation your insurer requires.
Can I be there during the inspection?
Absolutely. We encourage it. Being there gives you a chance to ask questions and hear firsthand what we are finding. If you cannot be present, that is fine too. We just need access to the home, and the report will include photos and clear descriptions of everything we documented.
Do you check permits for roof replacements and repairs?
Yes. We look up county permit records to verify any work that has been done on the roof and other systems. Insurance companies give credit for updates that were done with proper permits. Unpermitted work can create problems with coverage, so it is worth knowing before the inspection.
Schedule your four point inspection today
Get your four point inspection report within 24 hours. Call us at (407) 644-6194, text us for a free quote.