If you are buying an older home in Florida, your insurance company may ask for two reports you have probably never heard of: a 4-point inspection and a wind mitigation inspection. They are different from a general home inspection, they can decide whether you can get a policy at a price you can afford, and the results can change your offer. This guide explains what each report covers, when you need one, who orders it, and how to use the results before you close.
Insurers set their own rules, so confirm requirements with your insurance agent before you order anything. This guide is general information, not insurance or legal advice.
The Difference at a Glance
| 4-point inspection | Wind mitigation inspection | |
|---|---|---|
| What it checks | The condition of four systems: roof, electrical, plumbing and HVAC | How well the roof and openings resist wind |
| Why insurers ask | To judge whether an older home is a safe risk to insure | To decide whether the home qualifies for wind-related discounts |
| Who usually needs it | Buyers of older homes | Almost any buyer who wants to lower a Florida premium |
| Result | A pass-or-fix report on each system | A form documenting protective features that can earn premium credits |
What a 4-Point Inspection Covers
- Roof. Age, material, remaining life and visible damage or leaks.
- Electrical. The panel, wiring type and visible hazards. Insurers often flag certain older panels and outdated wiring.
- Plumbing. Pipe materials, leaks and the water heater. Some older pipe types worry underwriters.
- HVAC. Age and condition of the heating and cooling system.
Nearly all insurers require a 4-point inspection for homes over 40 years old, and some require one for homes over 30, according to a Goosehead insurance guide. Ask your agent which rule applies to the home you want to buy.
What a Wind Mitigation Inspection Covers
A wind mitigation inspection documents features that help a home resist hurricane-force winds. The inspector records details such as:
- The roof covering and how the roof deck is attached
- How the roof is connected to the walls
- The shape of the roof
- Whether windows and doors have approved impact protection, such as impact glass or shutters
- Whether there is a secondary water barrier under the roof covering
These features can earn credits that lower your premium. The Goosehead guide notes that findings such as functional shutters or hail-resistant roofing can lower premiums. The size of the credit depends on the insurer and the home, and some reports are accepted for several years, so ask your agent how long a report stays valid.
When Do You Need Them in a Purchase?
- Before you make an offer, ask an insurance agent for a quote on the specific address. Give the agent the year built and roof age.
- During your inspection period, order the reports if the insurer requires them. Many Florida contracts give you about 10 to 15 days, so check yours.
- Read the results right away. If a system fails, you can ask the seller to repair it, ask for a credit or walk away if your contract allows.
- Bind your insurance before the closing date, because your lender will require proof of coverage.
Many 4-point and wind mitigation inspections are done by the same inspector in one visit, which can save time and money. Prices vary, so get quotes.
Red Flags That Affect Insurance
- An older roof. A roof near the end of its life is the most common reason for an insurance problem or a high premium.
- Outdated electrical panels or wiring. Insurers may refuse coverage until these are replaced.
- Older plumbing materials or visible leaks.
- An aging HVAC system that may not last the policy term.
None of these automatically kills a deal, but each can be negotiated. A seller who knows the cost of a new roof may agree to a credit, and a buyer who knows the premium before closing avoids a surprise. Our guide to home insurance in Florida and our home inspection checklist go further. The same issues come up on the seller’s side, so our guide on why a home does not sell shows how they affect listings.
How the Reports Help You Negotiate and Budget
- Offer price. A high premium reduces what you can afford, so compare the cost of ownership, not only the price.
- Repair requests. Use the report to ask for specific repairs with quotes attached.
- Closing costs. Inspections and your first insurance payment are part of what you pay up front. See our closing costs guide.
- Long-term savings. Upgrades such as a new roof or impact windows can lower premiums, so ask your agent what a change would save.
Your Next Step
If you are looking at a home built before the 1990s in Putnam, Clay, Alachua or St. Johns County, talk to an insurance agent before you write an offer. Kassidy can help you build the inspection and insurance steps into your timeline so you are not surprised during your option period. See our complete guide to buying a home in Florida for the full process.
