What Is a Four-Point Inspection?
A four-point inspection examines exactly four systems in your home: the roof, electrical, plumbing, and HVAC (heating, ventilation, and air conditioning). That's it. The inspector isn't checking foundations, looking for termites, or evaluating the kitchen cabinets.
Insurance companies use this inspection to assess risk. They want to know if the major systems that cause claims are in acceptable condition. An old roof can lead to water damage claims. Outdated electrical can cause fires. Failed plumbing floods homes. Broken HVAC leads to mold from humidity.
The inspection typically takes 30-45 minutes. The inspector photographs each system, notes its age and condition, and fills out a standardized form that your insurance company accepts.
When Jacksonville Homeowners Need One
Insurance companies set their own requirements, but the general rule in Jacksonville is that homes 25-30 years old or older need a four-point inspection to get or renew homeowner's insurance. Some insurers require them for homes over 20 years. A few require them regardless of age.
You'll typically need a four-point inspection when:
Buying an older home and need insurance before closing. Switching insurance companies on an existing older home. Renewing your policy if the insurer requests updated documentation. Your current four-point inspection expires (usually valid for 1-5 years depending on insurer).
Many Jacksonville homes fall into the "needs four-point" category. The city has substantial housing stock from the 1970s, 80s, and 90s that triggers these requirements.
What Inspectors Examine
Each of the four systems gets specific scrutiny:
Roof
Inspectors document the roof's age, material, and condition. They look for missing shingles, damaged flashing, signs of leaks, and general wear. In Jacksonville, insurers pay close attention to roof age because of hurricane risk. A roof over 15-20 years old may face higher premiums or coverage limitations.
Electrical
The electrical panel gets photographed and evaluated. Inspectors check for outdated panel types (Federal Pacific, Zinsco), proper breaker sizing, evidence of overheating, and general safety. They also note the wiring type visible in the panel. Aluminum wiring from the 1960s-70s may require additional documentation.
Plumbing
Inspectors identify the supply line material (copper, PEX, CPVC, or polybutylene) and the water heater's age and condition. Polybutylene pipes, common in Jacksonville homes from 1978-1995, are a red flag for many insurers. The water heater's age matters because units over 12-15 years have higher failure rates.
HVAC
The heating and cooling system gets documented for age, type, and condition. Inspectors look for proper operation, visible damage, and safety concerns. In Jacksonville's climate, HVAC systems work hard and wear out faster than in cooler regions. Units over 15-20 years old may affect insurability.
Four-Point vs. Full Home Inspection
A four-point inspection is not a substitute for a full home inspection. The scope is completely different.
A full home inspection covers every accessible system and component: structure, foundation, doors, windows, insulation, ventilation, interior, exterior, and the four systems covered in a four-point. A full inspection takes 2-4 hours and costs $300-500+ in Jacksonville.
A four-point inspection covers only the four specified systems, takes under an hour, and costs $75-150. It tells your insurance company whether those systems meet their standards. It doesn't tell you whether the house is a good purchase.
If you're buying a home, get both. The four-point satisfies your insurer. The full inspection protects your investment.
What Causes Four-Point Failures
Common issues that cause Jacksonville homes to fail or face coverage challenges:
Roofs over 20 years old, especially if showing significant wear. Roofs with more than one layer of shingles. Federal Pacific or Zinsco electrical panels. Double-tapped breakers or evidence of amateur electrical work. Polybutylene plumbing (gray plastic pipes). Water heaters over 15 years old or showing corrosion. HVAC systems over 20 years old or not functioning properly.
Failing doesn't mean you can't get insurance. It usually means you'll need to make repairs, accept coverage exclusions, or find a different insurer. Some insurers specialize in older homes or homes with specific issues.
Costs and Where to Get One
Four-point inspections in Jacksonville typically cost $75-150. Many home inspectors offer them, often as an add-on to a full inspection at a reduced rate. Some insurance agents have relationships with inspectors who specialize in four-point and wind mitigation inspections.
When getting a four-point inspection, make sure the inspector uses a form your insurance company accepts. Most Florida insurers accept the Citizens Insurance four-point form, which has become the de facto standard. Ask your insurer or agent what format they need.
Wind Mitigation: The Other Florida Inspection
You'll often hear about wind mitigation inspections alongside four-point inspections. They're different but sometimes done together.
A wind mitigation inspection documents hurricane-resistant features in your home: roof shape, roof deck attachment, roof-to-wall connections, opening protection (hurricane shutters or impact windows). Homes with these features qualify for insurance discounts that can save hundreds to thousands annually.
Unlike the four-point, which is required for older homes, wind mitigation is optional but financially beneficial. If your Jacksonville home has hurricane-resistant features, the inspection cost ($75-150) often pays for itself in first-year premium savings.