Home Inspections are purchased by the buyers.  Buyers are prudent when they hire a licensed inspector to take an objective, expert view of a home.   Sellers are protected when buyers have a home inspection because there could be a latent defect uncovered that should be acknowledged prior to the transfer of the deed at closing. 


Inspectors are like your most picky Aunt Bee who comes with the white glove and checks out under the sink while she slips away to powder her nose only to return with an opinion on your most recent thorough cleaning.  Uncle Albert has nothing on the home inspector. Sure he knows insulation and everybody knows it’s important but this home inspector not only knows insulation but the seer rating on the a/c system and all critical elements for a homebuyer who is rushed to make a buying decision in a seller’s market. 


The 4 point inspection is a thorough report that notes issues with the systems in the home. The 4pt. can trip up the insurance provider and in turn cause issues for the Lender.   

What is a 4 point inspection in Florida?


A 4 point inspection looks at the 4 major systems (Roof, Electrical, Plumbing, HVAC) in an older home.   An insurance company wants to know that an older home has been well maintained, and the major systems are in good working condition. This is not a safety inspection.  They are done by a licensed inspector or building contractor. 


Here is what a 4 point inspection looks at:


  • Roof -  Type of Roof Covering (shingles, tile, rolled). The age and condition of the roof. Are there missing shingles or leaks?
  • Electrical System -  The type of wiring in the home (copper, aluminum, knob and tube). The brand of the electrical panel. The condition of the home's electrical system.
  • Heating and Cooling - Is there central heat and air in the home? The age and condition of the system. Are there signs of leaking?
  • Plumbing System -    Type of supply and drain lines found in the home (copper, CPVC, galvanized, lead, polybutylene, etc. Is there evidence of current leaks?  The age of the hot water heater.


Newer homes do not present as many issues but the complete home inspection will verify the maintenance and condition of the home so a buyer is prepared for future expenses. 


Working with a real estate professional is a first step in being sure when you purchase a home in Florida you understand the contract and it’s protections for both buyer and seller.