Failed 4-Point Inspection in Palm Beach County: What to Do Next

What a 4-Point Inspection Covers

A 4-point inspection looks at four things only: roof, electrical, plumbing and HVAC. The Florida CFO's Insurance Consumer Advocate guide says its main purpose is to assess the condition and safety of those systems to determine whether a property can be insured. It is not a home inspection and it does not grade the whole house.

The guide says the inspection must be completed and signed by a verifiable Florida-licensed professional, such as a general, residential or building contractor, or a home inspector. A stand-alone 4-point typically runs $100 to $300, according to the same guide, which carries no date.

What Insurers Actually Require

Rules differ by company, so start with the report and the insurer's own words. Two official sources are worth reading.

Citizens Property Insurance Corporation, the state-backed insurer, says on its inspections page (read October 22, 2026) that it requires a four-point inspection on applications for properties more than 20 years old. For roofs, Citizens asks for documentation of at least five years of remaining useful life when a shingle (soft) roof is older than 25 years or a tile, slate, clay, concrete or metal (hard) roof is older than 50 years. If the roof has less than five years left, Citizens says the owner must provide proof of a full roof replacement before a policy is written. Citizens also says serious hazards such as exposed wiring or active leaks should be repaired before an application is submitted.

The Florida CFO guide gives an example of tighter limits that some insurers use: documentation of five years of remaining life on shingle roofs older than 15 years or tile and metal roofs older than 20 years. It also says homeowners may need to complete repairs before an insurance company will issue a policy. You can read it at the CFO four-point guide (PDF).

Double-check the rule that applies to your buyer. The only number that decides the deal is the one your buyer's insurance company gives them in writing.

Book a Seller Discovery Call with Brian

The Wilder Way to Sell starts with a short Seller Discovery Call where we read your inspection report and compare your net if you repair, give a credit, or hold.

What to Watch Out For by System

Here is what inspectors document and what a buyer's insurer may ask for. This is a general guide, not a quote.

The "documents" column comes from the Florida CFO four-point guide. The "may ask for" column is general and varies by insurer, so confirm with your buyer's agent or insurance agent.

Repair, Credit or Re-List: How to Decide

Repair first when more than one insurer has declined the home, when your buyer pool is limited by price or property type, when the home sits in a bracket where buyers expect a clean deal, or when the listing has lost momentum. A repair paired with paperwork gives the next buyer a clean file.

Offer a credit or hold your price when the fix is small, clearly defined and priced correctly for the home's condition. Keep every quote and every inspector letter. A buyer who sees a written plan is less likely to walk away from a deal.

Brian's Take

Most of the failed 4-points I see come down to one system and one letter. Get the insurer's requirement in writing, get one licensed professional to answer it, and keep the paper trail. Your next step is simple: bring the report to a Seller Discovery Call before you change your price.