Florida 4-Point and Wind Mitigation Inspections for Sellers

What is a 4-point inspection in Florida?

A 4-point inspection is a short insurance inspection of four systems: the roof, the electrical system, the plumbing, and the heating and air conditioning. The inspector records each system's age, type and condition on a form the insurer's underwriters use to decide whether to write a policy. It is not a full home inspection, and it does not replace the buyer's own inspection.

What the four sections look for:

• Roof: covering type, age, remaining useful life, and signs of leaks or damage.
• Electrical: panel type and capacity, wiring type, and hazards insurers flag, such as aluminum branch wiring, cloth wiring or panel brands with a history of failures.
• Plumbing: supply and drain pipe materials (polybutylene supply lines are a common decline reason), water heater age and location, and any active leaks.
• HVAC: age, type and working condition of the heating and cooling system.

The form must be completed and signed by a verifiable Florida-licensed professional, such as a licensed home inspector, a general, building or residential contractor, or a building code inspector (Citizens Property Insurance).

When is a 4-point inspection required in Florida?

The insurer decides, usually by the age of the home. Citizens Property Insurance requires a 4-point inspection on new-business applications for homes more than 20 years old, and the report must be dated within the last 12 months before the application. Citizens does not apply the requirement to condominium unit or tenant policies. Private insurers set their own age thresholds, so the buyer's insurance agent is the one who confirms what that insurer wants.

For a seller the timing matters more than the rule: a buyer usually orders insurance quotes during the inspection period, which means a 4-point problem you did not know about can surface after you have accepted an offer.

What is a wind mitigation inspection?

A wind mitigation inspection documents the features that help a house resist hurricane wind, on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802). Florida law requires insurers' rates to include discounts for qualifying wind-resistance features (Florida Statutes 627.0629), and this form is how an insurer applies them. The inspector records, among other things:

• the building code the house was built under,
• roof covering and roof deck attachment,
• how the roof is tied to the walls (toe nails, clips, single or double wraps),
• roof shape, such as hip or gable,
• a secondary water barrier under the roof covering, and
• opening protection: impact-rated windows, doors and shutters.

A revised form, OIR-B1-1802 (Rev. 04/26), is required for inspections from April 1, 2026; earlier inspections may use the 2012 version. The Florida Department of Financial Services says a completed form is valid for up to five years as long as no material changes have been made to the structure and no inaccuracies are found. Only qualified inspectors listed in Florida Statutes 627.711(2) may sign it, including licensed home inspectors with the required hurricane mitigation training, building code inspectors, licensed contractors, engineers and architects.

Why should a seller order both inspections before listing?

Because the buyer cannot close with a mortgage without insurance, and the insurer quotes from these two reports. Ordering them before you list puts the insurance question on your schedule instead of the buyer's.

• No surprise in the inspection period. If the 4-point flags an old water heater, a panel insurers will not accept or a leaking roof, you can fix it, get a quote for it, or price for it before buyers see the house.
• A premium the buyer can plan around. A current wind mitigation report lets the buyer's agent get a quote that includes your home's credits. Insurance is part of the buyer's monthly payment, and a lower quote is part of what a buyer can afford.
• Documents ready to share. Both reports, with your roof, water heater and electrical permit history, go in the disclosure packet so serious buyers get quotes in the first days of the contract.

The reports describe condition; they do not change your duty to disclose known defects. See selling a Florida house as-is for how disclosure works on the as-is contract.

Can an insurer refuse a house because of the roof?

Not solely because of age if the roof is less than 15 years old. Florida Statutes 627.7011 says an insurer may not refuse to issue or renew a homeowner's policy solely because of the age of a roof under 15 years old. For a roof at least 15 years old, the insurer must allow an inspection by an authorized inspector before requiring replacement, and it may not refuse solely because of age if that inspection shows five years or more of useful life remaining. Roof age is counted from the last date the whole roof surface was replaced, so keep the permit.

Condition is different from age: a roof with leaks or damage can still be declined. That is the single most useful reason to see your 4-point before a buyer's insurer does.

What should a seller do before listing?

1. Pull your permit history for the roof, water heater, electrical panel and any windows or shutters from your city or county building department.
2. Order a 4-point and a wind mitigation inspection from a qualified inspector; many inspectors can do both in one visit. If your wind mitigation report is under five years old and nothing has changed, keep it.
3. Decide fix, quote or price for anything the 4-point flags, with your listing agent and a licensed contractor.
4. Put both reports in your disclosure packet so buyers can get insurance quotes on day one.

The state's My Safe Florida Home program offers free wind mitigation inspections to eligible homeowners when funding is open; check its site for current status before you pay for one.

Insurance costs and buyer affordability are covered in why Florida home insurance costs so much and the Palm Beach County home insurance premium tracker. What you keep after closing is covered in Florida seller closing costs.

Condominium owners: what is different?

The association insures the building, so the 4-point and wind mitigation questions sit mostly with the association, not the unit owner. Citizens does not apply its 4-point requirement to condominium unit policies. If you are selling a condo, ask your association for its current insurance certificate and any building inspection reports buyers and lenders may request.

See how insurance fits your price

Insurance readiness is one of the things buyers price in. Gia Freer, our Broker of Record, prepares your opinion of value by hand from current BeachesMLS closed sales, within one business day, and tells you which items are worth fixing before you list. Start with what your home is worth, or call 561-395-8418.

Questions sellers ask about 4-point and wind mitigation inspections

What is a 4-point inspection in Florida?

A 4-point inspection is a short insurance inspection of a home's roof, electrical system, plumbing and heating and air conditioning. It records the age, type and condition of each so an insurer can decide whether to write a policy. It is not a full home inspection.

When is a 4-point inspection required in Florida?

Each insurer sets its own rule. Citizens Property Insurance requires a 4-point inspection on new policies for homes more than 20 years old, and the report must be dated within 12 months of the application. Citizens does not apply the requirement to condominium unit policies. Private insurers set their own age thresholds.

What is a wind mitigation inspection in Florida?

A wind mitigation inspection documents the features that help a house resist hurricane wind, such as roof-to-wall attachment, roof deck attachment, roof shape, a secondary water barrier and opening protection, on the state's Uniform Mitigation Verification Inspection Form (OIR-B1-1802). Florida law requires insurers' rates to include discounts for qualifying features, and the report is how the buyer's insurer applies them.

How long is a wind mitigation inspection good for in Florida?

Up to five years, as long as no material changes have been made to the structure and no inaccuracies are found on the form, according to the Florida Department of Financial Services. Inspections from April 1, 2026 must use the revised form OIR-B1-1802 (Rev. 04/26).

Should a seller get a 4-point and wind mitigation inspection before listing?

Usually yes for an older house. The buyer cannot close with a mortgage without insurance, and the insurer quotes from these two reports. Having them before you list lets you fix or price an insurance problem on your schedule instead of during the buyer's inspection period, and a current wind mitigation report lets buyers see a premium that reflects your home's credits.

Can an insurer refuse a Florida home because of roof age?

Not solely because of age if the roof is less than 15 years old (Florida Statutes 627.7011). For a roof at least 15 years old, the insurer must allow an inspection by an authorized inspector before requiring replacement, and may not refuse solely because of age if that inspection shows at least five years of useful life remaining.

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Sources: Florida Statutes 627.0629, 627.711 and 627.7011 (2026); Florida Department of Financial Services, Mitigation Notices, Inspections and Forms; Florida Office of Insurance Regulation form OIR-B1-1802 (Rev. 04/26); Citizens Property Insurance Corporation answers 2852 (updated February 20, 2026) and 3251 (updated May 20, 2026). Checked October 8, 2026. Published by PBP Real Estate, LLC (Fla. license CQ1064615), Boca Raton, Florida. This page covers the real-estate side only - not insurance, legal or tax advice; confirm requirements with your insurance agent. See our AI Policy.