What Fails a 4-Point Inspection in Florida

Roof — the number one reason policies get declined

Roof age is the single biggest factor. Most Florida carriers want at least 3 to 5 years of remaining useful life, which in practice means shingle roofs over about 15 years and tile roofs over about 20 to 25 years start getting questioned.

• Shingle roof beyond roughly 15 years, or tile beyond 20–25 years
• Cracked, slipped, or missing tiles and exposed underlayment
• Active leaks or water staining visible in the attic
• Prior repairs done without permits, or mismatched patch work
• Failed flashing at chimneys, skylights, and wall transitions

Electrical — panel brand matters more than you'd think

Certain panel brands are effectively uninsurable in Florida regardless of whether they're currently working. If you have one, budget for replacement before you shop for a policy.

• Federal Pacific Stab-Lok and Zinsco / Sylvania-Zinsco panels
• Knob-and-tube wiring or cloth-jacketed branch circuits
• Aluminum branch wiring without approved connectors
• Fewer than 100 amps of service, or fuses instead of breakers
• Double-tapped breakers, open splices, and missing panel covers

Plumbing — the materials that end the conversation

South Florida's older housing stock is full of plumbing that carriers no longer accept. Cast iron drains in particular are near-universal in pre-1975 Miami-Dade and Broward homes, and they're at or past end of life.

• Polybutylene supply lines (common in 1978–1995 construction)
• Galvanized steel supply lines
• Cast iron drain and waste lines showing corrosion or bellies
• Any active leak, prior water damage, or repair in progress
• Water heater beyond about 10 to 15 years, or missing a TPR discharge pipe

HVAC — age and function

• System older than roughly 15 years with no replacement planned
• Unit not producing an adequate temperature split when tested
• Rusted air handler pan, clogged condensate line, or visible water damage
• Window units serving as the primary cooling for the home

What to do if something fails

You have three realistic options: fix the item and have us re-inspect, negotiate the repair cost with the seller before closing, or shop a carrier with looser underwriting (usually at a higher premium). Whichever you pick, find out early — a 4-point ordered the week of closing is how deals fall apart.

If you're buying, order the 4-point at the same time as the full home inspection. One visit, one trip charge, and you know where you stand while you still have leverage.

Frequently asked questions

Can a 4-point inspection actually fail?

There's no official fail. The inspector reports conditions honestly; the insurance carrier decides whether to write the policy. In practice, an aged roof, an obsolete panel, or polybutylene plumbing is what gets a home declined.

Will replacing my panel guarantee coverage?

It removes one of the most common objections, but carriers look at all four systems. Roof age is usually the deciding factor.

Can you re-inspect after I make repairs?

Yes. Once repairs are complete we return, verify the work, and issue an updated 4-point form for your carrier.