4-Point vs. Full Home Inspection: What Florida Buyers Need

Navigating the world of property inspections can feel complex, especially in a market like South Florida. Two terms you’ll frequently encounter are "4-point inspection" and "full home inspection." While they sound similar, they serve very different purposes. Understanding the distinction is crucial for homeowners seeking insurance, buyers making a purchase, and sellers preparing their property for the market.

This guide will break down everything you need to know about a Four-Point Inspection versus a Comprehensive Home Inspection. We'll explore what each covers, when you need them, and how they protect your investment. By the end, you'll be able to confidently decide which inspection is right for your situation.

A Four-Point Inspection is a specific type of evaluation that focuses exclusively on four critical systems in a home:

HVAC (Heating, Ventilation, and Air Conditioning)
Electrical Wiring and Panels
Plumbing Connections and Fixtures
Roof

This inspection is not designed to assess the overall condition of the property. Instead, its purpose is to satisfy insurance underwriters that the home’s most essential systems are in good working order, updated, and do not pose a significant risk. Insurers use the inspection report to determine if they will offer or renew a homeowner's policy.

In Florida, insurance companies often require a Four-Point Inspection for homes older than 30 years before issuing a new policy or renewing an existing one. The logic is simple: older homes have a higher likelihood of having outdated or failing systems, which increases the risk of fire, water damage, and other costly claims.

An inspector will assess the age, condition, and remaining useful life of each of the four components. For example, they will check for outdated electrical panels (like Federal Pacific or Zinsco), polybutylene plumbing, or a roof nearing the end of its lifespan. If any of these systems are deemed unsafe or in poor condition, the insurer may require repairs or replacement before they will provide coverage.

A Comprehensive Home Inspection examines hundreds of components throughout the property. Key areas include:

Structure: Foundation, walls, floors, and framing.
Exterior: Siding, windows, doors, drainage, and grading.
Roofing: Shingles, flashing, gutters, and structural integrity. This is more in-depth than the check performed during a 4-point.
Plumbing: All pipes, fixtures, drains, and water heaters.
Electrical: Service panels, wiring, outlets, and fixtures.
HVAC Systems: Furnace, air conditioner, and ductwork.
Interior: Walls, ceilings, floors, stairs, and built-in appliances.
Insulation and Ventilation: Attic and crawl spaces.

Using tools like Advanced Thermal Imaging, inspectors can also perform Water Damage and Moisture Intrusion Inspections to identify hidden leaks or moisture problems that are not visible to the naked eye. This service is critical in humid climates like South Florida.

Feature	4-Point Inspection	Comprehensive Home Inspection
Primary Purpose	To obtain or renew homeowner's insurance.	To inform a buyer about the property's overall condition before purchase.
Scope	Limited to four systems: HVAC, Electrical, Plumbing, and Roof.	Extensive evaluation of the entire property, including hundreds of items.
Who It's For	Homeowners (especially of older homes) and insurance companies.	Homebuyers, but also sellers performing Pre-Listing Inspections.
Report Detail	A simple, often standardized form focused on age and condition.	A detailed, multi-page report with photos, descriptions, and recommendations.
Time Required	Typically 30-60 minutes.	Usually 2-4 hours, depending on property size.
Cost	Generally lower, often between $100 and $200.	Higher, ranging from $300 to $600+ based on the property.

For many buyers in South Florida, the answer is yes. Here’s a common scenario:

A buyer puts an offer on a 35-year-old home. They first schedule a Comprehensive Home Inspection to understand the property's true condition. The inspection uncovers a few minor issues but confirms the home is structurally sound. Satisfied, they move forward with the purchase.

Before closing, their insurance company requests a Four-Point Inspection due to the home's age. The same inspection firm can often perform this service, sometimes on the same day. The report confirms the four major systems are in acceptable shape, allowing the buyer to secure their insurance policy without issue.

In this case, the two inspections work together. The full inspection protects the buyer’s investment, while the 4-point satisfies the insurer’s requirements. Many inspection companies offer bundled pricing for clients who need both.

Choosing the right inspector is just as important as choosing the right inspection. At JLU Services, we provide the expertise and reliability you need to make confident decisions about your property.

South Florida Expertise: With over 20 years of experience serving South Florida, we have an unparalleled understanding of local building practices, climate-related issues, and stringent insurance requirements.
Licensed and Insured: Our team consists of state-licensed and fully insured professionals who adhere to the highest industry standards, giving you complete peace of mind.
Modern Tools, Accurate Results: We utilize cutting-edge technology, including Advanced Thermal Imaging, moisture meters, and drones for Roof Inspections, to uncover issues others might miss.
Insurer-Accepted Reports: Our Four-Point Inspection and Wind Mitigation Inspection reports are trusted and accepted by all major insurance carriers in Florida, ensuring a smooth process.
Fast Turnaround: We know time is critical. You’ll receive your detailed, easy-to-read inspection report within 24-48 hours, so you can move forward without delay.
Comprehensive Services: We are your one-stop shop for all inspection needs, from New Construction Inspections and Condo Inspections to specialized services like Mold Inspection and Testing.