Florida 4-Point and Wind Mitigation Inspections: A Buyer's Guide
A 4-point inspection checks the age and condition of a Florida home's roof, electrical, plumbing and heating and cooling systems. A wind mitigation inspection documents features that help the home resist wind, which can qualify you for insurance discounts. If you are buying an older home in Florida, plan for both before you close.
These two reports are short, inexpensive and easy to overlook. They can also decide whether you can insure the home, and at what price. Here is how each one works, what has changed in 2026, and how to use them when you buy or sell.
Featured photo: Tessa Edmiston / Unsplash
Why Florida Buyers Need These Inspections
A general home inspection is for you. It helps you understand the property before you commit. A 4-point inspection and a wind mitigation inspection are mostly for your insurance company. Insurers use them to decide whether to write a policy and how to price it.
In practice, that means two things. First, an older home with an aging roof or outdated wiring may be hard to insure until something is repaired or replaced. Second, a home with strong wind features may cost less to insure than a similar home without them. Both affect your monthly cost of ownership, so both belong in your due diligence.
What Is a 4-Point Inspection?
A 4-point inspection looks at four systems. The inspector reports the age, type and condition of each one.
- Roof: material, age, remaining life and any signs of leaks or damage.
- Electrical: panel type and age, wiring type and any hazards.
- Plumbing: pipe materials, water heater age and any active leaks.
- Heating and cooling (HVAC): age and whether the system is working.
When is a 4-point required?
Each insurer sets its own rules. Citizens Property Insurance, the state's insurer of last resort, requires a 4-point inspection for homeowner applications on properties more than 20 years old. Many private insurers use a similar age threshold. Ask your insurance agent early, because the rule depends on the company.
Insurers also set how recent the report must be. The Florida CFO's consumer guide notes that reports often need to be recent, sometimes within 30 days. Confirm the window with your agent so you do not pay for a report twice.
What does it cost?
The Florida Department of Financial Services consumer guide says a 4-point inspection may typically range from $100 to $300. Many inspectors offer it together with a wind mitigation inspection and a full home inspection.
What Is a Wind Mitigation Inspection?
A wind mitigation inspection documents how well the home is built to resist wind. It is recorded on a state form, the Uniform Mitigation Verification Inspection Form (OIR-B1-1802). Florida law requires insurers to offer discounts or credits for features that reduce windstorm losses.
The form changed in 2026
The Florida Office of Insurance Regulation revised the form. Inspections done on or after April 1, 2026 must use the new version, Rev. 04/26. The new form has nine sections:
| Section | What the inspector checks |
|---|---|
| Building Code | Whether the home was built under the Florida Building Code (or a comparable code) |
| Region | The home's design wind speed area (new in 2026) |
| Roof Slope | The pitch of the roof (new in 2026) |
| Roof Covering | Material and whether it meets code |
| Roof Deck Attachment | How the roof deck is fastened to the framing |
| Roof to Wall Attachment | Toe nails, clips, single wraps or double wraps |
| Roof Geometry | Hip, gable or other shape |
| Secondary Water Resistance | A sealed roof deck that limits water entry if the covering fails |
| Opening Protection | Impact windows, doors and shutters |
Citizens says older reports on the previous form are still accepted if the inspection was done on or after April 1, 2021 and the home has not changed. The form itself says it is valid for up to five years, as long as there are no material changes to the structure.
Who can sign it?
Florida law lists who can complete the form. That includes licensed home inspectors with hurricane mitigation training, certified building code inspectors, licensed general, building or residential contractors, professional engineers and architects. The person who signs must do the inspection personally.
What does it cost?
Pricing varies by inspector and home size. When you book a home inspection, ask for a bundled price that includes the wind mitigation and 4-point reports.
Roof Age: What Florida Law Says
The roof is often the deciding factor. Florida law gives homeowners some protection here:
- An insurer may not refuse to issue or renew a homeowner's policy solely because the roof is less than 15 years old.
- If the roof is 15 years or older, the insurer must allow an inspection at the homeowner's expense before requiring replacement. If the inspection shows at least five years of useful life left, the insurer cannot refuse coverage solely because of the roof's age.
Citizens has its own roof rules. For shingle roofs older than 25 years, and tile, metal, slate or concrete roofs older than 50 years, Citizens requires proof of at least five years of remaining useful life.
These rules protect you from a refusal based only on age. They do not guarantee a policy or a price. Condition still matters.
How to Use These Reports When You Buy
- Ask for the seller's reports early. If the seller has a recent 4-point or wind mitigation report, review it before you make an offer. It tells you a lot about the roof and systems.
- Order your own during the inspection period. Book the 4-point and wind mitigation reports with your general inspection. You need them to get insurance quotes before your inspection period ends.
- Get insurance quotes before you remove contingencies. Send the reports to your agent right away. A high premium or a required repair is easier to negotiate while you can still walk away.
- Look at roof-to-wall and opening protection. Clips or wraps, impact windows and shutters are often where the biggest credits come from.
- Budget for the full cost of ownership. Insurance, taxes and association fees together tell you what the home really costs each month.
How to Use These Reports When You Sell
If you are selling an older home, ordering a 4-point and a wind mitigation inspection before you list can help. You learn about issues on your own timeline. You can fix what makes sense, or price the home with the issue in mind. You can also share the reports with buyers so they can get insurance quotes quickly. In my experience, fewer surprises during the inspection period usually means a smoother negotiation.
Can You Get Help Paying for Wind Upgrades?
The state's My Safe Florida Home program offers free wind mitigation inspections to eligible homesteaded homeowners. It also offers matching grants of up to $10,000 for recommended improvements, such as impact windows or roof-to-wall upgrades. Under current law, grants are limited to low- and moderate-income homeowners, and the home must meet age and value limits. Funding and open application periods change, so check the program's website for the current status.
Frequently Asked Questions
What is the difference between a 4-point and a wind mitigation inspection?
A 4-point inspection reports the age and condition of the roof, electrical, plumbing and HVAC systems. A wind mitigation inspection documents features that help the home resist wind, which can lower your insurance premium.
Do I need a 4-point inspection on a newer home?
Usually not. Insurers typically require it on older homes. Citizens requires it for homes more than 20 years old. Private insurers set their own rules, so ask your agent.
How long is a wind mitigation report valid?
The state form says it is valid for up to five years, as long as there are no material changes to the home and no inaccuracies on the form.
Did the wind mitigation form change in 2026?
Yes. Inspections done on or after April 1, 2026 must use form OIR-B1-1802 Rev. 04/26, which adds sections for region and roof slope. Citizens says older reports dated on or after April 1, 2021 are still accepted if the home has not changed.
Can my insurer drop me because my roof is old?
Florida law says an insurer may not refuse to issue or renew a policy solely because the roof is less than 15 years old. For older roofs, you can get an inspection, and if it shows at least five years of useful life left, the insurer cannot refuse coverage solely based on age.
Who pays for these inspections?
In a purchase, the buyer usually pays, since the buyer needs the reports to get insurance. Sellers sometimes order them before listing. Eligible homesteaded homeowners may get a free wind mitigation inspection through My Safe Florida Home.
Homes for Sale in Boca Raton
If you are comparing homes, look at the roof age and wind features in each listing, then confirm them with an inspection. These pages show active MLS listings and update daily.
Explore Boca Raton Communities Search Homes in Boca Raton
You may also like: Boca Raton Coastal and Intracoastal Neighborhoods, plus our guides to Palm Beach and Miami communities.
¿Prefieres leer en español? Inspección de 4 puntos y de mitigación de viento en Florida.
Questions Before You Buy?
If you want help reading a 4-point or wind mitigation report on a home you are considering, send me a message on WhatsApp. I am happy to walk through it with you or set up a tour.
This article is general information, not insurance, legal or tax advice. Coverage and pricing depend on your insurer. Talk to a licensed insurance agent about your situation.
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