Home Inspection vs 4-Point Inspection in Florida

By Fabian Fernandez, CMI® · Green Foot Home Inspections · Florida Licensed HI7640 & HI8652 · Updated 2026-07-15

A Florida home inspection is a broad buyer report on the whole house. A 4-point inspection is a shorter insurance document covering only roof, electrical, plumbing, and HVAC. They are not interchangeable—many South Florida closings need both. Green Foot performs each (or a same-day bundle); call (786) 301-5677.

What does each inspection answer?

	Home inspection	4-point inspection
Primary audience	Buyers / sellers / agents	Insurance underwriters
Scope	Structure, roof, systems, safety, many interior/exterior items	Four systems only
Typical time on site	2–4 hours	60–90 minutes
Typical use case	Negotiate repairs / walk away / budget	Bind or renew coverage on older homes
Green Foot starting context	Often $350–$600 for standard SFR	From $125

When do you need a full home inspection?

Order a home inspection whenever you are buying (and often before listing). It documents defects that affect price, safety, and future repairs—far beyond what a 4-point captures. Miami-Dade, Broward, and Palm Beach buyers usually have short contingencies, so a photo-rich same-day report matters more than the cheapest bid.

When do you need a 4-point instead—or in addition?

Carriers commonly require a 4-point inspection for homes about 20–30+ years old when applying for or renewing homeowners insurance. Citizens and many private markets use it for eligibility, not for discount math. Wind credits use a separate OIR-B1-1802 report.

If your purchase home is older, ask your insurance agent early: many closings stall when the 4-point is ordered after the appraisal instead of during the inspection window.

Can one report replace the other?

• Buyer report → insurance: Rarely accepted alone as a 4-point substitute. Underwriters want the four-system format and remaining-life style notes they expect.
• 4-point → buyer decision: Too narrow. It will not fully cover foundation concerns, windows, appliances, grading, or many safety items buyers negotiate on.

Treat them as complementary tools. Prep details for the insurance visit are covered in our 4-point checklist guide.

Should South Florida buyers bundle?

Yes in most older-home purchases: home + 4-point (and often wind mitigation) in one appointment. You leave with a negotiation report plus insurer-ready PDFs. Bundles typically cost less than three separate trips. Pricing context for Miami buyers is in home inspection cost in Miami.

Quick decision guide

• Buying any home: Full home inspection.
• Home ~20+ years / agent requests form: Add 4-point.
• Shopping premiums / new roof credits: Add wind mitigation.
• Carrier focuses only on roof age: You may also need a roof certification—see our roof cert vs inspection guide.

For the wider insurance landscape, read the Florida insurance inspections guide.

How agents use each report at closing

Your real-estate agent uses the home inspection to negotiate credits, repairs, or an exit. Your insurance agent uses the 4-point to open underwriting. When both are incomplete, closings slip: either the buyer rediscovers defects late, or the binder never issues. Deliver both PDFs early in the contingency window whenever the home’s age or the carrier’s checklist makes insurance documents likely.

Example scenarios in Miami-Dade, Broward, and Palm Beach

• 1995 CBS home in Hialeah: Full inspection for purchase + 4-point for the carrier + wind mitigation if shopping premiums.
• New construction townhome: Full inspection still wise; 4-point often not required yet—confirm with the agent.
• Owner renewing after non-renewal notice: 4-point (and possibly roof certification) matter more than a buyer-style report.

Frequently asked questions