What Fails a 4-Point Inspection in Florida?

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

Florida 4-point inspections do not “pass” or “fail” like a school test—the inspector documents roof, electrical, plumbing, and HVAC; the insurer decides. Findings that most often block or delay coverage are end-of-life roofs, unsafe or recalled panels, problem plumbing materials, and aged HVAC with clear defects. Green Foot 4-points start at $125 with same-day PDFs.

Who actually decides pass or fail?

We produce an accurate condition report with photos. Your carrier (or Citizens) applies underwriting guidelines. Two homes with similar notes can get different outcomes across carriers. That is why agents often shop quotes with the same PDF.

Roof findings that worry underwriters

• Covering at or past expected useful life with limited remaining life on the form
• Active leaks, soft decking indicators, or widespread damaged tile/shingle
• Flat roofs with chronic ponding or patched membrane areas
• Prior storm repairs without documentation of scope

Sometimes insurers accept a roof with conditions, require repairs first, or ask for a separate 2-year roof certification. Coastal Miami-Dade and Broward roofs see heavy UV and wind wear—context for buyers is in common South Florida findings.

Electrical red flags

• Panels historically associated with elevated fire risk (commonly cited brands include Federal Pacific and Zinsco when present)
• Aluminum branch wiring without proper connectors or mitigation notes
• Scorched lugs, double-taps, missing covers, or overloaded panels
• Missing GFCI protection where underwriters expect it

Unsafe panels frequently require replacement before bind or renewal. Bring invoices if an upgrade already happened—photos alone may not show manufacturer details clearly.

Plumbing red flags

• Polybutylene supply lines (common in some late-20th-century installs)
• Corroded galvanized piping with active or past leak evidence
• Chronic under-sink or water-heater leaks staining cabinets or floors
• Water heaters far beyond typical service life with deferred maintenance

HVAC red flags

• Outdoor or indoor units well past typical service life with failing operation
• Ignored condensate issues that produced water damage
• Inoperative systems during the inspection when operation is expected

Age alone is not always a declination, but age plus poor condition often triggers repair or replacement requirements.

What usually does not sink the file alone?

Isolated cosmetic roof wear, a few missing GFCI outlets with a clear fix plan, or minor maintenance notes may be accepted or conditioned. Always confirm with your agent—guidelines change. Prep the visit with our 4-point checklist so access issues do not create incomplete findings.

If the report shows major issues

1. Review insurance-impact categories with your agent.
2. Get licensed contractor quotes for required items.
3. Complete safety-critical work (panels, active leaks) first.
4. Submit invoices/photos; some carriers want a re-check or updated form.

Book or learn more on our 4-point inspection page. For how 4-points fit beside buyer inspections, see home inspection vs 4-point.

County context without myths

Underwriting is statewide, but local housing stock shapes what we see: coastal Miami-Dade wear and salt exposure, Broward panel and moisture patterns in mid-century stock, Palm Beach tile roofs where underlayment age matters. None of that changes the four-system checklist—it changes how often certain findings appear. Honest documentation beats optimistic letters that carriers reject.

Re-inspection and proof after repairs

After you replace a panel or repair a roof, keep invoices and labeled photos. Some insurers accept contractor proof; others want an updated 4-point. Ask before you pay for a second full visit. If only the roof is in dispute, a dedicated roof certification may satisfy the file faster than repeating all four systems.

Frequently asked questions