Casselberry 4-Point Inspection Essentials for Buyers

Buying an older home in Casselberry and hearing about a 4-point inspection? You are not alone. Insurers in Florida often ask for this quick check before they will bind or renew a policy on an older property, and the timing usually hits right when you are deep in escrow. In this guide, you will learn exactly what a 4-point inspection covers, why insurers require it, how to prepare in 32707, realistic timelines and costs, and what to do if issues pop up. Let’s dive in.

What a 4-point inspection is

A 4-point inspection is a focused, insurance-driven look at four systems: roof, electrical, plumbing, and HVAC. It documents the type, age, visible condition, and immediate safety risks of each system to help insurers gauge near-term risk. It is not a code inspection or a full home inspection. Think of it as a snapshot that helps underwriting decisions.

Insurers commonly request a 4-point when a home is roughly 25 to 40 years old, with many using 30 years as a practical cutoff. It may also be requested after a recent insurance loss or when a carrier is renewing coverage and sees elevated risk. For a helpful overview of scope and purpose, see the InterNACHI explanation of 4-point inspections.

If the 4-point raises concerns, a full home inspection or a specialist visit from a roofer, electrician, plumber, or HVAC technician is often recommended. The American Society of Home Inspectors provides general homeowner guidance on inspection types and expectations.

What inspectors check: the four systems

Inspectors look for system age, material or equipment type, visible deterioration, safety hazards, and evidence of past or active leaks. Items hidden behind walls or finishes are usually not accessible during a 4-point inspection.

Roof

Inspectors note roof covering type, estimated remaining life, number of layers, visible leaks, damaged shingles or tiles, and the condition of flashing and penetrations. In Florida, wind and hurricane exposure make roof age and condition a top insurer concern. Asphalt shingles and concrete or clay tile are common in Seminole County. Extensive shingle loss, active leaks, multiple layers, or undocumented re-roofing can trigger repair requirements.

Electrical

Expect documentation of service amperage, conductor material, wiring type, panel condition, grounding and bonding, and obvious hazards like double-tapped breakers or missing covers. In Florida, insurers often flag aluminum branch wiring, older fuse panels, corrosion on exterior equipment, and weather exposure that affects safety. Evidence of overheating, obsolete equipment, or unsafe alterations can lead to required corrections.

Plumbing

Inspectors identify pipe materials, water heater type and age, visible leaks, signs of past leaks or repairs, and fixture condition that is visible. Polybutylene piping from the late 1970s through mid-1990s and corroded galvanized piping can be concerns. Aged water heaters, rust, or active leaks are common triggers for repair or replacement requests.

HVAC

Inspectors document system type, age, visible maintenance issues, condensate drain condition, and refrigerant identification. Central AC is essential in Seminole County, and carriers look for evidence the system is safe and serviceable. Older R-22 systems can be costlier to service and may draw insurer attention. Non-operable equipment, severe corrosion, major leaks, or end-of-life systems can push a repair or replacement conversation.

Why insurers ask for it

Insurers use 4-point inspections to focus on near-term risk. Claims tied to roof leaks, electrical hazards, plumbing failures, and HVAC breakdowns make up a large share of losses, so carriers want a current condition snapshot of those systems.

When a 4-point comes back unfavorable, carriers may require repairs and a re-inspection, limit coverage for certain systems or perils, raise the premium, or decline the policy if the risk is too high. In Florida, a 4-point is separate from wind underwriting. Your agent may also suggest a wind mitigation or roof certification for hurricane-related discounts or eligibility. For general insurance consumer resources in Florida, visit the Florida Office of Insurance Regulation.

How to prepare in Casselberry 32707

Preparing well can speed things up and sometimes improve the outcome. A clean, accessible property helps the inspector document everything clearly for the insurer.

Gather documents before the appointment

• Receipts or invoices for roof work, full re-roof date, electrical panel upgrades, HVAC installs, and water heater replacements.
• Manufacturer labels and installation dates for HVAC and water heater.
• Permit records or completion certificates. Check the Seminole County Property Appraiser for property details and permit history, and the City of Casselberry Building Services for permit questions and lookups.
• Prior inspection reports, service agreements, and warranties.

Day-of checklist

• Ensure clear, safe access to attic, HVAC equipment, electrical panel, water heater, and exposed plumbing.
• Turn on the AC so the inspector can check operation.
• Secure pets and unlock any areas that contain mechanical equipment.
• Replace burnt-out bulbs to help visibility.
• Move vehicles so the inspector can walk the exterior and check the roof from the ground.

Helpful photos and notes

• Ground-level photos of the roof, plus any known damage areas.
• Photo of the electrical panel label and main breaker.
• Photo of the water heater label showing model and manufacture date.
• Photo of the HVAC condenser nameplate with model and year.

These details help confirm ages and system types if documentation is missing.

Timeline, costs, and what to expect

Most local inspectors can schedule within 24 to 72 hours, though busy seasons can stretch that to a week. Many provide the PDF report at the appointment or within 24 to 48 hours. If repairs are needed, re-inspections follow similar timing based on contractor availability and inspector schedules.

A stand-alone 4-point inspection in Florida typically ranges from about 75 to 300 dollars, with many clustering around 100 to 200 dollars. Pricing varies by credentials, scope, and whether detailed photos are included. Specialist diagnostics or contractor estimates usually cost more. If issues are found, rough examples include minor electrical corrections starting a few hundred dollars and larger items like full HVAC or roof replacements reaching into the thousands. Always obtain local quotes for accurate numbers.

Insurer responses to problems often start with required repairs and re-inspection. Some carriers offer conditional coverage with exclusions or sublimits. In rare cases, especially if major systems are at end of life, a carrier may decline or nonrenew coverage until the work is completed.

Casselberry buyer game plan

Use this simple plan to keep your purchase on track:

• Confirm if a 4-point is needed. Ask your insurance agent as soon as you go under contract, especially if the home is around 25 to 40 years old.
• Schedule the 4-point early in your contingency period. That gives you time to gather documents, complete quick fixes, and request a re-inspect if needed.
• Pull records. Check the Seminole County Property Appraiser and City of Casselberry permits to verify roof, HVAC, electrical, and water heater dates.
• Prepare the home for easy access. Clear pathways and have labels visible so the inspector can document system ages.
• If issues pop up, get licensed contractors to quote repairs. Submit receipts and permit records to the inspector and your insurer.

Staying proactive reduces surprises and helps your insurer issue a policy smoothly. For general inspection context and standards, you can also review InterNACHI’s 4-point resources and the ASHI site.

Final thoughts

A 4-point inspection is not about nitpicking your future home. It is a fast way for insurers to confirm the core systems are safe and serviceable. In Casselberry, where older homes are common, planning ahead can save you time, stress, and extra trips during escrow. Gather your records, clear access, and coordinate early with your insurance agent so you know exactly what is required.

If you want a local strategy for navigating inspections, permits, and insurance timelines while you shop in 32707, reach out. Our team guides buyers through each step and connects you with trusted local pros so you can move forward with confidence. Connect with Abby Greenberg to get started.

FAQs

What is a 4-point inspection for Florida home insurance?

• It is a limited inspection of roof, electrical, plumbing, and HVAC used by insurers to assess near-term risk, not a full home inspection.

When do Casselberry homes typically need a 4-point?

• Many carriers request it for homes around 25 to 40 years old, with 30 years as a common practical threshold.

What happens if my 4-point inspection finds issues?

• Insurers may require repairs with documentation and a re-inspection, limit or exclude certain coverage, raise premiums, or decline the policy if risks are severe.

How long does a 4-point inspection and report take?

• Scheduling is often 24 to 72 hours, and reports are commonly delivered at the appointment or within 24 to 48 hours.

How much does a 4-point inspection cost in Florida?

• Typical fees run about 75 to 300 dollars, with many in the 100 to 200 dollar range depending on the inspector and scope.

Where can I verify permits and system ages in Casselberry 32707?

• Check the Seminole County Property Appraiser for property data and the City of Casselberry Building Services for permits and local requirements.

Is a wind mitigation inspection the same as a 4-point?

• No. A 4-point addresses system condition for general underwriting. Wind mitigation evaluates features that can reduce wind risk and may qualify you for discounts or separate documentation.