If your home in Cape Coral or Lee County is over 30 years old, there's a good chance your insurance company has already asked you for a 4-point inspection — or will before your next renewal. It's one of the most common reasons homeowners call us, and it usually comes with a deadline attached. Here's exactly what it is, what it covers, and what to expect.
What Is a 4-Point Inspection?
A 4-point inspection is a focused, insurance-driven review of the four systems that fail most often in older homes and cause the most expensive claims: the roof, electrical panel, plumbing, and HVAC system. Unlike a full home inspection, it doesn't cover cosmetic issues, appliances, or every visible defect — it's built specifically to answer the questions an insurance underwriter needs answered before they'll write or renew a policy.
Why Florida Insurers Require It
Insurance companies use the 4-point report to gauge how much risk they're taking on. Older electrical panels (like Federal Pacific or Zinsco panels), aging polybutylene or cast iron plumbing, and roofs nearing the end of their service life are all statistically linked to higher claim rates. Rather than guessing, insurers require documented, photo-backed proof of the current condition of these four systems — usually for homes 30 years or older, though some carriers ask for it as early as 20-25 years.
What Gets Checked in Each Category
1. Roof
Covering material, age, remaining useful life, and visible condition — including whether it's been fully or partially updated and when the last re-roof permit was pulled.
2. Electrical
Panel type and brand (flagging known-hazard panels), amperage, visible wiring type, and any active safety hazards like double-tapped breakers or exposed wiring.
3. Plumbing
Supply pipe material and age, water heater condition, and any signs of active or prior leaks.
4. HVAC
Age of the system, whether it's in good working order, and the date it was last serviced.
How Long Does It Take, and How Much Does It Cost?
A standalone 4-point inspection typically takes 30-45 minutes on-site. In Cape Coral and Lee County, our 4-Point Inspection starts at $150. If you also need a Wind Mitigation report — which most homeowners do at the same time, since it's the same visit — the 4-Point + Wind Mitigation Combo is $250, saving $25 over booking separately.
What Happens After the Inspection
You'll receive an easy-to-read digital report, typically within 24 hours, formatted the way Florida insurers expect it. You submit it directly to your insurance company or agent — we're happy to email it to your agent for you if you'd like.
What If Something Fails?
A failed item doesn't always mean a denied policy. Many carriers will insure the home with a documented repair timeline, or a lower coverage limit on the affected system. If your panel, roof, or plumbing does come back as a concern, we'll walk you through what insurers typically want to see fixed and why — in plain language, not inspection jargon.
Serving Cape Coral and Southwest Florida
We inspect homes throughout Cape Coral, Lee County, Punta Gorda, Port Charlotte, Naples, Bonita Springs, and Sarasota, with same-week scheduling including evenings and weekends. Se habla Español.