Over 65% of homes in Sarasota County are more than 20 years old. If you own one of them, there’s a good chance your insurance company has already asked—or will soon ask—for something called a 4-point inspection. It’s not optional, and it’s not going away.
When you need a Home Inspection in Sarasota for insurance purposes, working with an experienced company makes all the difference (gulfcoasthomeinspectors.com). Understanding what’s involved can save you time, money, and a whole lot of frustration when dealing with Florida’s increasingly strict insurance requirements.
Why Insurance Companies Require 4-Point Inspections
Here’s the deal. Insurance companies don’t want to take on unnecessary risk. Older homes come with older systems, and older systems fail more often. A 4-point inspection gives insurers a snapshot of your home’s four major systems so they can decide whether to cover you—and under what terms.
Most Florida insurers require this inspection for homes 20 years or older. Some have dropped that threshold to 15 years, especially after recent hurricane seasons brought devastating losses to the industry. If you’re buying an older home or renewing your policy, expect to schedule one.
The inspection requirement isn’t arbitrary. Florida leads the nation in homeowners insurance claims, and Sarasota’s coastal location puts homes at even greater risk from wind, water, and humidity damage. Insurance companies have learned the hard way that older homes without proper maintenance become expensive liabilities.
The Four Systems Inspectors Examine
A 4-point inspection isn’t a full home inspection. It’s focused and specific. Inspectors look at exactly four things, and each one tells the insurance company something important about your home’s risk profile.
Roofing System
Your roof takes the biggest beating from Florida weather. Inspectors check the age, material, condition, and remaining life expectancy. They’re looking for missing shingles, signs of leaks, damaged flashing, and overall wear patterns that indicate potential problems.
Here’s what matters most to insurers: shingle roofs older than 20 years often get flagged immediately. Tile and metal roofs get a bit more leeway—usually up to 40 years. But some carriers have tightened these limits to 12-15 years for new policies after paying out billions in storm damage claims.
The inspector will also note any repairs or patches, the presence of algae or moss growth, and whether the roof appears to have been properly installed in the first place. A roof that looks fine from the ground might have hidden issues that only a trained eye can spot.
In Sarasota specifically, the combination of intense sun, heavy rain, and occasional hurricane-force winds creates a perfect storm for roof deterioration. Salt air from the Gulf accelerates wear on metal components, and high humidity encourages mold growth in attic spaces.
Electrical System
This is where many older Sarasota homes run into serious trouble. Inspectors examine your electrical panel, wiring type, breakers, grounding, and overall safety. They’re specifically looking for anything that could cause a fire or electrocution hazard.
Certain panel brands almost guarantee problems with your insurance application. Federal Pacific, Zinsco, and Challenger panels have documented safety issues—their breakers sometimes fail to trip during overloads, creating fire hazards. Many insurers won’t touch homes with these panels at any price.
Aluminum wiring, common in homes built during the 1960s and 70s, also raises red flags. The connections can loosen over time and create hot spots that lead to fires. If your home has aluminum wiring, you might need specialized repairs or a complete rewire before securing coverage.
Inspectors also check for double-tapped breakers, missing covers, improper grounding, and evidence of amateur electrical work. That DIY addition from 1985 might come back to haunt you during the inspection.
The age of your electrical panel matters too. Panels over 25-30 years old may function fine but represent increased risk to insurers who’ve seen too many electrical fires in older Florida homes.
Plumbing System
Water damage claims cost insurance companies billions every year, making your plumbing system a critical inspection point. Your inspector will identify pipe materials, check for visible leaks, assess your water heater’s age and condition, and look for signs of previous water damage.
Polybutylene pipes are the big concern here. These gray plastic pipes were installed in millions of homes between 1978 and 1995, and they’re prone to sudden, catastrophic failure. The material degrades from the inside out, giving no warning before bursting. If your home has polybutylene pipes, you might face coverage denial or exclusions for water damage.
Galvanized steel pipes in older homes also raise concerns. They corrode internally over time, restricting water flow and eventually leaking. Cast iron drain lines can develop similar problems, especially in Sarasota’s mineral-rich water.
Your water heater gets special attention during the inspection. Most tank-style heaters last 10-15 years, and an aging unit sitting in a closet or garage represents a significant flooding risk. The inspector will note the age, condition, and whether it’s properly secured and equipped with safety features like an expansion tank and drip pan.
Inspectors also look for water stains on ceilings and walls, evidence of previous leaks, and any signs that plumbing repairs were made without proper permits or professional workmanship.
HVAC System
Florida without air conditioning is miserable—and potentially dangerous during summer heat waves. Inspectors verify that your heating and cooling system exists, works, and isn’t ancient. They’ll note the system type, age, and general condition.
HVAC units older than 20 years often get flagged, even if they’re still running. The logic is simple: older units are more likely to fail, and when they do, they can cause secondary problems like water damage from clogged condensate lines or mold growth from improper humidity control.
Some insurers won’t cover homes without working central air and heat at all. Window units and space heaters don’t count—they want to see a proper, maintained system that can keep the home within safe temperature and humidity ranges year-round.
The inspector will also check for proper drainage, clean filters, and evidence of regular maintenance. A well-maintained system tells insurers that the homeowner takes care of the property overall.
What Happens If Problems Are Found
Let’s be clear about something important. A 4-point inspection isn’t pass or fail. It’s a condition report. The inspector documents what they find, and your insurance company decides what to do with that information.
If issues come up, you might face a few different scenarios. Your application could be denied outright—this is common with certain electrical panel brands or polybutylene plumbing. You could get coverage with specific exclusions—like no roof coverage until you replace it. Or the insurer might give you 30 days to make repairs before finalizing your policy.
Many insurance companies will accept proof that repairs are scheduled, even if the work isn’t complete yet. That can buy you some breathing room to get quotes, hire contractors, and address problems without losing your coverage window.
The key is communication. If your inspection reveals issues, ask your insurance agent what specifically needs to happen for coverage. Sometimes a repair receipt is enough. Other times, you’ll need a follow-up inspection to verify the work was completed properly.
Common Issues That Cause Insurance Headaches in Sarasota
After thousands of inspections in the Sarasota area, certain problems show up again and again. Knowing what to expect helps you prepare—and potentially address issues before the inspector arrives.
Roof age and condition tops the list by far. That beautiful home you’re buying might have a 22-year-old roof that looks fine but exceeds the insurer’s threshold. Even well-maintained roofs eventually age out of insurability.
Outdated electrical panels come in second. Homes built in certain eras often have those problematic Federal Pacific, Zinsco, or Challenger panels. Panel replacement typically costs $1,500-$3,000 but is often non-negotiable for insurance coverage.
Polybutylene plumbing creates immediate problems. Repiping a home costs $4,000-$15,000 depending on size and accessibility, but many insurers simply won’t cover homes with these pipes regardless of other factors.
Old water heaters create concerns too. Most have a 10-15 year lifespan, and an aging unit represents a flooding risk. Replacement is relatively affordable at $800-$1,500 for a standard unit.
Missing or non-functional HVAC rounds out the common issues. Some homes, especially older ones converted from seasonal use, lack proper systems or have equipment that’s well past its useful life.
How to Prepare for Your 4-Point Inspection
You can’t change your home’s age, but you can address obvious issues before the inspector arrives and ensure you’re presenting your home in the best possible light.
Walk through your home and look at each system critically. Check your electrical panel—if you see Federal Pacific, Zinsco, or Challenger on the label, start getting quotes for replacement immediately. Look at your roof from the ground—are there missing shingles, obvious damage, or areas where the covering looks worn?
Check your water heater’s age. There’s usually a manufacturing date on the label. If it’s more than 12 years old, consider proactive replacement before it becomes an insurance issue or fails catastrophically.
Gather maintenance records. If you’ve had your HVAC serviced regularly, replaced major components recently, or made improvements to any of the four systems, have those receipts ready. Documentation demonstrates responsible ownership and can sometimes influence how insurers interpret borderline conditions.
Clear access to all systems. The inspector needs to see your electrical panel, water heater, HVAC unit, and ideally your attic space. Move stored items away from these areas before the inspection.
Fix minor issues yourself. Replace burned-out light bulbs, tighten any loose electrical outlet covers, and address obvious small repairs. While these aren’t inspection points themselves, they demonstrate overall home maintenance.
The Difference Between 4-Point and Wind Mitigation Inspections
People often confuse these two inspections, but they serve very different purposes and both matter for Sarasota homeowners.
A 4-point inspection evaluates your home’s major systems to determine basic insurability. It’s about risk assessment—can this home be insured without excessive likelihood of claims?
A wind mitigation inspection examines your home’s ability to withstand hurricane-force winds. It documents protective features like roof-to-wall connections, roof covering, roof deck attachment, and opening protection. This inspection can actually reduce your premiums—sometimes significantly.
In coastal Sarasota, getting both makes sense. The 4-point gets you in the door with an insurer. The wind mitigation inspection might save you hundreds or even thousands annually on premiums, depending on what protective features your home has.
Many inspection companies offer both services, often at a discounted package rate when scheduled together.
What a 4-Point Inspection Costs in Sarasota
Expect to pay between $75 and $150 in the Sarasota area for a standalone 4-point inspection. If you’re already getting a full home inspection as part of a home purchase, many inspectors include the 4-point at no extra charge or a reduced rate of $50-$75.
The inspection itself takes about 30-45 minutes for an experienced professional who knows what to look for. You’ll typically receive the report within 24 hours, formatted on the standard forms that insurance companies expect.
Don’t shop purely on price. An experienced inspector who knows what local carriers are looking for can document conditions in ways that work in your favor. Someone who’s never done insurance inspections might overlook important details or present findings in ways that create unnecessary problems.
How Long Is Your 4-Point Inspection Valid?
In Florida, 4-point inspections are generally valid for up to one year. If you’re shopping for insurance or switching carriers, a recent inspection can be submitted to multiple companies without scheduling another one.
Keep your report in a safe place. You never know when you might need it again—for policy renewals, when shopping for better rates, or if you decide to sell your home and want documentation of system conditions.
Some insurers are more flexible than others about inspection age. If your report is 10-11 months old and you’re just starting to shop for coverage, it might be worth getting a fresh one to avoid timing issues during the application process.
Getting the Right Inspector
Not just anyone can perform a 4-point inspection for insurance purposes. Florida requires the inspector to be properly licensed, and they must use approved forms—usually the Citizens 4-point inspection form, which was updated in March 2025.
Look for inspectors who specialize in insurance inspections and have experience working with Sarasota-area carriers. They understand what local insurers flag most often and can help you interpret results accurately.
Check reviews and ask how many 4-point inspections they perform monthly. Someone who does dozens has a much better understanding of what causes problems than someone who occasionally adds it to a home inspection package.
Ask about turnaround time, too. If you’re under deadline pressure for insurance coverage, you need someone who can get you results quickly without sacrificing quality.
Final Thoughts
A 4-point inspection might feel like just another hoop to jump through in Florida’s challenging insurance market. But it’s actually protecting both you and your insurer. These inspections catch problems before they become disasters—whether that’s an electrical fire, a roof leak during hurricane season, or a plumbing failure that floods your living room.
For Sarasota homeowners, understanding what insurers are looking for puts you in control. You can address issues proactively, shop for coverage confidently, and maintain your home in ways that keep you insurable for years to come.
The Florida insurance market has changed dramatically in recent years. Carriers have left the state, premiums have increased, and requirements have tightened. A clean 4-point inspection is your ticket to options—without it, you may be limited to the insurer of last resort with coverage you don’t want at prices you can’t afford.
Schedule your inspection with a qualified professional, review the results carefully, and don’t hesitate to ask questions about anything that concerns you. Your home—and your coverage—depend on it.