A Florida insurance guide for Tallahassee readers

Passing 4-Point and Wind Inspections on Leon County Homes

Reviewed by Matt Williams, Licensed Insurance AgentLast reviewed October 15, 2026

4-point inspections in Leon County: the inspector checks the roof, wiring, plumbing, and heating and air conditioning, and each company sets its own bar.

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615 Leon County insurance claims followed Idalia (OIR)
Idalia's wind impacts reached eastern Leon County (NWS)
The wind inspection uses form OIR-B1-1802 (Florida CFO)
Storm-tested features must earn rate credits (s. 627.0629)

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Lake Jackson viewed from Sunset Landing, Leon County — Lake Jackson, Leon County.

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A 4-point inspection is not pass or fail in the abstract. It is pass or fail against one carrier's guidelines, and carriers do not share the same guidelines. One carrier wants a water heater replaced at 15 years. Another is fine at 20. One flags a double-tapped breaker as a decline. Another notes it and moves on.

That matters because the carrier with looser guidelines is sometimes also the carrier with the lower price. Placing you there first can buy you a year to make updates on your schedule instead of being forced into them before you can bind coverage. Not every agent has access to the same carriers. The agent behind this site works with many Florida companies and can look for the one whose guidelines fit your inspection result. A Citizens takeout offer is another place this comes up, and what a takeout letter asks of you explains the dates.

What a 4-point inspection is

Four systems, usually on homes 20 to 30 years or older: roof, plumbing, electrical, and HVAC. The inspector photographs each one, records its age and condition, and notes anything that would make a carrier decline or require repairs. It is not a full home inspection. It is a snapshot of the four things most likely to produce a claim. Cracks in a slab or settling walls sit outside those four systems; ask about them under the sinkhole and ground collapse wording instead. Buying an older house in Quincy, where the historic district has its own review, or an older place in Havana? Plan on this inspection.

A four-point inspection reviews the roof, electrical system, plumbing, and heating and air conditioning. (Florida CFO homeowners guide)

Four-point inspection checklist: roof, electrical, plumbing, and heating and air conditioning — Inspection topics, based on Florida's consumer guide.

The checklist, system by system: roof

Carrier underwriting guidelines are proprietary and change. The age thresholds on this page are ranges seen across the admitted market as of October 2026, not any one carrier's position.

No broken or slipped tiles, no missing or lifted shingles.
No unrepaired damage, patches, or visible tarping.
Age and remaining useful life. Many carriers want a clear number of years left, and some want proof of the replacement date (permit or receipt).
Gutters, flashing, and boots sealed and intact.

For the legal side of an older roof, see how Florida's roof age rule and its inspection route work. If a fallen limb caused the damage, how a Tallahassee policy treats tree damage to the roof is the other half of the story.

Plumbing

No active or recent leaks under sinks, at the water heater, or at the main.
Functional shut-off valves at every fixture and at the main. Turn them before the inspection to make sure they move.
Old staining on a pipe stub-out reads as an active leak in a photo. Clean the stub-outs with a CLR-type cleaner so the picture shows clean pipe.
Water heater: check the manufacture date on the label. Even if it works, a unit past its expected life (often 12 to 15 years) is a flag for some carriers. Confirm a temperature and pressure relief valve is installed and piped.
Pipe material matters. Polybutylene and galvanized supply lines and cast-iron drains draw extra scrutiny on their own.

Electrical

No exposed wiring anywhere, including junction boxes without covers.
No double-tapped breakers (two wires under one breaker) inside the panel.
Panel brand. Federal Pacific, Zinsco, and some Challenger panels are declined by many carriers regardless of condition.
Aluminum branch wiring (common in 1965 to 1973 homes) will be flagged; some carriers accept documented remediation.
GFCI protection present at kitchen, bath, and exterior outlets.

AC / HVAC

System runs and cools during the inspection. Have it on when the inspector arrives.
Condensate drain line clear and draining. A clogged drain line is one of the most common flags and one of the least expensive to fix.
Age of the condenser and air handler. Units past 15 to 20 years draw questions even when they work.
No visible rust-through, disconnected ducts, or missing covers.

Before the inspector arrives

Walk all four systems with this list and fix the cheap items first: drain line, valve function, pipe stub-outs, breaker covers, outlet covers.
Gather paperwork: roof permit or invoice, water heater receipt, any electrical or plumbing permits, prior inspection reports.
Photograph the panel with the cover off, the water heater label, and the roof from the ground. Your agent can pre-screen these against carrier guidelines before you pay for the inspection.
If something major is going to fail (an FPE panel, a roof with no life left), tell your agent before the inspection, not after. That is the conversation that decides which carrier to try.
Renting the house out? Say so before booking, because a landlord policy for the rental is quoted on its own form.

4-point versus wind mitigation

They are different inspections, often done on the same visit. The 4-point decides whether a carrier will write the home. The wind mitigation inspection decides how much you pay: it documents roof shape, roof-to-wall attachment, roof deck nailing, secondary water resistance, and opening protection, and each item can earn a premium discount under Florida law. Ask for both if the home is older than about 20 years. Neither report settles how a roof claim is paid; cash value versus replacement cost on the roof does.

Florida’s consumer guide identifies OIR-B1-1802 as the wind-mitigation inspection form. (Florida CFO homeowners guide)

Both reports in the folder? Send them with a home quote request to many companies at once.