What Lakeland Homebuyers Should Know About 4-Point Inspections

If you’re buying an older home in Lakeland, Florida, you might hear the term “4-point inspection” tossed around — especially when you’re applying for homeowners insurance. But what exactly is a 4-point inspection, how is it different from a full home inspection, and when do you need one?

This guide breaks it all down for you so you can move through your homebuying journey with confidence — and avoid any surprises with your insurance provider, your closing process, or your wallet.

What Is a 4-Point Inspection?

A 4-point inspection is a limited evaluation of four major systems in a home:

1. Roof

2. Electrical System

3. Plumbing System

4. HVAC (Heating, Ventilation, and Air Conditioning)

Unlike a full home inspection, which covers dozens of components in and around the home, a 4-point inspection is designed to give insurance companies a snapshot of the risk level of insuring the property.

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Why Is a 4-Point Inspection Important in Lakeland?

In Florida — and especially in older neighborhoods like Dixieland, Beacon Hill, and parts of North Lakeland — homes may be 40, 50, or even 100+ years old. While that charm is part of the appeal, it’s also a concern for insurers.

Most insurance companies will require a 4-point inspection before issuing or renewing a policy if the home is 25 years or older. Some companies even have stricter requirements, especially with recent market shifts.

Without a 4-point inspection:

• You might be denied insurance coverage

• You could be forced into expensive high-risk policies

• Your closing process could be delayed

What Are Inspectors Looking For in Each Category?

🏠 Roof

• Age and remaining life expectancy

• Signs of damage or leaks

• Type of roof covering (shingle, metal, etc.)

• Evidence of repairs or patches

⚡ Electrical System

• Type of wiring (e.g., aluminum, knob-and-tube)

• Condition of the electrical panel and breakers

• Presence of grounding and GFCIs

• Fire hazard risks

🚿 Plumbing System

• Type of supply and drain lines (e.g., galvanized, polybutylene)

• Leaks, corrosion, or poor water pressure

• Water heater age and condition

❄️ HVAC System

• Age and functionality of the AC and heating units

• Proper installation and maintenance

• Presence of hazards or leaks

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4-Point vs. Full Home Inspection: Do You Need Both?

Yes — and here’s why:

• A 4-point inspection is for insurance purposes only. It’s limited in scope.

• A full home inspection is for your protection as a buyer, covering everything from foundation cracks to window seals and attic insulation.

Think of the 4-point as a checklist for the insurer, and the full inspection as a health report for your future home.

If you’re buying in Lakeland, we recommend doing both at once — it saves time, money, and stress, and ensures all your bases are covered.

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Who Typically Pays for a 4-Point Inspection?

Most of the time, the buyer pays for the 4-point inspection during the due diligence period — especially if they’re working with a mortgage lender or purchasing insurance for the first time. In some competitive markets, sellers may provide a 4-point to attract more buyers.

In either case, it’s a small price to pay for coverage, safety, and clarity.

Final Thoughts: Don’t Close Without It

Lakeland is full of beautiful, character-rich homes — but older homes come with more risk. A 4-point inspection is often required, and even when it’s not, it’s a smart move that keeps you and your investment protected.

If you’re buying a home in Lakeland, make sure your inspection company knows the local building trends, insurance requirements, and typical issues found in Central Florida homes.

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