You found the house. You love the neighborhood. The price works. You’re ready to make an offer.
But here’s what most buyers don’t think about until it’s almost too late: can you actually get insurance on this thing? And if you can, how much is it going to cost you?
In Florida, those aren’t casual questions. They’re deal-breakers.
The Four Systems That Insurance Companies Care About
When an insurance company evaluates a home in Florida, they’re zeroing in on four specific components. Not the kitchen. Not the floors. Not whether the bathroom has a rain shower head. They want to know about:
The roof. This is the big one. Florida’s weather puts roofs through absolute punishment — hurricanes, tropical storms, relentless sun, daily afternoon thunderstorms six months out of the year. Insurance companies want to know the age, material, and condition. A roof that’s past its expected lifespan? That’s a red flag. Some carriers won’t touch a home with a roof older than 15 years. Others draw the line at 20. And if it’s got visible damage or wear? You might be looking at a full replacement before anyone will write you a policy.
The plumbing. Specifically, what kind of pipes are in the walls. Copper? PVC? CPVC? Those are fine. Polybutylene? That’s a problem. Poly pipes (common in homes built between the late ’70s and mid ’90s) are known for splitting and causing water damage. Some insurers flat-out refuse to cover homes with polybutylene plumbing. Others will cover it, but expect to pay for it.
The electrical system. Old wiring isn’t just an insurance issue — it’s a safety issue. Aluminum wiring from the ’60s and ’70s is a known fire risk. Federal Pacific and Zinsco breaker panels? Notorious for failing to trip during overloads. If an inspector flags any of these, you’re looking at rewiring or panel replacement before most companies will issue a policy.
The HVAC system. Your air conditioning isn’t optional in Florida (obviously). Insurance companies want to see that it works, that it’s reasonably current, and that it’s not going to cause water damage through leaks or condensation issues. Units over 20 years old are going to raise eyebrows.
What’s a 4-Point Inspection?
A 4-point inspection is exactly what it sounds like. A licensed inspector evaluates those four systems — roof, plumbing, electrical, and HVAC — and produces a report that your insurance company uses to decide whether to cover the home and at what price.
Here’s the thing most people don’t realize: this isn’t the same as a full home inspection. A general home inspection looks at everything from the foundation to the attic. A 4-point is narrower. It’s specifically designed for insurance underwriting purposes.
When do you need one? Most Florida insurance companies require a 4-point inspection if the home is 20 years old or older. Some companies have started requiring them on homes as young as 15 years. And it’s not a one-time thing. If you switch insurance carriers on an older home, the new company will probably want a fresh report.
The inspection typically runs between $100 and $250. That’s a small price to pay for knowing exactly what you’re dealing with before you commit to a purchase.
Wind Mitigation: Where the Real Savings Are
So the 4-point tells you whether you can get insurance. The wind mitigation inspection tells you how much of a discount you can get on it.
Florida law (Statute §627.0629) requires insurance companies to offer discounts to homeowners whose properties have wind-resistant features. We’re talking about things like:
- Roof-to-wall connections — Hurricane straps and clips vs. just nails (toe nails, which is literally just nails hammered in at an angle — not great when 120 mph winds are trying to pull your roof off)
- Roof deck attachment — How the plywood is secured to the trusses
- Roof covering — The age and type of your shingles or tiles
- Roof geometry — Hip roofs perform better in high winds than gable roofs
- Opening protection — Hurricane shutters, impact windows, or nothing at all
- Secondary water resistance — An extra barrier under your roof covering that prevents water intrusion if shingles blow off
These discounts can be massive. We’re talking up to 45% or more off your wind premium in some cases. I’ve seen homeowners save thousands per year just from a single wind mitigation report.
When is it needed? If your home was built before 2002 (when Florida implemented its current statewide building code), a wind mitigation inspection is especially important. Homes built in 2002 or later were already constructed to stronger wind standards, so many of those features are built in. But for older homes, you need an inspector to verify what’s actually there.
The inspection usually costs between $75 and $150. If it saves you $1,500 a year on premiums, that’s the best return on investment you’ll find in real estate.
Why This Matters Before You Buy (Not After)
Here’s where a lot of buyers get burned. They fall in love with a charming 1985 ranch in a great school district. They negotiate the price, they get under contract, and then — surprise — the 4-point comes back showing polybutylene pipes throughout, a 22-year-old roof, and an electrical panel that’s on the insurance industry’s blacklist.
Now they’re looking at $15,000 to $30,000 in repairs just to qualify for a basic homeowners policy. Or worse, they close on the house without doing their homework and find out they can only get a bare-bones policy with sky-high premiums and major exclusions.
Do your due diligence before you decide to buy. Get that 4-point. Get the wind mitigation. Know what you’re walking into. It takes a couple hundred bucks and a few days, and it can save you from a financial nightmare.
The Rule of Thumb
Newer homes in Florida will almost always have lower insurance premiums than older ones. That’s not an opinion — it’s math. Post-2002 construction meets stricter building codes, uses modern materials, and typically has wind-resistant features already in place. The roof is younger, the plumbing is current, the wiring is up to code, and the HVAC hasn’t been running for two decades.
Does that mean you shouldn’t buy an older home? Not at all. Plenty of older homes are beautifully maintained and fully insurable. But you need to know the cost of insurance going in, not after you’ve already signed. And if the seller has recent inspection reports, ask for them. If they don’t, get your own done during the inspection period.
Bottom Line
Buying a home in Florida without understanding your insurance situation is like driving without checking whether you can afford gas. The four systems — roof, plumbing, electrical, and HVAC — determine your eligibility, your coverage options, and your price. A 4-point inspection and a wind mitigation report are two of the smartest investments you can make during the home buying process.
Get them done early. Know what you’re dealing with. And talk to an insurance professional who knows the Florida market before you make the biggest financial decision of your life.
Danny Sands is the Agency Owner at Brightway Insurance, The Sands Agency, located at 110 Roberts Village Ct, Suite 1001, St. Johns, FL 32259. A University of North Florida graduate and Jacksonville native, Danny specializes in helping homeowners find the right coverage at the best price. Reach him at (904) 999-3250 opt 4, danny.sands@brightway.com, or visit brightwaysands.com.
