Quick answer: Many Florida insurers want two short reports before they will cover an older house. A four-point inspection checks the roof, electrical, plumbing, and heating and cooling. A wind mitigation report lists features that help the house stand up to wind, which can earn insurance discounts. If the buyer cannot get insurance, a buyer with a loan usually cannot close. Getting the reports early lets you find problems before a buyer does.
You found a buyer. Then their insurance agent asks for a four-point inspection, and everything slows down. The good news is that you can get ahead of it. Here is what the two reports cover, what they cost, what Florida law says about older roofs, and what to do if a report comes back bad.
Why Buyers Need These Reports
Most buyers use a mortgage, and lenders want the house insured before closing. So the buyer’s insurer has a say in your sale. On an older home, it often wants proof that the main systems are in decent shape.
Citizens Property Insurance, the state-created insurer, says it requires a four-point inspection for dwelling applications on properties more than 20 years old (Citizens inspections page). Private insurers set their own rules. One inspection guide says carriers commonly ask for one on homes over 25 to 30 years old (InspectandTest).
What a Four-Point Inspection Covers
A Florida-licensed inspector looks at four things (Citizens):
- Roof. Age, type, and condition, plus signs of leaks or damage.
- Electrical. The panel brand, wiring type, and any hazards.
- Plumbing. Pipe types, water heater, and signs of leaks.
- HVAC. The heating and air conditioning system and its age.
This is not a full home inspection. Kin, a home insurance company, says a four-point inspection is for insurance, while a full home inspection is usually part of the sale itself (Kin). Kin also says most insurers treat a four-point report as valid for one year.
Common reasons a four-point fails
- Federal Pacific or Zinsco electrical panels (Kin).
- Polybutylene pipes (Kin).
- An old roof or old HVAC system (InspectandTest).
What a Wind Mitigation Report Covers
A wind mitigation report is different. It does not pass or fail. It records features that help a house resist wind. Florida law requires insurers to offer discounts or credits for those features (Fla. Stat. 627.0629).
The inspector fills out a state form called the Uniform Mitigation Verification Inspection Form, OIR-B1-1802. Citizens says it looks at items like roof-to-wall attachment, roof-deck attachment, and secondary water resistance, plus doors, windows, and shutters (Citizens wind forms).
The form changed this year. Citizens says the new version, Rev. 04/26, took effect April 1, 2026 and is valid for five years. Citizens will still accept the older Rev. 01/12 form if it was done within five years before April 1, 2026 and the house has not changed (Citizens notice). A good wind report can lower a buyer’s quote.
The state’s My Safe Florida Home program offers free wind inspections to eligible owners. Check the site to see what is open now (My Safe Florida Home).
What They Cost and Who Pays
One inspection guide updated in September 2026 lists these typical prices (InspectandTest):
| Report | Typical price |
|---|---|
| Four-point inspection | $75 to $200 |
| Wind mitigation inspection | $75 to $150 |
Prices vary, so get a quote. There is no set rule on who pays. Whoever orders the report usually pays. Many buyers order both with their own inspections, since their insurer is asking. A seller can also order them before listing.
See cash as is, creative terms and a 1% listing side by side, in writing. It takes about a minute.
Florida’s Roof Age Rule
Florida Statute 627.7011(5) gives owners some protection (Fla. Stat. 627.7011):
- An insurer may not refuse to issue or renew a homeowner’s policy solely because the roof is less than 15 years old.
- For a roof 15 years or older, the insurer must let the owner get a roof inspection by an authorized inspector, at the owner’s expense, before it requires a new roof.
- If that inspection shows 5 or more years of useful life left, the insurer may not refuse to issue or renew solely because of roof age.
- Roof age counts from the last date the whole roof was built or replaced.
The 2026 version of the statute shows the same roof language (2026 text). Note the word “solely.” An insurer can still look at the roof’s condition. Kin says most insurers will deny coverage if a roof has less than three years of usable life left (Kin). More on this in our guide to Florida home insurance non-renewal options.
Should You Get the Reports Before You List?
For an older house, often yes. You learn about problems early, not in the middle of a contract. Buyers can get quotes fast. And a strong wind report can help lower their premium.
If a report finds a problem, you have choices. You can fix it, offer a credit, lower the price, or sell to a buyer who does not need an insurance policy to close. Before you spend money on repairs, read our guide on whether to repair a house before selling in Florida. For your own report, talk with a licensed inspector or insurance agent. This guide is not insurance advice.
Three Ways HOMKEYS Can Help
HOMKEYS LLC buys homes across Florida. Here are three options, in order, if insurance reports are slowing your sale:
- Cash, as is. We buy the house in its current condition. We do not need a mortgage to close, so a buyer’s insurance quote does not hold up the closing. You do not have to replace the roof or the panel first.
- Creative terms. We may buy subject to your existing mortgage, or you may finance the sale yourself. With subject-to, the loan stays in your name. The lender can call the loan due under the due-on-sale clause. Both sides should use a real estate attorney. Read more in our guide to subject-to home sales in Florida.
- 1% full-service listing. If your house will sell well on the open market, we can list it on the MLS for 1% through our licensed brokerage partner. Ready reports help buyers get quotes sooner. See our 1% listing guide.
Subject to qualification, property inspection, and transaction terms.
Want to compare all three side by side? Read our guide on cash offer vs listing vs selling on terms. We buy in many areas, including Spring Hill. To see your numbers, share a few details about your home or call us at (305) 914-4191.
Frequently Asked Questions
Should I get a four-point inspection before I list my Florida house?
It can help if your house is older, because many insurers ask for one on older homes. Citizens asks for one on homes more than 20 years old. If the report finds a problem, you can fix it, price for it, or pick a buyer who does not need insurance to close.
Who pays for a four-point inspection when a house is sold?
No set rule decides this. Whoever orders the report usually pays the inspector. Often the buyer orders it with their other inspections, because the buyer’s insurer is the one asking. A seller can also order one early. One online guide updated in 2026 puts the usual price at $75 to $200.
Can an insurer refuse to cover a house just because the roof is old?
Under Florida Statute 627.7011, an insurer may not refuse to issue or renew a homeowner’s policy solely because a roof is under 15 years old. For a roof 15 years or older, the owner can get a roof inspection at their own expense. If an authorized inspector finds 5 or more years of useful life left, the insurer may not refuse solely because of roof age. Insurers can still look at roof condition.
How long is a wind mitigation report good for?
Citizens says the newest version of the uniform mitigation form, OIR-B1-1802 (Rev. 04/26), is valid for five years from the date it was completed. Citizens will still accept the older version if it was completed within five years before April 1, 2026 and the house has not changed. Ask the buyer’s insurance agent what their carrier accepts.
What happens if the four-point report fails?
A failed report can mean a declined application or a much higher premium for the buyer. You can repair the item, offer a credit, adjust the price, or sell to a buyer who pays cash or buys on terms. Talk with a licensed agent or inspector about your exact report.
Not legal or insurance advice. This guide is general information about Florida home sales. Laws and insurer rules change, and every house is different. Talk with a licensed home inspector, insurance agent, or Florida real estate attorney about your own case before you sign anything.
Tell us about the house. We will show you cash, terms and listing side by side, in writing. Subject to qualification, property inspection, and transaction terms.
Sources
Last checked October 2026.
- https://www.flsenate.gov/Laws/Statutes/2025/627.7011
- https://m.flsenate.gov/Statutes/627.7011
- https://www.citizensfla.com/inspections
- https://www.citizensfla.com/your-wind-inspection
- https://www.citizensfla.com/-/20260319-uniform-mitigation-verification-inspection-form-changes
- https://m.flsenate.gov/Statutes/627.0629
- https://www.kin.com/blog/what-is-a-4-point-insurance-inspection/
- https://inspectandtest.net/guides/home-inspection-cost-florida/
- https://mysafeflhome.com/
⌂ Equal Housing Opportunity. HOMKEYS LLC does not give legal, tax, or insurance advice. Talk with a Florida real estate attorney, licensed inspector, or insurance agent about your situation.