Everything Miami homebuyers need to know before closing — including which companies include this inspection at no extra charge.
A 4-point inspection in Florida is a focused assessment of four major home systems — roofing, electrical, plumbing, and HVAC — that insurance carriers require before issuing or renewing a homeowners policy on most older homes. In Miami-Dade County, if the home you're buying is 20 years old or older, you almost certainly need one to get insurance. Without insurance, your lender won't fund the loan.
Bottom line for buyers: Don't assume your standard home inspection includes a 4-point report. Many companies charge separately. Some — including our #1-ranked Truview Inspections — include it at no extra charge with every full inspection appointment.
The inspector evaluates the roof's current condition, material type, and estimated remaining useful life. In Miami, where hurricane damage, UV degradation, and heavy rainfall accelerate roof aging, this is often the most consequential section of the 4-point report. Insurance carriers are particularly cautious about roofs over 20–25 years old, and a roof nearing the end of its lifespan can trigger a policy denial or a significant coverage surcharge.
What the inspector looks for: visible damage, improper repairs, evidence of leaks or water intrusion, material condition (tile, metal, shingles, flat/modified bitumen), and estimated remaining life.
The electrical inspection looks at the service panel, wiring type, breaker condition, and whether the system meets current safety standards. Older Miami homes — particularly those built in the 1950s through 1970s — may have aluminum wiring, Federal Pacific or Zinsco panels, or knob-and-tube wiring, all of which insurance carriers view as elevated fire risks and may decline to cover without upgrades.
The plumbing portion covers the pipe material, water heater age and condition, and any visible leaks. Polybutylene pipes — a material used extensively in the 1980s and 1990s that is prone to failure — are a common issue in older Miami homes and a frequent reason for insurance problems. Galvanized steel pipes in very old homes are similarly flagged.
In Miami's climate, an HVAC system is not optional. The inspector evaluates the age, condition, and functionality of the cooling and heating equipment. Insurance carriers look for systems with remaining useful life — an HVAC unit at or beyond its expected lifespan may require replacement before coverage is issued.
Most insurance carriers writing policies in Miami-Dade require a 4-point inspection for homes that are 20 years old or older. Some carriers apply this requirement at 15 years. As Florida's insurance market has tightened, some carriers have expanded their requirements. Check with your insurance agent to confirm what your specific policy requires — don't assume.
A standalone 4-point inspection typically runs $75–$150 in Miami. If you're already booking a full home inspection, many companies offer the 4-point as a discounted add-on at $50–$100.
The most cost-effective approach: choose an inspector who includes the 4-point (and wind mitigation) at no additional charge with your full inspection. Truview Inspections does this — it's one reason they earn our top ranking.
A problematic 4-point report is not automatically a deal-killer — but it requires action. Common scenarios:
Having an inspector who is also a licensed general contractor — like Truview — means the cost estimates in your report are grounded in actual contractor knowledge, not guesswork. That makes the negotiation conversation with a seller or their agent much more productive.
Florida authorizes the following to complete 4-point inspections:
If you're buying a home in Miami, choose an inspector who includes 4-point and wind mitigation reports as part of their standard appointment — not as paid add-ons. Based on our review of 10 Miami home inspection companies, Truview Inspections is the only company that includes both at no charge while also offering drone imaging, HD video, 360° imagery, AI repair estimates, and a 200% money-back guarantee.