A standard home inspection in Florida is a visual check of a home’s major systems by a state-licensed home inspector, and most buyers order one during the inspection period in their contract. Many Florida homes also need two shorter reports for insurance, the four-point inspection and the wind mitigation inspection, and those can change what you pay for coverage or whether you can get it at all.
What does a home inspection in Florida cover?
A general home inspection looks at the parts of the home an inspector can see and reach: the roof, the structure, the electrical panel and visible wiring, plumbing, water heater, heating and air conditioning, windows, doors, attic, and the outside of the home, including drainage around the foundation. The inspector writes a report describing what was found and what may need repair or further review by a specialist.
A general inspection does not look inside walls, and it is not a code compliance check. If the report flags something unclear, buyers often bring in a roofer, plumber, electrician or engineer before the inspection period ends.
Buyers in Central Florida commonly add other checks depending on the property:
- A wood-destroying organism (termite) inspection, which many lenders ask for.
- A pool and pool equipment inspection.
- A sewer line camera inspection for older homes.
- A well and septic inspection for homes outside city water and sewer service, which is common in parts of Lake, Polk, Marion and Volusia counties.
Do home inspectors need a license in Florida?
Yes. Florida licenses home inspectors through the Department of Business and Professional Regulation under Part XV of Chapter 468 of the Florida Statutes. Applicants must pass a licensing exam, and the law makes it a violation to practice or offer to practice home inspection services without meeting the requirements of that part.
The same law also bars an inspector, or the inspector’s company, from offering to repair a home they prepared an inspection report on, with a narrow exception for home warranty claims. That rule helps keep the report independent. You can look up an inspector’s license on the DBPR website before you hire them.
What is a four-point inspection, and when is it required?
A four-point inspection is a short report for an insurance company that covers four systems: the roof, electrical, plumbing, and heating and air conditioning. The inspector records the age, type and condition of each one. It is not a full home inspection, and it is not meant to find every defect.
Insurers use the report to decide whether to write a policy on an older home. Citizens Property Insurance Corporation, the state-created insurer, says on its inspections page that it requires a four-point inspection for homeowner, dwelling and mobile home applications on properties more than 20 years old, completed by a Florida-licensed inspector. Private insurers set their own rules, so ask your insurance agent early which reports the carrier needs.
For buyers, this matters because a roof near the end of its life, an older electrical panel type, or certain older plumbing materials can make a home hard to insure until repairs are made. Learning that during the inspection period gives you room to negotiate or walk away under the terms of your contract.
What is a wind mitigation inspection, and can it lower my insurance?
A wind mitigation inspection documents features that help a home resist hurricane winds, such as how the roof deck is attached, how the roof is tied to the walls, roof shape, and whether windows and doors have opening protection like impact glass or shutters. The inspector records the findings on the state’s Uniform Mitigation Verification Inspection Form, OIR-B1-1802.
Florida law requires insurers to notify policyholders of the mitigation discounts available, at issuance and at each renewal. The Florida Office of Insurance Regulation says the form is valid for up to five years as long as no material changes are made to the structure and no inaccuracies are found. OIR also notes that an updated version of the form takes effect April 1, 2026.
Under section 627.711 of the Florida Statutes, insurers must accept a form signed by certain qualified people, including licensed home inspectors who have completed hurricane mitigation training and a proficiency exam, certified building code inspectors, licensed general, building or residential contractors, licensed professional engineers and licensed architects. The person who signs must personally inspect the home or, in some cases, authorize a direct employee to do it.
If the seller already has a recent wind mitigation report, ask for a copy. If the home has been reroofed or had new windows installed since, a new report may show more features and support a larger discount.
How should sellers prepare for a buyer’s inspection?
Sellers in Florida have a duty to disclose what they know. In Johnson v. Davis (1985), the Florida Supreme Court held that a seller of a home who knows of facts that materially affect its value, and that are not readily observable to the buyer, must disclose them. Florida also requires sellers of residential property to disclose known flooding that damaged the home during their ownership, flood insurance claims, and any assistance received to repair flood damage, under section 689.302 as amended effective October 1, 2025.
Practical steps that help before you list:
- Gather receipts and permits for the roof, air conditioning, water heater and any electrical or plumbing work, with dates.
- Find your existing wind mitigation and four-point reports if you have them.
- Fix small, visible items such as leaking faucets, missing outlet covers and broken window screens.
- Consider a pre-listing inspection on an older home so there are fewer surprises once a buyer is under contract.
Disclosure questions can get technical. If you are unsure what you need to disclose, talk to a Florida real estate attorney.
What happens if the inspection finds problems?
That depends on the contract. Many Florida residential contracts give the buyer a set number of days to complete inspections, and the buyer’s options during that window are spelled out in the contract itself. Common outcomes are a repair request, a price reduction, a credit toward closing costs, or, where the contract allows, cancellation within the inspection period. Schedule inspections early in the period so there is time for specialists and insurance quotes.
Frequently asked questions
Is a four-point inspection the same as a home inspection?
No. A four-point inspection is a short report for an insurer covering the roof, electrical, plumbing and heating and air conditioning. A general home inspection covers much more of the home and is meant to inform the buyer.
How long is a wind mitigation report good for in Florida?
The Florida Office of Insurance Regulation says the form is valid for up to five years if no material changes are made to the structure and no inaccuracies are found.
Who pays for inspections when buying a home in Florida?
The buyer usually orders and pays for the inspections, since the reports are for the buyer’s benefit. The contract and negotiation between the parties decide who pays for any repairs.
Does Citizens require a four-point inspection on every home?
Citizens says it requires one on homeowner, dwelling and mobile home applications for properties more than 20 years old. Private insurers set their own rules, so check with your agent.
If you are buying or selling in Central Florida and want help planning inspections, reading a four-point or wind mitigation report, or negotiating repairs, contact Sloan Properties, Inc. at (407) 961-7720 or visit our buyer resources page. Morgan Sloan has been licensed 26 years and can walk you through the process from contract to closing.
Sources
- Citizens Property Insurance Corporation: Inspections
- Florida Office of Insurance Regulation: Wind Mitigation Resources
- Florida Statutes section 627.711, Notice of premium discounts for hurricane loss mitigation; uniform mitigation verification inspection form
- Florida Statutes section 468.8314, Home inspectors: Licensure
- Florida Statutes section 468.8319, Home inspectors: Prohibitions; penalties
- The Florida Bar Journal: Johnson v. Davis, Redux
- Florida Realtors: Florida Expands Flood Disclosures
