Wind Mitigation vs 4-Point Inspection for Florida Home Buyers

A wind mitigation inspection and a 4-point inspection are two different reports, and Florida buyers often hear both terms in the same breath. The wind mitigation report documents features that help a home resist wind and can support insurance discounts, while a 4-point report describes the age and condition of the roof, air conditioning, electrical and plumbing. Knowing which one your insurer wants before you go under contract can save you a scramble inside the inspection period. This is general information, not insurance or legal advice.

What a wind mitigation inspection checks

The state's standard document is the Uniform Mitigation Verification Inspection Form, numbered OIR-B1-1802, published by the Florida Office of Insurance Regulation. The Office has also posted a revised version of the form, so ask the inspector which revision they use and whether your insurer accepts it.

The form records construction details that affect how a house behaves in high wind. The main categories are:

• Roof covering: the material and whether it meets certain code standards.
• Roof deck attachment: how the sheathing is fastened to the roof framing.
• Roof-to-wall connection: whether the roof is held to the walls with nails, clips or stronger straps.
• Roof shape: hip roofs and gable roofs respond differently to wind.
• Secondary water resistance: an added barrier meant to limit leaks if roof covering is lost.
• Opening protection: shutters, impact windows and doors, and similar protection.

The report is a record of what the inspector verified. It does not repair anything and it does not guarantee a discount. Insurers decide how they apply credits under their filed rates, which is why two companies can price the same house differently.

What a 4-point inspection covers

A 4-point inspection is a condition report on four systems: the roof, the heating and air conditioning, the electrical system and the plumbing. Insurers often request one for older homes, because age is a common underwriting concern. It looks at things like the remaining life of the roof covering, visible wiring and panel types, and supply and drain piping.

If you want a deeper look at how these costs show up next to dues and taxes, our comparison of a condo and a single-family home in South Florida walks through the insurance side.

Who can sign the wind mitigation form

Florida Statutes 627.711 lists the inspectors an insurer must accept on the uniform form. According to the statute, these include a licensed home inspector with the required hurricane mitigation training, a certified building code inspector, a licensed general, building or residential contractor, a licensed professional engineer and a licensed architect. The person who signs must personally inspect the structure. An insurer may also accept other qualified people, but it is not required to.

Practical steps before hiring someone:

1. Ask for their license type and number, and check it against the state's licensing lookup.
2. Confirm they will personally inspect the roof and openings, not just review photos.
3. Ask whether your insurance agent has any preferred inspectors or quality assurance programs.
4. Get the report in writing so it can be sent to your agent.

How long the report lasts

The adopted state form says the verification is valid for up to five years, provided no material changes have been made to the structure. A seller may already have a recent report. If so, ask for a copy early, but have your agent confirm the insurer will accept it, since an older report may not reflect a new roof or new shutters, and a changed house can need a new one.

Where it fits in the buying timeline

South Florida buyers usually have a limited inspection period after the contract is signed. Insurance availability and price can influence the whole purchase, so it helps to line things up early:

• Before you offer: ask your insurance agent which inspections they will require and what the roof age needs to be.
• Inspection period: order the general inspection, and the wind mitigation and 4-point reports if your agent wants them, at the same time so results arrive together.
• Before the deadline: send results to your agent and get a quote that reflects the actual features. Compare it against the cost of upgrades.
• Negotiation: if reports show a roof near the end of its life or older systems, discuss repairs, credits or a price change with your Realtor and attorney.

New homes are a special case. A recently built house usually reflects a newer building code era and may include better roof connections and impact-rated openings, which our guide to new construction in North Bay Village touches on. A new build still deserves its own inspection and an insurance quote before closing.

Condos are different

If you are buying a condominium unit, the roof and exterior belong to the association, so many of the wind features are the building's, not yours. Ask your agent what a unit owner policy needs and whether the association can provide building information. Our article on Florida condo safety laws covers the association records worth requesting.

Upgrades after you buy

Some owners add shutters, impact windows or stronger roof connections after closing and then order a new report to show the change. Because insurers apply credits differently, get a quote before you spend money, and ask your agent which upgrades they actually rate. Hurricane season runs from June 1 to November 30, and the Office of Insurance Regulation keeps a page of wind mitigation resources for consumers that is worth bookmarking.

Questions to ask your insurance agent

• Do you need a wind mitigation report, a 4-point report, or both, for this address?
• Which revision of the state form do you accept?
• Is the seller's existing report acceptable?
• Which features on this home would change the quote the most?
• What is the roof's age limit for your company?

Cross-check what you hear against your inspection results, and read the policy before you sign. If you are preparing to buy, the buyer page outlines how Jessica approaches the process.

Talk to Jessica

Jessica Sonino is a Florida Realtor with The Bograd Team, based in South Florida. If you are weighing homes and want help lining up inspections, insurance questions and contract deadlines, reach out through the contact page.