Insurance Insights · 2026
Do Florida Insurance Carriers Still Require
4-Point & Wind Mitigation Inspections?
What every homeowner, buyer, seller, insurance agent, and real estate agent in South Florida needs to know right now — broken down by property type.
By Steve · Absolute Property Inspections, LLC · FL HI License #16527
The short answer is yes — and in South Florida, the stakes are higher than almost anywhere else in the country. But the full picture is more nuanced than a simple yes or no. The rules have shifted, forms have been updated, carrier thresholds have changed, and there are critical differences depending on whether you own a single-family home, a townhome, or a condo. Whether you are a homeowner trying to keep your policy active, a buyer hoping to close without surprises, a seller trying to protect your deal, an insurance agent placing coverage, or a real estate agent advising clients — this guide is written for all of you.
This guide is for:
🏠 Homeowners
🔑 Buyers
📋 Sellers
📑 Insurance Agents
🤝 Real Estate Agents
01
Understanding the Two Inspections — and Why They Are Not the Same Thing
One of the most common points of confusion among homeowners, buyers, and even real estate agents is treating the 4-point inspection and the wind mitigation inspection as the same thing, or assuming one replaces the other. They are completely different documents that serve completely different purposes. Getting this distinction right is critical for anyone navigating a Florida insurance transaction.
📋 The 4-Point Inspection
Determines: CAN YOU GET COVERAGE?
A focused evaluation of just four systems — roof, electrical, plumbing, and HVAC. Insurance carriers use it as a risk screening tool to decide whether they will write a policy on an older home at all. If any of the four systems fail the carrier’s underwriting standards, coverage can be denied.
Think of it as a prerequisite: the insurer needs to know if the home is insurable before discussing the price.
🌀 The Wind Mitigation Inspection
Determines: HOW MUCH DO YOU PAY?
A detailed evaluation of how your home is built to resist hurricane-force wind. Under Florida Statute §627.0629, insurance carriers are legally required to offer premium discounts for every verified wind-resistant feature documented on the OIR-B1-1802 form. These discounts are not optional — they are mandated by law.
Think of it as a scorecard: the more wind-resistant your home is, the more your premium is reduced.
Absolute Property Inspections — Current Pricing (Up to 3,000 Sq Ft)
4-Point Inspection
$125
Up to 3,000 sq ft
Covers roof, electrical, plumbing & HVAC — the four systems carriers require
Wind Mitigation
$125
Up to 3,000 sq ft
OIR-B1-1802 (Rev. 04/26) form — earns mandatory premium credits under FL §627.0629
Best Value
4-Point + Wind Mit
$185
Up to 3,000 sq ft
Save $65 vs. Separate
Both reports in one visit — everything your agent needs to bind the policy and apply your discounts
Pricing applies to properties up to 3,000 sq ft. Call for pricing on larger homes. · 954-348-1337
Steve’s Note: In 25 years of building and construction experience, I can tell you that bundling both inspections into one appointment is almost always the smart move. You get both reports in one visit, the cost is lower than two separate inspections, and your insurance agent has everything they need to both bind the policy and apply your discounts at the same time.
02
What Changed in 2026: The New Wind Mitigation Form Is Now Required
⚠ Important Update — Effective April 1, 2026
The Florida Office of Insurance Regulation implemented a completely revised OIR-B1-1802 form (Rev. 04/26) — the first major update in over a decade. As of April 1, 2026, all new wind mitigation inspections must use the new form. If your existing report was completed before April 1, 2026, it remains valid for its full five-year window as long as no structural changes have been made to your home.
The revised form is based on a 2024 Applied Research Associates wind-loss mitigation study analyzing real hurricane performance data. The result is more accurate discount percentages tied to actual loss reduction — which means your report needs to be current, thorough, and documented correctly to earn every credit you are entitled to.
What Changed on the New Form
►Stricter documentation requirements for impact windows, roof coverings, and roof-to-wall connections — inspectors must now provide product approval numbers, installation years, and permit verification
►Performance-based roof-to-wall connection options were added, now recognizing certain engineered retrofit solutions for upgraded connections
►Updated discount tables based on real-world hurricane data — some features may now qualify for higher discounts, others evaluated differently
►South Florida HVHZ (High Velocity Hurricane Zone) compliance in Miami-Dade and Broward is now evaluated against the updated South Florida Building Code (SFBC-94) standards — the highest bar in the state
The 4-Point Form Also Updated
The Citizens Property Insurance 4-point inspection form was also updated in 2025. The revised form added fields for multistrand aluminum wiring and cloth-jacket rubber-insulated wiring — two wiring types that inspectors now must specifically identify. If you are an insurance agent ordering a 4-point for a client, make sure the inspector is using the current form. An outdated form can delay binding.
03
Single-Family Homes: The Highest Stakes, The Most Complex Picture
Single-family homes carry the most exposure in both inspections. You own the entire structure — roof to foundation — which means you bear full responsibility for all four systems in a 4-point, and all seven wind-resistance features in a wind mitigation inspection. In South Florida, where the average home is more than 30 years old and premiums regularly exceed $5,000–$7,000 annually, these inspections are not a formality. They are financial tools.
4-Point Inspection — Single-Family Homes
When Is It Required?
Most Florida carriers require a 4-point inspection for single-family homes 20 years or older. Citizens Property Insurance — the state-backed insurer and the largest carrier in South Florida — maintains the 20-year threshold. Many private carriers have softened to 25 or 30 years following market reforms in 2025–2026. The exact threshold varies by carrier, which is why asking your insurance agent early — before going under contract — is critical.
What the Inspector Evaluates
🏠 ROOF
Age, material type, condition, remaining useful life, evidence of leaks or damage. Most carriers want at least 3–5 years of remaining life. Flat or modified bitumen roofs over 15 years will raise flags. Tile and metal roofs often have more flexibility.
⚡ ELECTRICAL
Panel type and amperage, wiring type (copper Romex, aluminum branch circuit, knob-and-tube). Federal Pacific and Zinsco/Sylvania panels are near-universal declinations. Single-strand aluminum wiring to outlets is a major red flag. Multi-strand aluminum to 220V circuits is code-compliant.
💧 PLUMBING
Supply line material (copper, PEX, galvanized steel, polybutylene), drain lines, water heater age and condition. Polybutylene pipe (1978–1995 era) is a near-universal declination. Galvanized steel pipe over 50 years will also fail most carriers.
❄️ HVAC
Age, condition, functional operation of both air handler and condenser. HVAC systems over 20–25 years are scrutinized heavily. A non-functional system is a near-automatic declination. The system must be operational at the time of inspection.
⚠ The Five Most Common Deal-Killers in South Florida 4-Points
Federal Pacific / Zinsco Panel
Polybutylene Plumbing
Roof With No Remaining Life
Single-Strand Aluminum Wiring
Non-Functional HVAC System
Wind Mitigation Inspection — Single-Family Homes
For single-family homeowners in South Florida, the wind mitigation inspection is one of the most direct levers available to reduce an insurance premium that may feel completely out of control. The windstorm portion of a South Florida policy often represents 30–70% of your total annual premium — meaning credits on that portion move real money.
The 7 Features Evaluated on the OIR-B1-1802 Form
1. Building Code / Year BuiltPost-2002 = automatic baseline credits
2. Roof CoveringType, age, FBC rating
3. Roof Deck AttachmentNail size, type, and spacing pattern
4. Roof-to-Wall ConnectionToe-nails, clips, single wraps, double wraps
5. Roof GeometryHip roof = larger credits; gable = less
6. Opening ProtectionImpact windows/doors, shutters, FBC-rated products
7. Secondary Water Resistance (SWR)Self-adhering underlayment, peel-and-stick
South Florida Advantage: Homes in Miami-Dade and Broward built under the High Velocity Hurricane Zone (HVHZ) code — one of the strictest building codes in the nation — often document the strongest wind-resistance features in the state and earn the highest available premium credits. If your home was built or re-roofed post-2002 in Broward or Miami-Dade County, your wind mitigation report may save you significantly more than you expect.
04
Townhomes: Where HOA Coverage Ends and Your Responsibility Begins
Townhomes sit in a complex middle ground in Florida’s insurance landscape, and this is where buyers and owners make the most costly assumptions. Many townhome owners assume that because they pay HOA dues and the HOA carries a master insurance policy, their individual insurance obligations are minimal. In most South Florida townhome communities, that assumption is dangerously wrong.
⚠ The Most Important Thing Townhome Owners Need to Know
Whether your townhome requires a 4-point inspection and whether you can benefit from a wind mitigation inspection depends almost entirely on
how the community’s master insurance policy is structured — specifically, whether it is a
bare walls-in or
all-in policy, and whether the HOA’s master policy covers the roof of your individual unit.
Bare Walls-In (All-In Coverage)
The HOA’s master policy covers the exterior structure — roof, exterior walls, shared systems. Individual owners are responsible for interior improvements and their HO6 contents policy. In this scenario:
►A 4-point inspection on your individual unit may NOT be required by your HO6 carrier
►The wind mitigation inspection and credits apply to the HOA’s master policy, not your individual unit policy
Walls-Out (Studs-Out) Minimal Coverage
The HOA’s policy covers only the exterior shell and common areas. Individual owners are responsible for everything from the interior wall surface in — including their own roof coverage in some configurations. In this scenario:
►Your individual HO3 or HO6 carrier may require a full 4-point inspection
►Wind mitigation credits may apply to your individual policy — particularly for opening protection (windows/doors)
What Townhome Buyers Must Do Before Closing
►Obtain the HOA’s Declaration of Covenants and master insurance policy documents before going under contract — specifically the insurance section that defines what the master policy covers and what it does not
►Ask your insurance agent what they need before you close — whether that’s a 4-point, a wind mitigation, or both — based on the HOA’s coverage structure
►If your unit has its own roof — as many South Florida townhomes do — treat the roof exactly as you would in a single-family home; it will be evaluated on the 4-point
►Wind mitigation inspections ARE available for townhomes with private roofs — and can produce meaningful premium credits, especially when impact windows or hurricane-rated doors are present
Steve’s Note: In South Florida, I inspect many townhomes where the buyer assumes the HOA covers everything — only to discover at closing that their individual HO3 policy requires a current 4-point report on a unit with a 22-year-old flat roof. That conversation at the closing table is never a good one. If you are a real estate agent representing a buyer on any townhome over 20 years old, make the HOA insurance inquiry on Day 1 of the due diligence period, not Day 14.
05
Condominiums: Your Individual Policy, the Association’s Policy, and How They Interact
Condominium insurance in Florida — and particularly in South Florida — is governed by a separate set of rules that applies to no other property type. Florida Statute §718.111(11) mandates specific insurance requirements for condominium associations, including building coverage, liability, and an independent insurance appraisal at least once every 36 months. This creates a layered insurance environment that affects both the association’s obligations and the individual unit owner’s.
Do Condo Unit Owners Need a 4-Point Inspection?
For most condominium unit owners in Florida, the answer for an individual HO6 policy is typically no — but with important caveats that depend on the unit’s age, the carrier, and how the condominium association’s master policy is structured.
►A standard HO6 condominium unit owner policy generally does not require a 4-point inspection because the individual unit owner does not own the building structure — the association does
►However, some HO6 carriers do require a 4-point for older units — particularly when the unit owner is also insuring improvements to the unit (flooring, fixtures, kitchen and bath upgrades) at significant replacement value
►The condominium association’s master policy absolutely requires wind mitigation inspection on the building — and under recent Florida condominium legislation updates (post-Surfside), these inspections and structural reviews are increasingly mandated
►If your condo building is a low-rise structure with individual roofs over each unit — a configuration common in older Broward and Palm Beach County communities — wind mitigation inspections may be done on an individual unit basis, and credits can apply to your HO6 policy
The Association’s Wind Mitigation: The Numbers Are Significant
For condominium associations — the boards and property managers responsible for the building’s master insurance policy — wind mitigation inspections are not optional, they are a financial imperative. The savings potential at the building level dwarfs what any individual unit owner can achieve.
Large Condo Buildings — Real-World Premium Savings
Condo associations and planned communities in South Florida — Tampa Bay and Palm Beach County — have reported annual insurance premium reductions ranging from $10,000 to $150,000 following comprehensive wind mitigation inspections. For high-rise buildings with FBC-compliant construction, impact-rated windows, and documented roof systems, the inspection cost is recovered within weeks of the first premium credit.
What Condo Boards and Property Managers Should Know in 2026
►The updated OIR-B1-1802 (Rev. 04/26) form is now required for all new inspections — older inspections conducted before April 1, 2026 remain valid for five years with no structural changes
►For high-rise or large multi-building communities, only Licensed Engineers or Registered Architects are authorized to complete and certify the wind mitigation form under Florida law for Type IV and Type V commercial structures
►The stricter 2026 documentation requirements — including impact window product approval numbers and roof permit verification — mean a poorly completed report will be rejected by underwriters. Work with a licensed, experienced inspector who knows how to build a report that survives an underwriter’s audit
►Florida Statute §718.111(11) mandates an independent insurance appraisal every 36 months for residential condominium associations — if your association is overdue, this creates insurance compliance exposure
06
For Real Estate and Insurance Agents: Protect Your Clients and Your Closing
For real estate and insurance agents practicing in South Florida, 4-point and wind mitigation inspections are not a transaction footnote — they are deal-defining variables that need to be addressed proactively, not reactively. With hurricane season already active and the busiest transaction months of the year underway, here is what every agent needs to have sharp right now — because insurance surprises are still the number one reason South Florida deals fall apart at the closing table.
🤝 Real Estate Agents
►For any listing over 20 years old — recommend a pre-listing 4-point inspection. A seller who knows the report results in advance controls the narrative. A buyer who discovers problems at inspection kills deals.
►Schedule the insurance inspection early in the inspection period — Week 1, not Week 2. A failed 4-point with one week to closing leaves almost no time to negotiate or repair.
►On townhome and condo transactions — pull the HOA master policy declarations on Day 1. Know what it covers before the insurance call happens.
►A current wind mitigation report is a listing asset. On a $500,000 home with documented strong features, a buyer inheriting a valid wind mit report saves potentially $1,000+ per year immediately.
📑 Insurance Agents
►The market has softened in 2026 — some carriers that required 4-points at 20 years have moved to 25 or 30. Know your specific carrier thresholds before telling a client they need an inspection they might not.
►Confirm your inspector is using the current forms — the 2025 Citizens 4-point form and the 2026 OIR-B1-1802 (Rev. 04/26) wind mit form. Outdated forms are rejected at underwriting.
►Wind mitigation credits are non-negotiable by law (FL §627.0629) — if the report documents a qualifying feature, the carrier must apply the credit. Every undocumented feature is money left on the table for your client.
►Citizens report validity — Citizens typically requires a 4-point report dated within the last 12 months for new business. Private carriers generally accept 1–4 years. Know the difference before ordering.
07
Quick Reference: Who Needs What in South Florida
Property Type
4-Point?
Wind Mit?
Key Note
Carrier threshold varies 20–30 yrs; Citizens = 20 yrs firm
Review HOA master policy structure before closing — this is the most commonly misunderstood scenario
Townhome
(HOA-covered roof)
POSSIBLY NOT
HOA master policy covers structure; HO6 may not require 4-pt
Condo Unit
(individual HO6 policy)
GENERALLY NOT
Association owns structure; unit owner insures improvements & contents only
Condo Association
(building master policy)
CRITICAL
$10K–$150K savings
FL §718.111(11) mandates independent appraisal every 36 months — non-compliance creates serious exposure
Schedule Your 4-Point or Wind Mitigation Inspection Today
With 25 years of building and construction experience, FL HI License #16527, and InterNACHI CPI® certification, I conduct 4-point and wind mitigation inspections that are complete, thoroughly documented, and built to survive an underwriter’s review. I use the current 2025 Citizens 4-point form and the updated OIR-B1-1802 (Rev. 04/26) wind mitigation form on every inspection.
I serve Miami-Dade, Broward, Palm Beach, Martin, St. Lucie, Collier, Lee, and Hendry counties — single-family homes, townhomes, and condominiums.
Call 954-348-1337 to Schedule
S
Steve — Absolute Property Inspections, LLC
FL HI License #16527 · InterNACHI CPI® · 25 Years of Building & Construction Experience · Miami-Dade · Broward · Palm Beach · Martin · St. Lucie · Collier · Lee · Hendry
