If you’re buying or selling a home in Tampa, there’s a good chance you’ll hear the term “4-point inspection” come up—especially if the home is a little older, has a few upgrades, or the buyer is working through the insurance process.
And trust us… it’s not something you want to brush off.
Hi, we’re Emeri and Joe Lewkowicz with The Lewkowicz Group, and after 40+ years of combined real estate experience in the Tampa Bay market, we’ve seen 4-point inspections make deals smoother, deals slower, and in some cases, completely change the direction of a transaction.
So let’s break it down in a simple, real-world way.
First: What Exactly Is a 4-Point Inspection?
A 4-point inspection is a limited inspection that focuses on four major systems in a home:
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Roof
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Electrical
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Plumbing
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HVAC (Heating & Air Conditioning)
Unlike a full home inspection, a 4-point is primarily used by insurance companies to determine whether a property is insurable—and if so, at what cost.
In Tampa, this matters a lot because insurance is a major factor in affordability, monthly payments, and whether a buyer can even close.
Why 4-Point Inspections Matter So Much in Tampa
Tampa has a huge mix of home styles—historic bungalows in Seminole Heights, mid-century ranch homes in South Tampa, and older block homes all throughout the area. Many of these properties are solid homes with great character… but they may have:
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Older electrical panels
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Aging roofs
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Cast iron or galvanized plumbing
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HVAC systems nearing the end of their lifespan
And here’s the truth: insurance companies don’t care how charming the home is. They care about risk.
A 4-point inspection helps them decide whether they’re comfortable taking that risk on.
How 4-Point Inspections Affect Home Buyers
From the buyer's side, the biggest impact is usually insurance approval.
Even if you’re fully pre-approved by a lender, your mortgage can hit a wall if:
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the home can’t get insured, or
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the insurance premium comes back way higher than expected
We’ve had buyers fall in love with a home, negotiate a great deal, and then discover during the 4-point that the home needs updates before it can be insured—like a roof replacement or electrical correction.
That doesn’t mean the deal is dead… but it does mean you need a strategy.
Our advice as Tampa agents: Don’t wait until the last minute to understand the home’s insurance picture. If we suspect a 4-point will be required, we plan for it early and help buyers avoid surprises.
How 4-Point Inspections Affect Home Sellers
For sellers, a 4-point inspection can either be a non-issue… or it can become a negotiation magnet.
If a buyer’s insurance company flags something like:
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roof has limited remaining life
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outdated electrical panel (like Federal Pacific or Zinsco)
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plumbing leaks or corrosion
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HVAC system not functioning properly
…the buyer may request repairs, credits, or even a price reduction.
Here’s what we tell our sellers all the time:
In Tampa, a clean 4-point can be a selling advantage.
It gives buyers confidence, helps reduce insurance delays, and can even make your home stand out in a competitive market.
What Usually “Triggers” a Problem on a 4-Point?
In our experience, these are the most common deal-slowing issues:
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Roof age and condition (especially if it’s nearing the end of its life)
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Electrical panels that insurers don’t like
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Visible plumbing leaks or older pipe materials
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HVAC systems that are very old or not cooling efficiently
Sometimes the system works fine—but if it looks outdated or unsupported, it can still raise flags.
And yes, we’ve seen situations where a home passes a full inspection but still causes insurance trouble because the 4-point focuses on insurability, not just livability.
The Best Move: Be Proactive (Not Reactive)
Whether you’re buying, selling, or investing, the smartest approach is to treat the 4-point inspection like a planning tool—not a last-minute obstacle.
For sellers: We often recommend getting a pre-listing 4-point inspection if we believe the home may raise questions. That way we can fix small issues early, price accordingly, and avoid deal drama later.
For buyers: We help you evaluate homes with the insurance side in mind, especially when shopping in neighborhoods with older housing stock.
For investors: A 4-point can reveal whether a property is “rent-ready” or whether it’s going to require major updates before it becomes a safe, insurable asset.
Final Thoughts from Emeri & Joe
A 4-point inspection doesn’t have to be scary—but it does have to be taken seriously, especially in the Tampa market where insurance plays such a major role in real estate decisions.
The good news? With the right guidance, it’s absolutely manageable.
If you’re thinking about buying, selling, or investing in Tampa and want help navigating inspections, insurance requirements, and smart next steps, The Lewkowicz Group is here to make the process clear and stress-free.
Because real estate isn’t just about closing—it’s about making confident decisions every step of the way.
