4-Point, Wind Mitigation and Roof Age: Florida Home Insurance Before You Buy
In Florida, binding homeowners insurance can make or break a purchase. Carriers look at the roof, major systems, wind-resistant features, and often the year the home was built. Do this work in the Inspection Period—before contingencies expire.
This page covers the reports most carriers want, Sean's send-only rule, Florida's roof useful-life law, why home age still affects premiums, and a short tip on independent brokers vs captive/direct agents. Plan payments on the mortgage calculators. Questions — contact Sean.
General information for Central Florida buyers. Not insurance or legal advice. Carriers set their own underwriting and pricing. Confirm with a licensed Florida insurance agent or broker.
- Roof age / useful life: s. 627.7011(5), F.S. (ch. 2022-268 / SB 2-D); policies on or after July 1, 2022. Inspectors updated by ch. 2024-182.
- Wind Mitigation: Florida OIR resources — Form OIR-B1-1802 Rev. 04/26 (eff. April 1, 2026); generally valid up to five years if unchanged and accurate.
- County averages: Florida OIR premiums incl. wind, as of 3/31/2026 (same as calculators).
Three Inspections People Mix Up
| Inspection | For | Role |
|---|---|---|
| Full home / residential | You | Overall condition; repairs/credits. Not for the insurer unless they ask. |
| Four-Point | Insurance | Electrical, plumbing, HVAC (Heating, Ventilation, and Air Conditioning), roof — eligibility / risk. |
| Wind Mitigation | Insurance | Form OIR-B1-1802 — features that may support wind/hurricane credits. |
| WDO (Wood Destroying Organism) | Lender (required on VA in Florida) | Separate from insurance; usually a pest company. |
Buyers normally pay—get current quotes; no dollar prices on this page.
Sean's Rule — What to Send Your Insurer
Send the Four-Point and Wind Mitigation reports only, unless the carrier specifically asks for more and you and your agent agree. The full home inspection is for you. Extra unread pages in the binding file can create underwriting issues that were never requested.
Four-Point Basics
Four systems: electrical, HVAC, plumbing, roof.
- Plumbing snag: Polybutylene (often gray) — some carriers price higher, condition a repipe, or decline. Ask for the quote with and without the repair condition.
- Roof / Florida-room snag: Aging roll roofing on an enclosed Florida room may be treated as part of the dwelling and need work before bind.
- Electrical: Knob-and-tube and certain aluminum situations worry carriers; copper in good condition is normal.
Wind Mitigation — Features That Can Help
Wind Mitigation documents storm-resistant construction on OIR-B1-1802. Credits depend on the carrier's filed discounts—this page does not invent percentage savings.
- Roof-to-wall connections / hurricane straps (or wraps)
- Impact-rated windows or storm shutters (opening protection)
- Stronger roof deck attachment, favorable roof shape, and SWR (Secondary Water Resistance) underlayment when documented
A new roof usually needs a new Wind Mitigation form so the covering, deck, and SWR match the house. Source: FL OIR Wind Mitigation Resources.
Roof Age Under Florida Law (Useful Life, Not Age Alone)
Florida moved away from age-only "automatic no" decisions. Under s. 627.7011(5), F.S. (policies issued or renewed on or after July 1, 2022):
- An insurer may not refuse to issue or renew solely because of roof age if the roof is less than 15 years old.
- If the roof is at least 15 years old, the insurer must allow a homeowner-paid inspection by an authorized inspector before requiring roof replacement as a condition of issue/renewal. If that inspection shows 5 or more years of useful life remaining, the insurer may not refuse solely because of roof age.
- Roof "age" is measured from when 100% of the roof surface was built or replaced to code (including staged replacements that eventually cover the whole roof).
Plain English: A solid older roof can still be writable if an authorized inspector documents enough remaining life. That does not freeze your premium or force carriers to ignore damage or leaks. Subsection (6) still allows rejection or nonrenewal for other lawful underwriting reasons.
In the deal: Order Four-Point + Wind Mitigation early. If a carrier pushes roof replacement, ask about a useful-life inspection and get competing quotes the same week. Sources: s. 627.7011(5)–(6), F.S.; ch. 2022-268; ch. 2024-182.
Year Built / Home Age Still Drives Quotes
Roof-age law is about the roof. Carriers also underwrite the home—year built, updates, pool, solar, claims history, and construction. Newer Florida Building Code homes are often easier (and cheaper) to insure than mid-century homes, even with a decent roof.
Some carriers decline new policies on older homes (cutoffs vary—often mid-century to early-2000s) while grandfathering existing policyholders. Confirm eligibility for this address with a licensed agent. A new-construction home can often insure for far less per year than a similar-size older home—especially with a pool or solar. Wind Mitigation features on Form OIR-B1-1802 may help when credits are filed—they do not guarantee a number.
Takeaway: Year built and construction features drive eligibility and price. Run quotes early in the Inspection Period with your Four-Point and Wind Mitigation reports.
Central Florida Average Premiums (FL OIR)
County averages for homeowners policies including wind, Florida OIR data as of March 31, 2026. Planning figures only—not your quote.
| County | Avg. Premium Incl. Wind |
|---|---|
| Orange | $3,610 |
| Seminole | $3,545 |
| Osceola | $2,940 |
| Brevard | $3,532 |
| Volusia | $2,808 |
| Lake | $2,650 |
| Polk | $2,767 |
Use the mortgage calculators to see insurance in a monthly payment estimate.
Last checked: October 6, 2026
Shopping Quotes — Independent Broker vs Captive / Direct
Independent brokers can often quote several carriers at once (frequently smaller A-rated companies); they usually do not write every big national brand. Captive / direct agents work for one company—useful if you already bundle, or that carrier will write the risk.
Sean's tip: Start with a broker, and when time allows also check a direct option for bundling. Sean can introduce insurance professionals he has used with clients (contact).
VA appraisal / MPRs and flood insurance are separate tracks; those Learn articles will link here when live.
Related Guides
Insurance Inspection FAQs
What Should I Send My Insurance Company?
Usually only the Four-Point and Wind Mitigation reports, unless the carrier asks for more and you and your agent agree.
Can an Insurer Deny Me Just Because My Roof Is Old?
Not solely for age in the situations covered by s. 627.7011(5), F.S. Roofs under 15 years cannot be refused for age alone. Roofs 15+ with an authorized inspection showing 5+ years of useful life also cannot be refused for age alone. Carriers can still decline for condition or other underwriting reasons, and premiums still vary.
Do Hurricane Straps or Impact Windows Guarantee a Discount?
No guarantee. Those Wind Mitigation features may qualify for credits under a carrier's filed discounts when documented on OIR-B1-1802. Ask your agent what applies to your quote.
Does Year Built Matter If the Roof Is Fine?
Often yes. Many carriers care about how old the home is and how it was built. Newer construction is frequently easier—and often cheaper—to insure than a similar-size older home.
Is a Four-Point the Same as a VA Appraisal or WDO?
No. Four-Point and Wind Mitigation are for insurance. A VA appraisal is value and Minimum Property Requirements. A WDO inspection is typically required on VA purchases in Florida and is separate.
Independent Broker or Big-Brand Agent?
Brokers shop multiple companies; captive/direct agents represent one brand. Sean usually starts with a broker and, when it helps, also checks a direct agent for bundling.
General information for Central Florida buyers. Not insurance or legal advice. Carriers set their own underwriting and pricing. Confirm with a licensed Florida insurance agent or broker.
Sean Rooney, REALTOR®, LPT Realty, LLC · (407) 476-1559 · Contact