Spend your preparation money where the buyer's insurer and lender look first: the roof, the electrical system, the plumbing and the air conditioning. A pre-listing 4-point inspection costs $75 to $175 and shows you what their report will say before a buyer reads it.
Why the insurer sets the agenda
A financed buyer cannot close without a homeowners policy, and Florida insurers decide whether to write one from two short reports. Citizens requires a 4-point inspection on any home more than 20 years old, and most private insurers ask at about 20 to 30 years. If the report shows a problem, the buyer's quote goes up or disappears, and the buyer comes back to you inside the inspection period.
The four systems
| System | What the inspector records | What the rule says |
|---|---|---|
| Roof | Material, age, condition, remaining life | Under 15 years old, an insurer may not refuse a policy on age alone. Citizens wants proof of five years of remaining life on shingle roofs over 25 years and tile or metal roofs over 50. |
| Electrical | Panel, wiring type, visible hazards | Insurers keep their own lists of panels and wiring they decline. Ask an agent. |
| Plumbing | Pipe materials, water heater age, leaks | Set by each insurer. |
| HVAC | Age and whether it works | Set by each insurer. |
Roof age counts from the last full replacement, so the permit date is your proof.
Worked example: the cost of knowing first
A 4-point runs $75 to $175. A wind mitigation report, which documents the roof shape, roof-to-wall connections and opening protection that earn premium credits, also runs $75 to $175. Both together: $150 to $350.
Compare that with what is at stake for the buyer: the average Orange County homeowners premium was $3,610 a year in the state's July 2026 report, as quoted by two insurance agencies. Clean reports are documents you can hand every buyer on day one.
Repairs that matter and repairs that do not
- Fix: active leaks, missing or damaged shingles, air conditioning that does not cool, a failed water heater, and any hazard the 4-point names.
- Document: the dates of the roof, HVAC, water heater and panel, with permits and receipts.
- Close out: open permits and code violations. The title company's lien search will find them, and that search can take two to four weeks.
- Think twice: large remodels done only to sell. Under the As Is contract you are not required to make repairs, and a credit is often simpler than a renovation.
Disclosures
Tell the buyer in writing what you know about the property. Robert can give you the seller disclosure form used in Florida sales. Fill it in from your records, not from memory. Have these ready:
- The HOA name and dues, and any CDD assessment on your tax bill.
- The FEMA flood zone, and any flood or sinkhole claims.
- Whether the home is on sewer or septic, and on city water or a well.
- Past roof, plumbing or electrical repairs and insurance claims.
What the law requires in your situation is a question for a Florida real estate attorney.
Find four dates: roof, air conditioner, water heater and electrical panel. Robert can pull the permit history if you lack them.
Before the next lesson
- Read the guide to Florida home insurance inspections.
- Book a 4-point and a wind mitigation inspection if your home is more than 20 years old.
- Look up your flood zone on the FEMA flood map.
Sources: Citizens inspection requirements, s. 627.7011, F.S. (roof age), Florida Realtors/Florida Bar AS IS contract, FEMA Flood Map Service Center. Checked November 2026.
The statute protects roofs under 15 years old from refusal on age alone. Each report typically costs $75 to $175, so the pair runs $150 to $350.
