Should you get a wind mitigation or 4-point inspection before you sell? For many Palm Coast and St. Augustine homes, yes. Buyers need home insurance to close, and these two reports are often what insurers ask for first.
In Flagler County and St. Johns County, insurance questions now come up early in almost every sale. A buyer’s lender wants proof of coverage, and the buyer’s insurance agent may ask about the roof, the wiring and the storm features of your home before quoting a policy.
Start with these questions:
- How old is your home? Older homes are the ones most likely to need a 4-point inspection for insurance.
- How old is your roof, and do you have the permit? Roof age is often the first thing an insurer asks about.
- Do you already have a wind mitigation report? A current report may still be usable, so find it before you list.
These five sections explain each inspection, what it checks and how to use it in your sale, with a simple test at the end of each one.
1. What a 4-Point Inspection Covers
A 4-point inspection is not a full home inspection. It is a short insurance report on four systems.
Citizens Property Insurance explains on its inspections page that it requires a four-point inspection for applications on homes more than 20 years old. A Florida-licensed inspector checks the electrical system, plumbing, heating and cooling (HVAC) and roof, and records the age, type and condition of each. Citizens also says serious hazards, such as exposed wiring or active leaks, should be repaired before an application is submitted. Private insurers set their own rules, so the buyer’s agent will know what their carrier wants.
Say you own a home in one of the older Palm Coast sections, built in the 1980s or 1990s. A buyer’s insurer is likely to want this report, and anything it flags can slow down the closing.
Get ahead of the four systems
Gather what you know about each system before you list. My post on what to fix before you list walks through the repairs that matter most.
- Find the update dates. Note when the water heater, AC, electrical panel and plumbing were last replaced.
- Look for the panel brand. Some older panel types raise questions with insurers.
- Fix active leaks first. A leak under a sink is cheap to fix now and costly to explain later.
Your test: Write down the year each of the four systems was installed or last updated, and note which ones you can’t prove.
2. Why Roof Age Matters So Much
Ask any Northeast Florida buyer what worries them most about insurance, and the roof usually comes up first.
Citizens lists its roof age requirements: homes with shingle roofs more than 25 years old, or tile, metal or concrete roofs more than 50 years old, need proof of a full replacement or documentation showing at least five years of remaining useful life. Other insurers may be stricter, and the buyer’s carrier decides.
Say your St. Augustine home has its original shingle roof. Some buyers may ask for a credit or a new roof before closing. Knowing that early lets you choose your plan instead of reacting to it. My post on roof replacement in Florida covers that choice in more detail.
Find your roof permit before buyers ask
- Pull the permit record. Your city or county building department can confirm the year the roof was replaced.
- Keep the roofer’s paperwork. Invoices, warranties and product approval numbers all help.
- Note any repairs. A recent repair is worth listing, but it is not the same as a replacement.
Roof rule: If you can’t prove the roof’s age, buyers will assume the worst.
Your test: Find the roof permit date or your roofer’s invoice this week and put it in your listing folder.
3. What a Wind Mitigation Inspection Shows
A wind mitigation report tells an insurer how well your home is built to handle hurricane winds.
Florida law, in section 627.0629, Florida Statutes, requires insurers to offer discounts or credits for features that reduce windstorm losses. That includes roof strength, roof-to-wall connections and protection for windows and doors. The Florida Office of Insurance Regulation’s wind mitigation page explains that inspectors use the Uniform Mitigation Verification Inspection Form (OIR-B1-1802). The state updated that form for inspections on or after April 1, 2026.
Say your Flagler Beach home has hurricane shutters and a newer roof. A wind mitigation report documents those features in a form insurers recognize, so a buyer can share it when they shop for a policy.
Know what the inspector looks for
- Roof deck and covering. How the roof is attached and what it is made of.
- Roof-to-wall connections. Whether clips or straps tie the roof to the walls.
- Opening protection. Whether windows, doors and garage doors have rated protection or shutters.
Your test: Walk your home and list every storm feature you know about, such as shutters, impact windows or a newer garage door.
4. How Long the Reports Last
You may already have one of these reports and not realize it is still useful.
The Florida Department of Financial Services says a completed wind mitigation form is valid for up to five years, as long as no material changes have been made to the structure and no inaccuracies are found. A 4-point inspection is different: Citizens asks for one completed within the past year.
Check what you already have
- Search your email and files. Look for reports from your last purchase or your last insurance renewal.
- Ask your insurance agent. Your current carrier may have a copy on file.
- Note any upgrades since then. A new roof or impact windows may justify a fresh report.
Your test: Find your most recent wind mitigation report and check the inspection date.
5. Using These Reports When You Sell in Flagler County
These reports belong to your home’s story, and the right timing can make your sale smoother.
Hire a qualified Florida-licensed professional, and confirm their license through the state’s license verification search. Ask how the buyer’s insurer will treat your reports, since the buyer’s carrier makes the final call on what it accepts.
Say you are selling a home in one of the Palm Coast sections. Sharing a current wind mitigation report and your roof permit with serious buyers helps them get insurance quotes early, before inspection deadlines run short.
Decide what to order and when
- Order early if the home is older. You’ll know about problems before a buyer finds them.
- Share reports with your agent first. We can decide together how to present what they show.
Practical boundary: These reports support a sale. They don’t replace the buyer’s own home inspection.
Your test: Ask your current insurance agent what reports they have on file for your home.
How the Two Inspections Compare for Palm Coast Sellers
| Inspection | What It Checks | Who Usually Asks | How Long It Is Used | Seller Tip |
|---|---|---|---|---|
| 4-Point | Roof, electrical, plumbing and HVAC | Insurers, often for older homes | Citizens asks for one done within the past year | Fix active leaks and wiring hazards first |
| Wind Mitigation | Roof attachment, roof-to-wall connections and opening protection | Buyers seeking insurance discounts | Up to five years if nothing material changes | Find your existing report before you order a new one |
| Roof Inspection | Roof condition and remaining useful life | Insurers when the roof is older | Ask the buyer’s insurer | Gather your roof permit and roofer paperwork |
For a full seller checklist, see my home inspection checklist for sellers.
Frequently Asked Questions About Wind Mitigation and 4-Point Inspections
Is a 4-point inspection the same as a home inspection?
No. A 4-point inspection is a short insurance report on the roof, electrical, plumbing and HVAC. A full home inspection looks at much more, and buyers usually order their own.
Do I have to get these inspections to sell my house?
Florida doesn’t require a seller to order them. The buyer’s insurer may require them, though, so having them ready can help the sale move along.
How long is a wind mitigation report good for?
Florida’s Department of Financial Services says up to five years, as long as the structure hasn’t had material changes and the form has no inaccuracies.
Will a new roof help my home sell?
A newer roof often makes insurance easier for buyers, but whether it pays off depends on your home and your market. Request a free comparative market analysis and we can talk through your options.
Your Next Step Toward a Confident Sale
Insurance reports are easier to handle before you list than in the middle of a contract. Gather what you have, fix the obvious issues and let’s plan the rest together. Learn more about how I help sellers in Palm Coast, St. Augustine and across Flagler County.
Get guidance before making commitments
- Bring your roof permit or invoice. It answers the first question most buyers’ insurers ask.
- Bring any inspection reports. Wind mitigation, 4-point or past home inspections all help.
- Bring a list of updates. Dates for the AC, water heater, panel and windows.
Marilynn Wolfe is a real estate professional with LPT Realty, LLC serving Palm Coast, Flagler Beach, St. Augustine, Flagler County, St. Johns County and nearby Northeast Florida communities. For a personalized look at your home’s value (a real comparative market analysis, not an instant number), start at your home value request, send a message, call (904) 429-2829, or email marilynnwolfe.realtor@gmail.com.
Selling a Northeast Florida home goes smoother when the insurance questions are answered up front. See what clients say on the Testimonials page, or visit Marilynn Wolfe, LLC.