Updated November 4, 2026
Start with insurance, not just the house
In coastal Florida, whether you can get affordable insurance can shape the whole deal. Ask an independent insurance agent for quotes on the specific address early, ideally during your contract's inspection period, and ask what inspections each insurer wants.
General home inspection
A general home inspection is a broad look at the condition of the house. It is separate from a 4-point and a wind mitigation inspection. Many buyers schedule it first because the findings can affect negotiation.
Wind mitigation inspection
This documents wind-resistant features on the Uniform Mitigation Verification Inspection Form. A seller may already have a form. The Office of Insurance Regulation says a form is valid for up to five years if no material changes are made and it has no inaccuracies, but your insurer decides whether to accept it. Many buyers order a fresh one so the information is current. See the OIR page.
4-point inspection
For older homes, insurers often want a 4-point report on the roof, electrical, plumbing and HVAC. Citizens announced it requires one for properties over 20 years old on new and renewal policies effective on or after February 1, 2022 (bulletin). Ask your agent early, since a failed item can delay coverage.
Roof questions
Ask about the roof's age and permit history. A Senate staff analysis describes section 627.7011(5), under which a roof 15 years or older may be inspected to show at least five years of useful life remaining so an insurer may not refuse coverage solely due to roof age (analysis). Check the current statute, and ask your insurer what it accepts.
Flood zone and flood insurance
Pinellas County says most homeowners policies do not cover flood losses, and flood insurance has a 30-day waiting period. You can look up a property's flood zone with the county's online flood maps, and the county may have an elevation certificate on file for some unincorporated structures built after September 1992 in a Special Flood Hazard Area. Call Flood Information Services at (727) 464-7700. See the county FAQ. Lenders require flood insurance for federally backed loans in Special Flood Hazard Areas.
Other inspections to ask about
Depending on the property, you might also ask about a wood-destroying organism inspection, a sewer line scope, a pool inspection, a survey, or a mold assessment. Ask your agent and inspector which make sense for the house.
A simple order of operations
- Get insurance quotes for the address.
- Book the general inspection within your option period.
- Add wind mitigation and a 4-point if your insurer wants them.
- Check the flood zone and price flood insurance.
- Use the results to negotiate repairs or credits, with your agent's guidance.
Timing around your contract
Contracts usually include an inspection period with a deadline. Book inspectors as soon as you are under contract, because schedules can fill up. Ask your agent which reports your insurer needs and whether the seller's reports are acceptable. Do not wait until the last day to learn that a roof or system will not be insured.
Using results with your real estate agent
Inspection findings can inform what you ask the seller to repair or credit, or whether to walk away if your contract allows. Your real estate agent or attorney can explain your options. Keep every report; you will need them again at renewal and when you sell.
Questions for the seller
- How old is the roof, and is there a permit and invoice?
- Are there any recent wind mitigation or 4-point reports?
- Have there been past insurance claims, leaks or storm damage?
- Are there shutters or impact windows, and where are the permits?
- Is the home in a flood zone, and is there an elevation certificate?
Written answers and copies of documents are better than verbal answers.
Frequently asked questions
Which inspections are required by law when buying?
Our research did not find a statewide legal requirement for these inspections. Lenders and insurers may require some, so ask them.
Can I use the seller's wind mitigation form?
It may be valid for up to five years if nothing materially changed, but your insurer decides whether to accept it.
Do I need flood insurance?
If you have a federally backed loan in a Special Flood Hazard Area, yes. Otherwise it is your choice, but most homeowners policies do not cover flood.