In South Florida, home insurance can make or break a purchase. A home that looks like a bargain can cost far more each month if it is hard to insure. Here is what buyers and sellers need to know about 4-point inspections, wind mitigation, roofs, flood insurance and Citizens.
Get an insurance quote before your inspection period ends
The single best habit for Miami buyers: get a real insurance quote on the specific home during your inspection period, not after. Insurance affects your monthly payment and whether your lender will close at all.
The 4-point inspection
Many insurers require a 4-point inspection on older homes, often those around 25 to 30 years old or more. It looks at four systems:
- Roof: age, material and remaining life
- Electrical: panel type and wiring (some older panels and wiring types are hard to insure)
- Plumbing: pipe material, leaks and water heater age
- HVAC: age and condition of the air conditioning
Failing items do not always kill a deal, but they can mean higher premiums, fewer insurers, or repairs before closing.
Wind mitigation: the report that saves money
A wind mitigation inspection documents features that help a home resist hurricanes: roof shape, how the roof deck is attached, roof-to-wall connections (clips or straps), secondary water resistance, and opening protection such as impact windows, doors and shutters. Florida insurers must offer discounts for these features, and the savings on wind coverage can be significant. The report is usually valid for five years, so ask the seller if they already have one.
Roof age
Roof age is one of the biggest pricing factors in Florida. Under a 2022 state law, insurers cannot refuse to write or renew a homeowners policy just because a roof is less than 15 years old, and an older roof can still be insured if an inspection shows it has at least five years of useful life left. In practice, an older shingle roof can still raise your price or limit your options.
Flood insurance is separate
Standard homeowners policies do not cover flooding. If the home is in a high-risk flood zone and you have a federally backed mortgage, flood insurance is required. Even outside those zones, many Miami owners carry it. Read our flood zones and flood disclosure guide.
Citizens Property Insurance
Citizens is Florida's state-created insurer for homeowners who cannot find coverage in the private market. It can be a lifeline for older homes, but it has eligibility rules and may require you to take a private offer if one is available at a comparable price.
Tips for sellers
- Have your wind mitigation report, roof permit and 4-point ready before listing. Buyers pay more for a home they know they can insure.
- If your roof is near the end of its life, get a price to replace it so you can decide whether to fix it or adjust the price. Our seller net sheet helps compare.
Insurance rules and underwriting change often. This guide is general information, not insurance advice. Talk to a licensed insurance agent about a specific property.
More guides and tools
Want help finding a home you can insure?
We check roof age, permits and insurance red flags before you fall in love with a house.