What is a four-point inspection and why does my insurer want one?

A four-point inspection documents the condition and age of the roof, electrical, plumbing and HVAC systems. Florida carriers typically require it on homes older than about 20 to 30 years before writing or renewing a policy, and problems like an older roof, polybutylene plumbing or certain electrical panels can block coverage. It costs about 100 to 200 dollars and is often bundled with a wind mitigation inspection.

Why did my Florida homeowners premium go up so much?

Reinsurance costs, hurricane losses, litigation and fraud pushed Florida premiums up sharply from about 2020 through 2024, and several carriers went insolvent or left the state. Legislative changes in 2022 and 2023 aimed to reduce lawsuits, and the market has stabilized somewhat since, but rates remain high. Shopping through an independent agent each renewal and keeping your roof under about 15 years old are the main levers you control.

Insurance Agents in St. Johns County, FL

Insurance Agents in St. Johns County

Insurance is a bigger line item in St. Johns County than almost anywhere people move from. Homeowners premiums climbed hard across Florida in recent years, several carriers left the state, and many homes near the coast, on Anastasia Island and in older St. Augustine neighborhoods ended up with Citizens, the state-backed insurer of last resort. Flood insurance is a separate policy and is needed well beyond the mapped high-risk zones, including parts of Nocatee, Julington Creek and World Golf Village that sit along creeks and retention systems. Wind mitigation inspections and four-point inspections drive both eligibility and price. Auto rates are high too, and Florida's minimum coverage is thin. A good local independent agent knows which carriers are writing in which zip codes this month, which changes often. Ask that question first.

How to choose a insurance agent in St. Johns County

Start with an independent agent

Independent agents quote multiple carriers, which matters in Florida because the list of companies writing new policies changes constantly. Captive agents sell one brand, which is fine if that brand is competitive in your zip code this year.

Get wind mitigation and four-point inspections

A wind mitigation inspection costs about 100 to 175 dollars and can cut a homeowners premium substantially by documenting roof shape, straps and openings. Carriers require a four-point inspection on most homes past 20 to 30 years old. Ask the agent which ones you need before quoting.

Price flood insurance every time

Homeowners policies do not cover flood. Get an NFIP quote and a private flood quote even in an X zone, since St. Johns County has flooded from rain and storm surge well outside the mapped high-risk areas.

Check the carrier, not just the price

Look up the company's financial rating with Demotech or AM Best and its complaint history with the Florida Office of Insurance Regulation. A cheap premium from a carrier that fails after a hurricane is not cheap.

Ask about deductibles in plain numbers

Florida homeowners policies carry a separate hurricane deductible, usually 2 to 5 percent of the dwelling coverage, which on a 500,000 dollar house is 10,000 to 25,000 out of pocket. Make sure you know the dollar figure, not just the percentage.

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Insurance Agent questions, answered by local experts

How much is homeowners insurance in St. Johns County?

In 2026 a typical newer single-family home in Nocatee, Julington Creek or World Golf Village runs roughly 2,500 to 5,000 dollars a year. Older homes, homes near the coast in St. Augustine Beach, Vilano, Crescent Beach and Ponte Vedra Beach, and anything with an aging roof can run 5,000 to 12,000 or more. Roof age, construction year, wind mitigation credits and distance from the water are the biggest drivers.

Do I need flood insurance in St. Augustine?

If you have a federally backed mortgage on a home in a FEMA high-risk zone (A or V), yes. Everywhere else it is optional and still a good idea. Large parts of downtown St. Augustine, Davis Shores, Anastasia Island and the areas along the San Sebastian and Matanzas rivers flood in storms, and inland neighborhoods have flooded from heavy rain. NFIP policies have a 30-day waiting period, so do not wait for a storm to be named.

What is Citizens Insurance and should I use it?

Citizens Property Insurance Corporation is the state-created insurer for Florida homeowners who cannot find coverage in the private market. It is often the only option for older coastal homes. Citizens can move you to a private carrier if that carrier offers a comparable premium, and its policies carry some extra assessments and requirements, including flood coverage rules that phased in for policyholders. Ask your agent whether a private carrier will write your home before defaulting to Citizens.

What is the minimum car insurance in Florida?

Florida requires 10,000 dollars of personal injury protection and 10,000 dollars of property damage liability. It does not require bodily injury liability, which is why so many drivers here are effectively uninsured for the harm they cause. Most agents recommend at least 100,000 per person and 300,000 per accident in bodily injury plus uninsured motorist coverage. Expect rates in St. Johns County to run 1,800 to 3,500 a year for a typical driver with full coverage.

Insurance Agents in St. Johns County

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