4-Point Inspections in Florida: What Insurers Look For

If you are buying or insuring an older home in Southwest Florida, an insurer may ask for a four-point inspection before it writes the policy. A 4 point inspection in Florida is a short, focused report on the four systems that cause the most expensive claims: the roof, electrical, plumbing and heating and cooling. It is not a full home inspection, and it is not about whether you will like the house. It answers one question for the insurer: is this home insurable as it stands? This guide explains what the inspector checks, when it is required and how to prepare.

What a 4 Point Inspection in Florida Covers

Citizens Property Insurance, the state-created insurer, describes the inspection as a check of the “electrical system, plumbing, heating/cooling system (HVAC) and roof.” The inspector records the age, type and condition of each system, and the report goes to the insurer’s underwriters.

Citizens publishes a sample form, revised in March 2025, that shows the minimum detail its underwriters need. The form itself says the information is used only to decide insurability. It is not a warranty or a promise about how long any system will last.

That focus is the main difference from a buyer’s home inspection. A full inspection looks at the whole house, from windows to grading, to help you decide whether to buy. A four-point report skips most of that and zeroes in on the systems an insurer worries about.

When Insurers Require One

Each insurer sets its own rules, so ask your agent early. Citizens’ inspections page says it requires a four-point inspection for all homeowner, dwelling and mobile home applications on properties more than 20 years old. We checked that page on October 11, 2026.

Private insurers may use a different age or set their own rules for when a report is needed, so ask each insurer. Many homes in Southwest Florida gated communities built in the 1980s, 1990s and early 2000s are now more than 20 years old, so buyers of resale homes there should ask early whether an insurer will want a four-point report.

Citizens also says it may send its own underwriting field surveys, free to the policyholder, that look at the outside or both inside and out. Those are separate from the four-point report you arrange.

Roof: Age and Remaining Life

The roof section asks for the covering material, its age, the date of the last roofing permit and the inspector’s estimate of remaining useful life. The inspector also notes visible damage, such as cracking, curling shingles, granule loss, missing or cracked tiles, soft spots in the decking and signs of leaks in the attic or on ceilings.

Roof age carries extra weight in Florida. Citizens requires proof of at least five years of remaining useful life for soft roofs, such as shingles, older than 25 years, and for hard roofs, such as tile, concrete or metal, older than 50 years. If the remaining life is under five years, Citizens wants proof of a full roof replacement before it writes a policy.

State law adds a protection. Under section 627.7011 of the Florida Statutes, an insurer may not refuse to issue or renew a homeowner’s policy solely because a roof is less than 15 years old. For a roof that is 15 years or older, the insurer must let the owner get a roof inspection by an authorized inspector, at the owner’s expense, before requiring replacement. If that inspection shows five or more years of useful life, the insurer may not refuse coverage solely because of roof age.

Electrical: Panels, Wiring and Hazards

The electrical section is where older homes most often run into trouble. Citizens’ sample form asks the inspector to record:

• The main panel type (breakers or fuses), its amperage and whether that is enough for the home’s use.
• The panel’s age, brand and model, and the year it was last updated.
• The wiring type, including copper, multistrand aluminum or single-strand aluminum branch wiring.
• Whether cloth wiring or active knob-and-tube wiring is present.
• Hazards such as exposed or loose wiring, double taps, scorching, corrosion, improper grounding or wrong breaker sizes.

Single-strand aluminum branch wiring gets special attention. The form says separate documentation of any remediation must be provided and certified by a licensed electrician, and it names two repair methods for connections. If the home has an older panel or aluminum wiring, ask your agent before closing whether your insurer will accept it, and get a licensed electrician’s quote if not.

Plumbing and Water Heater

Leaks and failed supply lines are a major worry for insurers, so the plumbing section looks for leaks and risky materials. The inspector notes:

• Whether the water heater has a temperature and pressure relief valve, its location and its age.
• Any active leak or signs of a prior leak.
• The condition of fixtures and appliance connections, including the dishwasher, refrigerator, washing machine, toilets, sinks, showers and main shutoff valve.
• The pipe types and their age, with boxes for copper, PEX, CPVC, galvanized, cast iron, polybutylene and ABS, and whether the home was fully or partly re-piped.

Some pipe materials worry insurers more than others. If the form shows polybutylene or galvanized supply lines, expect questions. Ask the inspector to list the year and extent of any re-piping, and keep the plumber’s invoice handy.

Heating and Cooling

For HVAC, the inspector records whether the home has central air and heat, whether the systems work, the date of the last service and the age of the equipment, with a photo of the dated manufacturer’s plate. The form also asks about wood stoves, space heaters used as the main heat source, and any sign of a blocked or leaking condensate line or drain pan.

That last point matters in our climate. A clogged condensate line can quietly soak drywall and flooring, so have the system serviced and the drain line cleared before the inspection.

Who Can Do It and How to Prepare

The form must be completed, signed and dated by a verifiable Florida-licensed professional. Citizens’ sample lists examples such as a general, residential or building contractor, a building code inspector and a home inspector. Underwriters may reject a form if the license cannot be verified. The sample form also lists minimum photos: each side of the house, each roof slope, the water heater and plumbing under sinks, the open electrical panel and its label, and every hazard noted.

Citizens advises fixing serious hazards, such as exposed wiring or active leaks, before you apply for coverage. A few steps make the visit smoother:

1. Gather permits and invoices for any roof, electrical, plumbing or HVAC work, with dates.
2. Have the air conditioner serviced and the condensate drain cleared.
3. Repair visible leaks and replace missing outlet covers or damaged fixtures.
4. Clear access to the panel, water heater, air handler and attic.

If repairs are needed, our directory lists local roofing, electrical, plumbing and HVAC pros. Check any contractor’s license with the state before you hire.

This is general information. Insurance rules change and differ by company, so confirm requirements with a licensed insurance agent and your insurer.

Frequently Asked Questions

Rules and fees vary by community. Check your own governing documents and county sources before you rely on any article. Spot something out of date? Report a correction.