The short answer
In Florida, a 4-point inspection is a short insurance inspection of the roof, electrical, plumbing, and heating and air conditioning. Citizens Property Insurance requires one for applications on homes more than 20 years old, and many private insurers use a similar rule. It must be signed by a Florida-licensed professional, and the report usually needs to be recent when you apply.
Is this you?
- You are buying an older Florida home and the buyer’s insurer wants a 4-point before closing.
- You are switching insurers, or moving to Citizens, and your agent asked for one.
- Your home is around 20 years old or more, and you want to know what could cause a problem.
- A parent’s insurer sent a request and you are helping them sort it out.
When Florida insurers ask for one
There is no single Florida law that says every older home needs a 4-point inspection. Each insurer sets its own rule in its underwriting guidelines (the rules it uses to decide which homes it will cover).
Citizens, the state-created insurer of last resort, is the clearest example. Its inspections page says a 4-point is required for homeowner, dwelling, and mobile home applications on properties more than 20 years old. Florida insurers Security First and Slide both say on their websites that insurers often require one for homes about 20 years or older.
Citizens may also send its own inspector after your policy starts. It says new-business inspections are generally ordered within 30 days of issuing a policy, and these are free to the policyholder. That is separate from the 4-point you provide when you apply.
Who can sign a Florida 4-point form
The Citizens form (version Insp4pt 03 25) must be completed by a Florida-licensed professional whose license the insurer can verify. If the license is not active, Citizens says the form may be rejected.
| Professional | What they can sign |
|---|---|
| Licensed home inspector | The whole form |
| Licensed general, building, or residential contractor | The whole form |
| Building code inspector | The whole form |
| Licensed electrician, plumber, or HVAC contractor | Only the section for their own trade |
You can check any Florida license at myfloridalicense.com, run by the Department of Business and Professional Regulation. Many insurers accept other companies’ 4-point forms, but ask your agent first which form version they want.
What the inspector records
| System | What the form asks | Photos required |
|---|---|---|
| Roof | Covering type, age, remaining useful life, permits, visible damage or leaks | Each roof slope |
| Electrical | Panel type, brand, age, amps, wiring type, hazards | Open main panel, and the panel with its cover off |
| Plumbing | Pipe types, age of pipes, water heater age, leaks | Water heater, plumbing under sinks, exposed valves |
| Heating and air (HVAC) | Age, working order, last service, drain problems | Any hazards or problems found |
Florida’s Insurance Consumer Advocate says a 4-point should take about an hour. A standalone one typically costs $100 to $300*, and we cover prices in detail in what a 4-point inspection costs.
The items that most often cause trouble
Most homes pass. When they don’t, it is usually because of one of these older materials. The insurer decides what is acceptable, so the same item may be fine with one company and a problem with another.
| Item | Why insurers worry | Common fix |
|---|---|---|
| Federal Pacific (Stab-Lok) or Zinsco electrical panels | Widely linked to fire risk. Federal Pacific panels were used from about 1960 to the early 1980s. | Panel replacement by a licensed electrician |
| Aluminum branch wiring | Common in Florida homes built in the late 1960s and early 1970s. Some insurers treat it as a fire risk. | Remediation, certified in writing by a licensed electrician |
| Knob and tube or cloth wiring | Very old wiring with worn insulation. “Active knob and tube” is listed as a hazard on the Citizens form. | Rewiring |
| Polybutylene pipes | Plastic pipe installed from about 1978 to 1994. Prone to ruptures that cause water damage. | Re-piping |
| Old or leaking water heater | The form records its age and whether it has a pressure relief valve. Leaks cause water damage claims. | Replace the heater or fix the valve |
| Roof near the end of its life | Roof damage is a major source of storm claims. | Repair, roof certification, or replacement |
How the roof part works in Florida
The roof gets extra rules. Under Florida Statutes section 627.7011, an insurer can’t refuse to write or renew a policy only because a roof is less than 15 years old. For a roof 15 years or older, the insurer must let you get an inspection by an authorized inspector, at your expense, before requiring a new roof. If that inspection shows 5 or more years of useful life left, roof age alone can’t be the reason to refuse coverage.
Insurers can still ask for more. Citizens wants a separate roof inspection form for shingle roofs older than 25 years and tile, metal, or other hard roofs older than 50 years. Those roofs must show at least 5 years of remaining life. Florida’s consumer advocate notes that other insurers may ask for proof at 15 years for shingles and 20 years for tile or metal. For more, see Florida roof insurance rules and roof certifications.
How long a 4-point is good for
Florida’s Insurance Consumer Advocate says the report generally must be dated within 30 days before the insurance application is submitted, though each insurer sets its own timeframe. Some insurers accept an older report, and a Tampa TV station reported that the Insurance Information Institute treats a 4-point as good for about a year. Because rules differ, ask your agent before you book, so you don’t pay for an inspection that is too old to use.
If something fails
- Get the exact list. Ask your agent which items the insurer flagged and whether coverage can start while repairs are made.
- Get written quotes from licensed trades. An electrician for panels and wiring, a plumber for pipes and water heaters, a roofer for the roof.
- Fix and document. Keep invoices, permits, and photos of the finished work.
- Get the section re-signed. Have the inspector update the form, or have the licensed trade sign their own section.
- Shop around if needed. An independent agent can check insurers whose rules fit your home.
Good to know
If you are selling an older Florida home, consider getting a 4-point before you list. Finding a Federal Pacific panel or polybutylene pipe early gives you time to fix it on your schedule, instead of during a buyer’s closing deadline.
Want a local roofer to take a look?
A local roofer can check your roof and tell you whether a repair, a roof certification, or a replacement makes sense. Free, with no obligation.
Independent consumer education. We may earn a fee or commission when you contact a partner or buy through links on this site, at no extra cost to you.
Common questions
Is a 4-point inspection the same as a home inspection?
No. A full home inspection looks at the whole house and takes a few hours. A 4-point covers only the roof, electrical, plumbing, and heating and air, on a form built for insurers.
Do I need a 4-point and a wind mitigation inspection?
They do different jobs. The 4-point helps the insurer decide whether to cover the home. A wind mitigation inspection can lower your premium. Many Florida homeowners get both at the same visit. See wind mitigation inspection cost.
Can my roofer sign the 4-point?
On the Citizens form, a trade-licensed professional can sign only their own section, so a licensed roofer would generally sign just the roof part. The full form needs a home inspector, building code inspector, or a general, building, or residential contractor.
What if my home is newer than 20 years?
Many insurers won’t ask for one. If your insurer does, it is following its own rules, so ask your agent why.
Where to go next
- 4-point inspections: the basics
- How to prepare for an insurance roof inspection
- My roof failed inspection: your options
Sources (10)
Source links open in a new tab. This page stays open, so you can come right back.
- Inspections (Citizens Property Insurance Corp.)
- Four-Point Inspection Form, Insp4pt 03 25 (Citizens)
- Roof Inspection Form, RCF-1 03 25 (Citizens)
- Home inspections critical for proper coverage (Citizens, 2022)
- Four-Point Inspection Guide (Florida Insurance Consumer Advocate)
- Florida Statutes section 627.7011 (2025)
- Florida homeowners may face insurance inspections before renewals (WFTV, 2021)
- How a home inspection can save thousands on home insurance (WFTS Tampa Bay 28, 2024)
- What is a 4-point inspection? (Security First Insurance)
- What is a 4-point inspection? (Slide Insurance)
* Prices are estimates and could vary depending on roof size, labor, and materials used.