The short answer
Insurers order roof inspections to judge how much life your roof has left. A 4-point inspection looks at the roof plus the electrical, plumbing, and heating and cooling systems, and is common in Florida for older homes. Most inspections take about an hour.
Is this you?
- Your insurer or agent asked for an inspection before renewing.
- You are buying or selling a home and the buyer’s insurer wants a 4-point inspection.
- An inspector is coming and you want to know what they will look at.
Three things insurers may ask for
| Insurance roof inspection | 4-point inspection | Roof certification | |
|---|---|---|---|
| What it covers | Roof only | Roof, electrical, plumbing, heating and cooling | Roof only |
| What you get | A report on roof condition | A report on all four systems | A signed estimate of remaining roof life |
| Where it is common | Everywhere | Mostly Florida, for older homes | Everywhere, more and more |
What inspectors look for on the roof
- Roof age and material
- Missing, curling, or cracked shingles
- Granule loss (the gritty coating wearing off shingles)
- Soft spots or sagging
- Flashing around chimneys, vents, and skylights
- Signs of leaks in the attic or on ceilings
- Old patches and repairs
- An estimate of remaining useful life
The 4-point inspection
Many insurers ask for a 4-point inspection on older homes, often around 25 years old or more, though each insurer sets its own rule. The inspector checks the four main systems and notes their age and condition. It often costs roughly $100 to $200, depending on your area.
How to prepare
- Clear a path to the attic, the electrical panel, and the water heater.
- Gather receipts and permits for any roof, electrical, plumbing, or heating work.
- Fix small, obvious problems first, like a dripping pipe or a missing outlet cover.
- Be home, and ask the inspector what they noticed before they leave.
- Ask for a copy of the report for your own records.
Good to know
Before you book, ask your insurer whether they accept an inspector you choose or send their own. Some do one, some do the other.
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.
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Common questions
Who pays for the inspection?
It depends on the insurer. Some order and pay for their own inspection. When they ask you to provide one, you usually pay.
How long is an inspection report good for?
Many insurers accept a recent report, often one done within about a year. Ask your insurer what they accept.
What happens if something fails?
You will usually get a list of items to fix and a deadline. See our guide to your options if your roof fails.