A 4-point inspection in Florida is a limited inspection of four home systems: the roof, electrical, plumbing and heating and cooling (HVAC). Insurance companies use it to decide whether to issue or renew a homeowners policy, usually on older homes. It is not a full home inspection.
Key facts
- The four systems are the roof, electrical, plumbing and HVAC.
- It must be done by a Florida-licensed professional, such as a home inspector or a general, residential or building contractor.
- The Florida Department of Financial Services says reports generally must be dated within 30 days before the insurance application, though each insurer sets its own timeframe.
- Some insurers require at least 5 years of remaining useful life for shingle roofs older than 15 years, or tile and metal roofs older than 20 years.
- Citizens Property Insurance updated its 4-point and roof inspection forms in March 2025.
What Is a 4-Point Inspection in Florida?
The Florida Department of Financial Services (DFS) describes it as a specialized evaluation that homeowners insurance companies commonly require when issuing or renewing a policy. The inspector looks at the age, type and condition of the four systems and reports what they find on the insurer’s form.
It is required by insurers, not by state law. Some insurance companies require one, others don’t, and each company decides which homes need it. Many ask for one on older homes, often those around 20 years old or more. Ask your insurer or agent whether your home needs one.
What Does a 4-Point Inspection Check?
| System | What the inspector checks |
|---|---|
| Roof | Roof covering type, age, remaining useful life, condition, visible damage and signs of leaks |
| Electrical | Panel type and condition, wiring type and visible hazards |
| Plumbing | Pipe types and age, water heater age and condition, visible leaks |
| HVAC | Age and operation of heating and cooling, and whether any wood-burning stove or gas fireplace was properly installed |
The inspector also takes photos. The DFS guide lists photos of each side of the home, each roof slope, the water heater and plumbing, the open electrical panel, the HVAC equipment with its dated manufacturer’s plate, and any hazards.
What Do Insurers Check on Your Roof?
The roof section is often the one that decides whether a home is insurable. On Citizens’ 4-point form, the inspector records:
- The roof covering material, such as shingle, tile or metal
- The roof’s age and its remaining useful life in years
- The date of the last roofing permit and the last update
- Whether the last update was a full or partial replacement, and what percentage was replaced
- The overall condition: satisfactory or unsatisfactory
- Signs of damage: cracking, cupping or curling, excessive granule loss, exposed asphalt or felt, missing, loose or cracked tabs or tiles, soft spots in the decking, and visible hail damage
- Signs of leaks in the attic, on the underside of the decking and on interior ceilings
Since March 2025, Citizens requires the inspector to explain any visible signs of leaks rather than just checking “yes.” If the 4-point includes photos of each roof slope, Citizens says it can take the place of its separate Roof Inspection Form.
What Makes a Roof Fail a 4-Point Inspection?
A roof in “acceptable” condition is working as intended with no visible hazards or deficiencies, according to the Citizens form. These problems commonly lead to an unsatisfactory roof:
- Active leaks or water stains in the attic or on ceilings
- Missing, cracked or curling shingles, or cracked and slipped tiles
- Heavy granule loss or exposed felt
- Soft spots in the roof deck
- Too little remaining life for the insurer’s rules, such as an older shingle roof without 5 years of useful life left
- No permit history for a past replacement, which leaves the roof’s age unclear
If any system fails, the DFS guide says you may need to complete repairs before an insurer will issue a policy.
How Do You Prepare Your Roof for a 4-Point Inspection?
- Find your roof’s age. Pull the last reroof permit from Hillsborough County records or your closing papers. A documented date avoids guesswork on the form.
- Fix leaks first. Repair active leaks and replace damaged shingles or tiles before the inspector comes. See our roof repair in Brandon page.
- Check the attic. Look for stains, damp insulation or daylight. Inspectors check the underside of the decking.
- Clear access. Make sure the inspector can reach the attic, see each roof slope and get to the electrical panel, water heater and HVAC unit.
- Get a roof check if you’re unsure. A roofer can tell you before the 4-point whether the roof is likely to pass and how much life it has left.
Not sure how much life your roof has? Read how long a roof lasts in Florida.
Who Can Do a 4-Point Inspection in Florida?
The DFS guide says a 4-point inspection must be done by a Florida-licensed professional, such as a general, residential or building contractor, or a home inspector. The Citizens form requires a Florida-licensed inspector to complete, sign and date it.
Trades are limited to their own work. Citizens says a trade-specific licensed professional, such as a roofer or electrician, may sign off only on the section for their trade. A roofing contractor can complete the roof section, but not the electrical, plumbing or HVAC sections.
The DFS guide also suggests getting more than one quote, checking the inspector’s license at myfloridalicense.com and reading reviews. A thorough 4-point usually takes about an hour; DFS warns that one done in much less time may not have been thorough.
How Long Is a 4-Point Inspection Good For?
There’s no single rule. The DFS guide says the report generally must be dated within 30 days before the insurance application, but each insurer sets its own timeframe. Ask your agent which window applies before you schedule.
How Is a 4-Point Different From a Wind Mitigation or Roof Inspection?
- 4-point inspection: checks whether the roof, electrical, plumbing and HVAC are insurable. It’s used for eligibility.
- Wind mitigation inspection: documents features that resist wind damage, such as roof deck attachment and roof-to-wall connections. Insurers use it for possible premium discounts.
- Roof inspection: a closer look at the roof alone, its condition and remaining life. It can help you prepare for the other two and plan repairs.
Many Florida inspectors offer a 4-point and a wind mitigation inspection in the same visit, so ask when you book.
What Does Roof Age Mean for Your Insurance?
Under Florida Statutes §627.7011, an insurer can’t refuse or non-renew a policy solely because the roof is under 15 years old. For a roof 15 or older, you can have it inspected before the insurer requires replacement, and if it has at least 5 years of useful life left, roof age alone isn’t a reason to refuse coverage. Read more in Florida’s 15-year roof rule explained.
If the inspection shows the roof is near the end of its life, the next decision is whether to repair or replace it. See roof repair vs. replacement in Florida.
Roof Inspections Before a 4-Point in Brandon, FL
Tidewell Roofing can inspect your roof before your 4-point, fix what would cause it to fail and give you a photo report of the roof’s condition. Learn what’s included in our roof inspection in Brandon.
Frequently Asked Questions
Is a 4-point inspection required by law in Florida?
No. It’s an insurance requirement, not a state law. Some insurers require one, usually for older homes, when you apply for or renew a policy. Each insurer decides which homes need it.
Can you get homeowners insurance without a 4-point inspection?
Sometimes. Newer homes often don’t need one, and requirements differ by insurer. If your insurer asks for one and you don’t provide it, the company may not issue or renew the policy.
Is a 4-point inspection the same as a home inspection?
No. A home inspection covers the whole house for a buyer. A 4-point only looks at the roof, electrical, plumbing and HVAC, and the report goes to the insurer.
What happens if my roof fails the 4-point inspection?
You’ll usually need to repair or replace the roof before the insurer will issue the policy. Ask the insurer what it needs to see, then get the work done and the roof re-inspected.
Does a 4-point inspection include a roof certification?
The 4-point includes a roof section. Citizens says a 4-point with photos of each roof slope can replace its separate Roof Inspection Form. Other insurers may want their own roof form, so ask yours.
How do I find out how old my roof is for the inspection?
Check your closing papers, the seller’s disclosure or Hillsborough County’s permit records for the last reroof permit. If no records exist, the inspector estimates the age from the roof’s condition.
Need Your Roof Checked Before a 4-Point?
Tidewell Roofing will look at your roof, tell you whether it’s likely to pass and fix any problems first. Request a roof inspection with no obligation.
Sources
- Florida Department of Financial Services, Four Point Inspection Guide (myfloridacfo.com)
- Citizens Property Insurance Corporation, 4-Point Inspection Form and Roof and 4-Point Inspection Form Updates, March 20, 2025 (citizensfla.com)
- Florida Statutes §627.7011(5), homeowners’ policies and roof age (flsenate.gov)
This article is general information, not legal or insurance advice. Insurance requirements vary by company and change over time; confirm current rules with your insurer.