4 Point Inspection
in Lakewood Ranch.
Often required by Florida insurers for older homes. Roof, electrical, plumbing, HVAC.
A 4-Point Inspection in Lakewood Ranch documents the age, type and condition of the four systems most likely to cause an insurance claim: roof, electrical, plumbing and HVAC. Florida insurers often require one before writing a policy on an older home. Citizens, for example, requires it on new applications for homes more than 20 years old.
A 4-Point is usually required on older homes, and each insurer sets its own age threshold, so check with your insurance agent about your carrier. The inspection focuses on the four systems whose failure is most likely to lead to a costly insurance claim: roof, electrical, HVAC, and plumbing.
It's not a full home inspection. It's a narrow, insurer-focused report with photos of each system. Citizens publishes its own 4-Point form and accepts other forms that carry the same details and photos, so ask your agent which form their carrier wants. If you're buying an older Florida home, plan for it early in your inspection period.
What the 4-Point form records
The current Citizens 4-Point Inspection Form (Insp4pt 03 25) is a common reference point. It asks the inspector to record:
- Roof: covering material, age, remaining useful life, date of the last roofing permit, full or partial replacement, visible damage and signs of leaks.
- Electrical: breaker or fuse panel, brand and model, amperage, wiring types (including cloth, knob and tube, and aluminum branch wiring) and hazards such as double taps or scorching.
- Plumbing: every pipe material present, the age of the supply and drain piping, the water heater's age and relief valve, and any active or past leaks.
- HVAC: whether the system works, its age and when it was last serviced.
It also lists required photos, including each side of the house, each roof slope, the water heater, the plumbing under the sinks, and the electrical panel with its inner cover off. The form states that the information "is used to determine insurability." The inspector documents. The insurer decides.
Why insurers want one on older homes
Roof, electrical, plumbing and HVAC failures lead to expensive claims, and older systems are more likely to fail. Citizens says a 4-Point is "mandatory on any Personal Residential Multiperil application for homes more than 20 years old", and that the report must be dated within the 12 months before a new application is submitted. Other carriers set their own lines.
The roof gets extra attention. Under section 627.7011(5), Florida Statutes, an insurer may not refuse to issue or renew a policy solely because a roof is less than 15 years old. For an older roof, it must allow an inspection, and it may not refuse on age alone if the roof has at least 5 years of useful life left. More in how old a roof can be for insurance in Florida.
What commonly gets flagged
Each insurer applies its own rules, but these items come up again and again in published guidelines:
- Polybutylene plumbing. Citizens says new-business homes more than 20 years old with polybutylene "are not insurable by Citizens" under its homeowners and dwelling forms.
- Single-strand aluminum branch wiring. Citizens requires a copper rewire or approved connector repairs, documented by a licensed electrician.
- Undersized service. Citizens sets a 100 amp minimum for new-business applications.
- Certain panel brands and fuses. Some carriers' guidelines name Federal Pacific (Stab-Lok), Zinsco, Sylvania and Challenger panels. See electrical panels Florida insurers flag.
- Leaks and hazards. Citizens says serious hazards, "such as exposed wiring, active leaks or evidence of leaks," should be repaired before an application is submitted.
For pipe materials in detail, see polybutylene, galvanized and cast iron pipes.
- 1.Citizens Property Insurance: 4-Point Inspection Form (Insp4pt 03 25)
- 2.Citizens Property Insurance FAQ: 4-point inspection requirement
- 3.Citizens Property Insurance FAQ: How recent must a 4-point inspection be?
- 4.Florida Statutes (2026): s. 627.7011 Homeowners' policies; offer of replacement cost coverage and law and ordinance coverage
- 5.Citizens Property Insurance FAQ: Polybutylene piping
- 6.Citizens Property Insurance FAQ: Is aluminum branch wiring acceptable?
- 7.Citizens Property Insurance FAQ: Minimum amp requirement
- 8.Citizens Property Insurance: Inspections
Transparent.
No quote forms.
4-Point Inspection $125 when added to a full home inspection | $175 |
4-Point + Wind Mitigation together On their own | $375 |
"Joanna is the ultimate professional! She performed my home inspection when I bought my place and recently a 4 point inspection for new home owners insurance. She is responsive, knowledgeable and thorough. Best of all she is a very nice person. I highly recommend her to anyone who needs this service."
Common
questions.
- At what age do Florida homes need a 4-Point Inspection?
- It depends on the insurer. Citizens, the state-backed insurer, requires a 4-Point on new applications for homes more than 20 years old. Other carriers set their own age lines, so check with your insurance agent before booking.
- Will my insurer accept your 4-Point report?
- The report records the age, type and condition of each system, with the photos insurers ask for. Citizens accepts its own 4-Point form or another form that carries the same details and photos. Your insurance agent can confirm exactly what their carrier needs.
- What happens if something fails the 4-Point?
- The report documents the condition. It doesn't pass or fail on its own. Your insurer reads the report and decides whether they will write the policy. Items that published insurer guidelines flag include polybutylene plumbing, fuse panels, certain panel brands such as Federal Pacific and Zinsco, single-strand aluminum branch wiring without approved repairs, and roofs near the end of their useful life.
- How long does a 4-Point take?
- About 45 minutes to an hour on-site. We typically deliver the report the next morning.
- How long is a 4-Point report good for?
- It depends on the insurer. For a new Citizens application, the 4-Point must be dated within the 12 months before the application is submitted. Other carriers set their own rules, so ask your agent.
- Can a 4-Point be done at the same time as a Wind Mitigation?
- Yes, we do this routinely, and most buyers in Florida need both. Done on the same visit, you only have one inspector appointment to coordinate.
From the High Tide blog
- 4-Point Inspection vs. Full Home Inspection: Which Do You Need?
- How to Prepare for a 4-Point Inspection: Documents and Access
- Federal Pacific, Zinsco and Other Panels Florida Insurers Flag
- Polybutylene, Galvanized and Cast Iron Pipes and Florida Insurance
- How Old Can a Roof Be for Insurance in Florida? What the Law Says
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Ready to schedule your 4 point inspection?
Book online in under a minute. Your report arrives by the next morning. Call or text Joanna directly at 941-779-4822.