Four-Point Inspections in Florida: What Insurers Check

Why Florida Insurers Request Four Point Inspections

Florida property insurers, including Citizens Property Insurance Corporation, often require a four point inspection for personal residential multiperil applications on homes more than 20 years old. The inspection evaluates four key systems to assess risk and determine eligibility for coverage. Homes age and their systems can develop hazards that increase the chance of claims, so insurers use the inspection to confirm the property meets underwriting standards.

Citizens requires the inspection for all property owner, dwelling, and mobile home applications on properties more than 20 years old. The report must come from a verifiable Florida licensed inspector and be completed within the last 12 months before the new business application submission date. Four point inspections are not required for tenant named insured or condominium risks unless underwriting determines otherwise on a case by case basis for renewals.

When is a four point inspection needed?

A four point inspection differs from a full home inspection. It targets only the roof, electrical, plumbing, and HVAC systems rather than every aspect of the home. Insurers rely on it to identify conditions that could lead to frequent or costly claims, such as outdated wiring or aging roofs prone to leaks. The Florida Office of Insurance Regulation provides a consumer guide explaining that these inspections help determine insurability by focusing on safety and remaining useful life of critical systems.

Four Point Inspection Guide (myfloridacfo.com)

What the Inspection Examines

A four point inspection focuses on roof, electrical, plumbing, and HVAC systems. The inspector documents the age, type, and condition of each and notes any visible hazards or deficiencies. Serious issues such as exposed wiring, active leaks, or evidence of leaks should be repaired before submitting an application.

Roof System

The inspector checks roof type, age, and visible condition, including signs of damage or deterioration. For older roofs, separate documentation may apply. Roofs older than 25 years (soft such as shingle or similar) or 50 years (hard such as tile, slate, clay, concrete or metal) require documentation showing at least five years of remaining useful life. Photos of each slope are required. Any visible leaks must be documented in detail.

Inspections page Citizens

Practical checklist for roof preparation and review:

1. Note the approximate age and material of your roof (shingle, tile, metal, etc.) from permits or prior inspections.
2. Walk the interior attic space if accessible and look for water stains, daylight through the decking, or soft spots.
3. Check exterior for missing, cracked, or curling shingles; loose or damaged tiles; rust on metal; or granule loss in gutters.
4. Examine flashing around chimneys, vents, and valleys for gaps or deterioration.
5. Document any recent repairs with receipts and photos.

The updated Citizens form requires expanded documentation if leaks are visible.

Electrical System

Inspectors evaluate wiring type and condition, the main service panel, and any hazards such as exposed wiring or outdated components. Updated forms require photos of the main electrical panel with its interior door label and the box with the panel off. Separate documentation certified by a licensed electrician is needed for any single strand aluminum wiring remediation.

Practical checklist for electrical review:

1. Locate the main service panel and note its amperage rating and visible wiring type (copper, aluminum, or knob and tube).
2. Look for signs of overheating such as melted insulation, burn marks, or double tapped breakers.
3. Check outlets and switches for warmth, buzzing, or loose plates.
4. Verify ground fault circuit interrupter (GFCI) protection in kitchens, bathrooms, and outdoor areas where required.
5. Gather any prior electrician reports on aluminum wiring remediation.

Trade specific electricians may sign only the electrical section of the form.

Plumbing System

The inspection covers the water heater (including the temperature pressure relief valve), supply and drain piping types and ages, and visible leaks or deficiencies. Photos must show the water heater with TPR valve, under cabinet plumbing and drains, and exposed valves. Supplemental information now includes age of piping supply system, water heater, and drain system, plus pipe types and PEX installation year.

Practical checklist for plumbing review:

1. Identify the water heater age from the manufacturer plate and confirm the TPR valve is present and unobstructed.
2. Inspect visible supply lines under sinks for corrosion, kinks, or polybutylene material.
3. Check drain lines for slow drainage, leaks at joints, or evidence of prior repairs.
4. Note any exterior hose bibs or shutoff valves for drips or corrosion.
5. Record pipe material types and approximate ages if known from prior work.

HVAC System

The inspector reviews the age, condition, and operation of heating, ventilation, and air conditioning equipment. Photos of the equipment with the dated manufacturer plate are required. Questions address wood burning stoves or central gas fireplaces and whether they were professionally installed.

Practical checklist for HVAC review:

1. Locate the outdoor condensing unit and indoor air handler or furnace; photograph the data plates.
2. Note the approximate age and type (central air, heat pump, gas furnace).
3. Check for unusual noises, weak airflow, or visible damage to coils and lines.
4. Verify proper clearances around equipment and secure mounting.
5. Confirm any fireplaces or stoves have professional installation documentation.

Roof and 4 Point Inspection Form Updates

Who Can Perform the Inspection

Only a verifiable Florida licensed professional may complete and sign the form. Acceptable professionals include a general, residential, or building contractor; a building code inspector; or a home inspector. Registered architects, professional engineers, and building code officials licensed by the State of Florida may also be accepted if their license can be verified.

A trade specific licensed professional may sign off only on the section for their trade. For example, an electrician may sign only the electrical section. Citizens urges use of its current 4 Point Inspection Form but accepts alternate forms that meet minimum criteria, including required photos, dates, signatures, license details, and system information.

Who can complete and sign the 4 point inspection form?

Florida Statutes Chapter 489, Part I governs construction contracting and requires contractors to hold appropriate certification or registration. Home inspectors fall under separate DBPR licensing. Always confirm active status before hiring.

s. 489.113, F.S.

Verifying Licenses Through DBPR

Before scheduling, verify any professional's license status directly with the Florida Department of Business and Professional Regulation. Use the official online portal at myfloridalicense.com, the DBPR mobile app, or contact the Customer Contact Center. Search by name or license number to confirm the license is active, matches the reported type, and has no disciplinary actions.

Steps to verify a license:

1. Visit the DBPR license verification page or open the mobile app.
2. Enter the professional's name and city or the license number.
3. Review the results for status, expiration date, and any notes.
4. Cross check the license type against the work performed (for example, home inspector versus electrical contractor).
5. Print or save the verification record for your files.

How to Verify a License MyFloridaLicense.com

Common Items That Cause Problems

Inspectors and insurers flag several recurring issues. Electrical concerns often involve single strand aluminum wiring that requires remediation documentation. Plumbing problems include older supply lines, polybutylene or other outdated pipe materials, water heater age, and leaks at valves or drains. Roof issues center on age, visible deterioration, and remaining useful life. HVAC problems include outdated equipment, improper installations, or visible damage.

The updated Citizens form added requirements for TPR valve photos and expanded leak documentation to better identify these risks.

How to Prepare Your Home

Review the four systems before scheduling the inspection. Address visible hazards such as exposed wiring, leaks, or damaged roof sections. Obtain recent repair documentation where applicable, especially for aluminum wiring remediation.

Schedule the inspection with a licensed professional and confirm the report will include all required photos and system details. For new business applications with Citizens, ensure the report is dated within the prior 12 months.

Preparation steps checklist:

1. Gather prior inspection reports, repair receipts, and permit copies for the four systems.
2. Clear access to attics, crawl spaces, electrical panels, and mechanical equipment.
3. Test GFCI outlets and note any non functional ones.
4. Photograph obvious issues yourself for reference.
5. Confirm the inspector will use the current form or an acceptable alternative with all required photos.

Hiring a Licensed Inspector or Contractor

Verify any professional's license through the Florida Department of Business and Professional Regulation license search before hiring. Compare several licensed inspectors to confirm they can provide a complete report meeting insurer photo and documentation standards.

Florida Home Network lists thousands of licensed home inspection and related contractors built from DBPR license and Sunbiz records. Search locally for pros who routinely handle four point work.

Home inspection pros in Florida

Tampa home inspection

Orlando home inspection

Jacksonville home inspection

After the inspection, obtain licensed contractors to correct any deficiencies noted. Electrical, plumbing, roofing, or HVAC specialists can address specific findings. Provide repair documentation to the insurer as needed.

This is general information based on publicly available Citizens and state resources. Confirm current requirements directly with your insurer or agent, as underwriting standards can change.