A Florida 4-point inspection form is a carrier-required document that reports on the four home systems most likely to produce expensive insurance claims: the roof, electrical, plumbing, and HVAC. Most Florida insurers ask for one before issuing or renewing a policy on a home older than roughly 25 to 30 years, with the exact age trigger set by the carrier. A Florida-licensed professional inspects each system, photographs the key components, signs the form, and your agent sends it to underwriting.
What Each of the Four Systems Is Judged On
Every field on the form needs an answer. Blanks are one of the fastest ways to get a report kicked back by underwriting.
Roof
The roof draws the most scrutiny because roof claims dominate Florida property losses. The inspector records the material (asphalt shingle, tile, metal, or other), approximate age, and estimated remaining useful life. Citizens Property Insurance requires at least five years of remaining useful life on roofs past its maximum age thresholds: 25 years for shingle and other soft roof types, and 50 years for tile, slate, concrete, or metal. Even when more life is estimated, Citizens caps the coverage extension at five years.1Citizens Property Insurance Corporation. Roof Rule Changes Visible damage such as missing shingles, curling, or a sagging deck can trigger an immediate denial until repairs are made.
For context, standard three-tab asphalt shingles have a typical useful life of about 20 years, and architectural shingles roughly 30.2InterNACHI. InterNACHI’s Standard Estimated Life Expectancy Chart for Homes If your roof is at or past those marks, this section will likely decide the outcome.
Electrical System
The inspector opens the main panel, photographs the interior, and records the brand, type (breaker or fuse), and total amperage. The form flags cloth-insulated wiring, active knob-and-tube wiring, branch-circuit aluminum wiring, double-tapped breakers, exposed wiring, scorching, improper grounding, and over-fused circuits.3Citizens Property Insurance Corporation. 4-Point Inspection Form
Certain panel brands are automatic red flags. Federal Pacific Electric (FPE) Stab-Lok panels and Zinsco panels, including some Sylvania-branded versions, have well-documented histories of failing to trip during overloads. Pushmatic and Challenger panels fall into the same problematic category. Most carriers will refuse to issue a policy until any of these are replaced. The updated Citizens form (Insp4pt 03 25) also requires separate documentation certified by a licensed electrician for any single-strand aluminum wiring remediation.4Citizens Property Insurance Corporation. Roof and 4-Point Inspection Form Updates
Plumbing
The plumbing section records pipe material throughout the home (copper, PVC/CPVC, galvanized, PEX, polybutylene, or a combination) along with any visible active leaks, wet spots, mold, or corrosion at fixtures and connections.3Citizens Property Insurance Corporation. 4-Point Inspection Form It also captures the water heater’s age, location, and whether it has a functioning temperature and pressure relief (TPR) valve, a safety device that prevents tank explosions. Standard water heaters have an expected useful life of about 10 years.2InterNACHI. InterNACHI’s Standard Estimated Life Expectancy Chart for Homes
Polybutylene piping is the main deal-breaker here. This gray plastic piping, common in homes built from the late 1970s through the mid-1990s, is prone to sudden failures at fittings and joints, and most carriers will not write a policy until polybutylene supply lines are replaced. The updated Citizens form now asks the age of the supply piping, drain piping, and water heater separately, and requires you to specify whether drain pipes are original, completely re-piped, or partially re-piped.4Citizens Property Insurance Corporation. Roof and 4-Point Inspection Form Updates
HVAC
The inspector confirms the heating and cooling systems are in working order, records the system age from the manufacturer’s plate, and notes any secondary heat sources. The form specifically asks about wood-burning stoves and central gas fireplaces, whether they were professionally installed, and whether a space heater serves as the primary heat source, which is a fire-hazard flag.3Citizens Property Insurance Corporation. 4-Point Inspection Form Central AC compressors have an expected useful life of about 15 years,2InterNACHI. InterNACHI’s Standard Estimated Life Expectancy Chart for Homes so a system near that age may draw underwriting questions even if it runs fine on inspection day.
Who Can Sign the Form
No Florida statute mandates 4-point inspections. The requirement comes from the carriers, and they set the rules about who can complete the form. The Citizens 4-point form, widely used across the industry, states that all inspection forms must be completed, signed, and dated by a verifiable Florida-licensed professional in one of these categories:
- General, residential, or building contractor
- Building code inspector
- Home inspector
A trade-specific professional, such as a licensed electrician or plumber, can sign off on only the section of the form that falls within their trade.3Citizens Property Insurance Corporation. 4-Point Inspection Form A form signed by someone without a valid Florida license is void for underwriting, so verify credentials before the appointment. The license number must appear on the form alongside the signature.
Required Photos
Photos are mandatory parts of the form, not add-ons. The Citizens form sets these minimums:3Citizens Property Insurance Corporation. 4-Point Inspection Form
- Each side of the dwelling exterior
- Each slope of the roof
- Water heater (including the TPR valve), under-cabinet plumbing and drains, and exposed valves
- Main service panel with the interior door label visible, plus the panel with the cover off
- HVAC equipment and the dated manufacturer’s plate
- All hazards or deficiencies noted anywhere in the report
The 2025 form specifically added the TPR valve photo as a standalone requirement.4Citizens Property Insurance Corporation. Roof and 4-Point Inspection Form Updates If your water heater sits in a tight closet or behind storage, clear a path so the inspector can get a clean shot.
How to Prepare Before the Inspector Arrives
A little advance work changes the outcome. Handle the easy fixes and open up access to everything the inspector needs to see.
- Clear access to the electrical panel. Move storage, bins, and shelving so the door opens freely and the label is readable.
- Clear under sinks and around the water heater. Clutter obscures leaks and slows the visit.
- Fix minor leaks and dripping faucets. A single drip can show up as an “active leak” on the form.
- Replace missing or damaged roof shingles. Patch anything the last storm took.
- Replace broken outlets and install GFCI outlets where they are missing, especially in kitchens and bathrooms.
- Run the HVAC before the inspector arrives to confirm it blows hot and cold air. Change the filter while you are at it.
- Gather documentation. Permits, receipts, and contractor records for any system replacements matter to underwriting — the date of the last full replacement is what they want, not minor patches.
What It Costs and How Long the Report Is Good For
A standalone 4-point inspection in Florida typically runs between $75 and $150, depending on home size and local market. Some inspectors offer a discount if you bundle it with a wind mitigation inspection on the same visit. You pay the inspector directly; the carrier does not reimburse.
Citizens requires the report to be dated within 12 months of the new-business application submission date, so do not schedule too far ahead of your policy effective date.5Citizens Property Insurance Corporation. What Is the Acceptable Age of a Four-Point Inspection Report? Private carriers generally follow a similar 12-month window, though some accept slightly older reports. Ask your agent before you book. Once the form is signed, most homeowners email a scanned PDF to their agent or upload it through the carrier’s policyholder portal. Underwriting review typically takes three to five business days.
If the Home Fails
A failed 4-point is a repair list rather than a dead end. The most common failures are outdated electrical panels, polybutylene plumbing, roofs past their useful life, and water heaters missing a TPR valve.
Get quotes from licensed contractors for whatever the form flagged, and prioritize the item the carrier specifically conditioned coverage on. A panel swap needs a licensed electrician who can pull permits and provide documentation the insurer will accept. Polybutylene re-piping needs a licensed plumber and a permit. Roof replacements require a licensed roofing contractor and a finalized permit; Citizens specifically accepts a finalized roof permit or a paid-in-full roofing contract as proof of replacement.1Citizens Property Insurance Corporation. Roof Rule Changes Once repairs are done, schedule a re-inspection, and resubmit the updated form.
If no private carrier will insure the home even after repairs, Citizens Property Insurance Corporation is Florida’s insurer of last resort for owners who cannot find coverage in the private market.6Citizens Property Insurance Corporation. Who We Are You still need a passing 4-point that meets Citizens’ eligibility rules.
How It Differs From Wind Mitigation and a Full Home Inspection
The 4-point inspection and the wind mitigation inspection are not the same thing. The 4-point decides whether you qualify for coverage at all. The wind mitigation inspection evaluates hurricane-resistant features such as roof-to-wall connections, roof shape, and opening protection, and a favorable report earns premium discounts.7The Florida Legislature. Florida Code 627.711 – Notice of Premium Discounts for Hurricane Loss Mitigation; Uniform Mitigation Verification Inspection Form Wind mitigation also has a separate list of authorized inspectors set in Florida Statute 627.711, including professional engineers and licensed architects.8Citizens Property Insurance Corporation. Authorized Wind Mitigation Inspectors On an older home you likely need both, and scheduling them on one visit saves time.
A 4-point is also not a full home inspection. The full inspection covers foundation, windows, doors, interior walls, appliances, attic structure, and more, and is what buyers typically order during a real estate transaction. The 4-point is a narrower, insurance-specific document limited to the four systems tied to the most common and expensive claims.9Florida Department of Financial Services. Four-Point Inspection Guide If you are buying an older Florida home, order both.