What is a 4-point inspection in Florida?

What does a 4-point inspection cover?

Citizens says the inspector must report the age, type and condition of the wiring, heating and plumbing systems and the roof. Its sample form asks for:

• Electrical: breaker or fuse panel, amperage, panel age and brand, and whether cloth wiring, active knob-and-tube or aluminum branch wiring is present, plus hazards such as double taps, exposed wiring or scorching
• HVAC: whether central heating and air are in good working order, the date of last service, and any blockage or leaks at the air handler or drain pan
• Plumbing: water heater age and pressure-relief valve, active or prior leaks, and pipe types such as copper, PEX, galvanized, cast iron or polybutylene
• Roof: covering material, age, remaining useful life, last permit date and visible damage
• Photos of each side of the home, each roof slope, the open electrical panel and any hazards[1][2]

Who can do one, and what counts as passing?

Citizens accepts forms signed by a verifiable Florida-licensed professional such as a general, residential or building contractor, a building code inspector or a home inspector. A trade-specific licensee, such as an electrician, may sign only the section for that trade. Acceptable condition means each system works as intended with no visible hazards or deficiencies.

Citizens says serious hazards, such as exposed wiring, active leaks or evidence of leaks, should be repaired before an application is submitted, and agents may not submit applications for homes whose electrical, heating or plumbing systems are not in good working order. Other report formats are accepted if they include at least the same level of detail as Citizens' sample form.[1][2]

What else do older homes run into?

The roof gets extra scrutiny. Under Florida law, an insurer can't refuse or nonrenew a homeowners policy solely because the roof is under 15 years old, and for older roofs you can get an inspection showing remaining useful life. Citizens requires documentation of at least five years of remaining life for shingle roofs over 25 years old and tile, metal or similar roofs over 50 years old.

Updates can help with price. DFS lists home-improvement discounts for upgrades such as electrical or plumbing improvements among the discounts some insurers offer, and a separate wind mitigation inspection documents hurricane-resistant features that qualify for required wind discounts.[1][3][4]

When should a buyer order it?

Schedule the 4-point, along with a wind mitigation inspection, during your inspection period and send the reports to a licensed insurance agent right away, so you know whether the home is insurable and roughly what coverage will cost before you are committed. Citizens' form states the information is used only to determine insurability and is not a warranty of the systems' suitability, fitness or longevity, so it does not replace a full home inspection.[2]