An insurer asking for a 4-point inspection on an older home can feel like one more hurdle before coverage. The 4 point inspection Florida insurers ask for is a short report on four systems: electrical, plumbing, heating and cooling, and the roof. This guide focuses on the roof section, because it is the part most tied to roof age and condition.
Everything below comes from what Citizens Property Insurance Corporation publishes: its inspections page and its sample 4-point form. Private insurers can use a similar form or set different rules. Treat this as a plain summary of those documents, not legal or insurance advice, and confirm your own insurer’s requirements before you book anything.
The 4-Point Inspection in Plain Words
A 4-point inspection is a report on the age, type and condition of a home’s electrical system, plumbing, heating and cooling, and roof. Citizens requires one for property owner, dwelling and mobile home applications on properties more than 20 years old. A Florida-licensed inspector completes, signs and dates the form.
According to Citizens, “the inspector must provide the age, type and condition” of the wiring, heating and plumbing systems, and roof. The four parts of the form are:
| Section | What it records |
|---|---|
| Electrical | Panel type, amperage, wiring type and any hazards such as exposed or unsafe wiring |
| Plumbing | Pipe types, age of supply and drain piping, water heater, and any active or prior leaks |
| HVAC | Central air and heat, working order, date of last servicing, and condensate line or drain pan leaks |
| Roof | Covering material, age, remaining useful life, permit date, condition, damage and signs of leaks |
The form is not a full home inspection. It is a focused report that an insurer uses for underwriting.
The Purpose of the Form for Your Insurer
The 4-point form exists to help an insurer decide whether it will cover a home. Citizens’ sample form says underwriting will rely on the information in it, and that it is used only to determine insurability. It is not a warranty or a promise about how long any system will last.
That wording, from the Citizens 4-Point Inspection Form, shapes how to read the report:
- It is a snapshot. It records what the inspector saw on the day.
- It is for the insurer. The questions are the ones underwriting cares about, not a full list of repairs.
- It is not a guarantee. A satisfactory roof on the form is not a promise that the roof will not leak next season.
The form also says the information may come from “the Florida licensed professional of your choice”, using this sample or a similar form. Check with your insurer which form it accepts before the visit.
Roof Fields on the 4-Point Form
The roof section asks for the covering material, roof age in years, remaining useful life in years, the date of the last roofing permit, and the date of the last update. It records whether that update was a full or partial replacement, with a percentage, and rates overall condition as satisfactory or unsatisfactory.
The Citizens sample form lists these fields for the predominant roof:
- Covering material
- Roof age in years
- Remaining useful life in years
- Date of last roofing permit
- Date of last update
- Full or partial replacement, and the percentage replaced
- Overall condition, satisfactory or unsatisfactory, with an explanation if unsatisfactory
The same fields repeat for a secondary roof. That matters on homes with a second roof area, such as a lower-slope section over an addition or porch, where the material and age may differ from the main roof.
Roof Damage Signs the Inspector Records
The form gives the inspector a checklist of visible damage. It covers cracking, cupping or curling, excessive granule loss, exposed asphalt, exposed felt, missing, loose or cracked tabs or tiles, soft spots in decking and visible hail damage. Each item ticked has to be explained in the comments.
Here is how those items read in plain terms, based on the form’s checklist:
| Form item | What it describes |
|---|---|
| Cracking | Splits in the roof covering |
| Cupping or curling | Shingle edges lifting or bending out of shape |
| Excessive granule loss | Shingles losing their protective surface grit |
| Exposed asphalt or felt | Layers under the surface showing through |
| Missing, loose or cracked tabs or tiles | Pieces of the covering gone, shifted or broken |
| Soft spots in decking | Wood under the roof giving way underfoot |
| Visible hail damage | Marks or breaks from hail |
These are the inspector’s observations from the roof. Do not climb up to look for them yourself. If you suspect any of them, have a professional check the roof.
Leak Questions on the Roof Section
The roof section asks directly whether there are any visible signs of leaks. It then asks two narrower questions: whether there are signs in the attic or on the underside of the decking, and whether there are signs on interior ceilings. Any yes answer has to be explained by the inspector.
That means the inspector may look beyond the roof surface. A stain on a bedroom ceiling or dark, damp wood under the decking in the attic can show up on the form even if the shingles look fine from the street.
Two practical points follow:
- Old stains can raise questions. A ceiling stain from a leak that was repaired years ago may still be visible. Keep the repair invoice so the inspector can note that it was fixed.
- Active leaks come first. If water is coming in now, stop using the room under it, keep people away from any sagging ceiling, and call a roofing professional before scheduling the inspection.
The HVAC section of the same form separately asks about condensate line and drain pan leaks, so not every ceiling stain is a roof question.
Photos the Roof Section Needs
The Citizens form sets minimum photo requirements, and for the roof that means a photo of each slope. Photos are also required of every hazard or deficiency noted in the report. The form states that with photos of each slope, the roof section can take the place of Citizens’ separate Roof Inspection Form.
That point comes straight from the roof heading on the sample form. It links the 4-point to Citizens’ roof age rules. Citizens asks for documentation of at least five years of remaining useful life on roofs older than 25 years for shingle and similar materials, and older than 50 years for tile, slate, clay, concrete or metal.
| Citizens rule | Threshold |
|---|---|
| 4-point inspection | Properties more than 20 years old |
| Remaining roof life documentation | Shingle and similar roofs older than 25 years |
| Remaining roof life documentation | Tile, slate, clay, concrete or metal roofs older than 50 years |
Ask your insurer whether it wants the separate roof form or accepts the 4-point roof section with photos.
Roof Age and the Permit Date
Roof age and the permit date are the two fields that most often need paperwork. The form asks for the date of the last roofing permit and the date of the last update, and whether that update was a full or partial replacement. Having the permit and the final invoice ready saves time on inspection day.
Florida law counts roof age in a similar way for insurance. Under section 627.7011, a roof’s age runs from when the whole roof surface was last built or replaced, so a partial repair does not reset it (s. 627.7011). The same statute limits refusals based on roof age alone; Florida’s 15-year roof insurance rule explains how.
Useful records to gather before the visit:
- The building permit for the last full or partial re-roof.
- The contractor’s final invoice, showing what was replaced and when.
- Repair invoices for any leaks fixed since then.
- Closing documents from your purchase, if they mention the roof.
If you cannot find the permit, your local building department can usually look up permit records by address.
Reasons a Roof Section Can Come Back Unsatisfactory
The form lets the inspector mark the roof unsatisfactory and explain why. Neither Citizens’ page nor the sample form publishes a pass or fail list. In practice, the items the form asks about tell you what an insurer is looking at: damage signs, leaks, short remaining life and missing records.
Reading the form’s own fields, these are the areas that lead to questions:
- Damage on the checklist, such as missing or cracked tiles, curling shingles or soft decking.
- Visible leaks in the attic, on the underside of the decking or on ceilings.
- Short remaining useful life, measured against the insurer’s own rules.
- Unknown age, where there is no permit or invoice to date the roof.
- An unverified inspector. Citizens says a form may not be accepted if the right professional did not do it or the inspector’s Florida license cannot be verified (Citizens).
Each insurer decides what it will accept, so ask yours how it treats an unsatisfactory roof section before you assume the outcome.
Getting Ready for the Inspection
Preparation is mostly paperwork and repairs. Gather the permit and invoices, have known roof problems repaired by a professional before the visit, and ask your insurer which form and inspector it accepts. A roof inspection ahead of the 4-point can show problems while there is still time to fix them.
Steps that fit the form’s questions:
- Ask your insurer which form it accepts, whether photos must be attached, and its deadline.
- Gather the records listed in the roof age section above.
- Have known damage repaired by a licensed roofing contractor, and keep the invoice.
- Check for old stains on ceilings and note any that have already been repaired.
- Book a Florida-licensed inspector whose license can be verified.
For a roof check before the 4-point, the Roof Repair Lakeland FL page on roof inspection in Lakeland explains what that visit covers. It is a roof inspection, not a 4-point form. The older post on why regular roof inspections save homeowners money covers routine checks. The other common insurance report is covered in wind mitigation inspections and the roof features that matter, and the wider picture is in our guide to roof insurance and hurricanes in Florida.
Frequently Asked Questions
What is done during a 4-point inspection in Florida?
A Florida-licensed inspector records the age, type and condition of the home’s electrical system, plumbing, heating and cooling, and roof, with photos. For the roof, that means material, age, remaining life, permit date, condition, visible damage and signs of leaks (Citizens 4-point form). The inspector signs the form.
What will fail a 4-point inspection in Florida?
Citizens does not publish a pass or fail list. The form lets the inspector mark a system unsatisfactory, and on the roof it asks about damage such as cracked tiles, curling shingles or soft decking, plus signs of leaks (Citizens 4-point form). Your insurer decides what it accepts, so ask it directly.
How much does a 4-point inspection cost in Florida?
Neither Citizens page used for this guide gives a price, and this guide does not quote one. Prices are set by each inspector. Ask two or three Florida-licensed inspectors for a written quote, and check with your insurer first that it accepts their reports, so you do not pay for a report it rejects.
Can you get insurance without a 4-point inspection in Florida?
It depends on the home’s age and the insurer. Citizens requires a 4-point inspection for property owner, dwelling and mobile home applications on properties more than 20 years old (Citizens). Private insurers set their own rules, so ask your insurer whether it needs one for your home.
How long does a 4 point inspection last in Florida?
Citizens’ inspections page and sample form do not state how long a report stays valid. Insurers set their own rules on how recent an inspection must be. Ask your insurer or agent how old a 4-point report can be when you apply or renew, and get the answer in writing (Citizens).
What happens if you fail a 4-point inspection?
The form records problems rather than issuing a formal fail. If the roof section is marked unsatisfactory, the insurer decides what happens next, and it may ask for repairs or more documentation. Have a licensed roofer fix the problems, keep the invoices, and ask your insurer whether an updated form is needed (Citizens).
