Four-point inspection
Inspection · Cloudbreak team · Updated October 29, 2026 · 8 sources
Definition
A four-point inspection is a limited inspection of a residential property's roof, electrical, plumbing and HVAC systems that an insurer uses to judge whether the property is insurable. It is mainly a Florida practice: Florida insurers commonly require one when issuing or renewing a policy on an older home.1
How it works
Unlike a full home inspection, it reports only on four systems: what each one is, how old it is and what condition it is in. Insurers ask for it because old or outdated systems make leaks, fires and other costly claims more likely as a home ages.
- Roof: covering material, age, remaining useful life, date of last roofing permit, overall condition, and signs of damage such as cracking, granule loss, soft decking or visible hail damage, plus any signs of leaks.
- Electrical: panel type and amperage, wiring type, and hazards such as cloth wiring, active knob and tube, aluminum branch wiring, double taps or scorching.
- Plumbing: pipe types, including polybutylene and galvanized, whether the home was re-piped, the water heater's temperature pressure relief valve, and any active or prior leaks.
- HVAC: central air and heat, age, date of last servicing, and signs of blockage or leakage at the air handler, condensate line or drain pan.
The inspector photographs each system and every hazard found, and signs the report. The insurer then accepts the home, asks for repairs first, or declines it.
Florida rules
- Who signs: a verifiable Florida-licensed professional must complete, sign and date the form: a general, residential or building contractor, a building code inspector or a home inspector. A trade-specific licensee may sign only the section for that trade.2
- Photos: Citizens' form requires photos of each side of the dwelling, each roof slope, the water heater with its temperature pressure relief valve, plumbing under cabinets, the open main electrical panel, HVAC equipment with its dated manufacturer's plate, and every hazard noted.1,2
- Time and cost: Florida's Office of the Insurance Consumer Advocate says the inspection should take about one hour and typically costs $100 to $300 as a standalone service.1
- How recent: the consumer advocate says the report generally must be dated within 30 days before the application, though each insurer sets its own window.1
- Citizens new business: since February 1, 2022, under a rule change approved by the Office of Insurance Regulation (OIR), Citizens requires a four-point inspection on property owner, dwelling and mobile home applications for properties over 20 years old, down from 30. On renewals it is required only when Underwriting decides case by case, and it does not apply to tenant or condominium risks.3,4,5
- Citizens roofs: soft roofs, such as shingle, older than 25 years need proof of at least five years of remaining useful life; if less remains, the owner must provide proof of a full roof replacement before any policy is written.3
- Private insurers: requirements are generally similar to Citizens' but vary slightly by company.1
Example
Example inputs: an investor applies to Citizens in 2026 for a dwelling policy on a rental house in Florida built in 2004 with its original shingle roof. The house is 22 years old, over Citizens' 20-year threshold, so this application needs a four-point inspection.3,4
The roof is also 22 years old. That is too young for Citizens' older-roof rule, so it does not apply yet. At 26 years it would, and the owner would need proof of at least five years of remaining useful life or of a full roof replacement.3
Where you'll see it
- Citizens' 4-Point Inspection Form (Insp4pt 03 25), updated March 20, 2025. Citizens does not require its own form, but any report submitted must include at least the same level of detail.6,2
- Agency files (Citizens): the writing agent must review each form, and may not submit applications for properties with electrical, heating or plumbing systems not in good working order or with existing hazards.2
- Roof documentation (Citizens): with photos of each roof slope, the roof section of Citizens' four-point form can take the place of its Roof Inspection Form.2
Four-point vs wind mitigation inspection
| Four-point inspection | Wind mitigation inspection | |
|---|---|---|
| Purpose | Insurability: condition of roof, electrical, plumbing and HVAC | Documents wind mitigation features that may qualify for premium discounts |
| Form | Citizens' sample Insp4pt 03 25, or a report with the same detail | OIR's Uniform Mitigation Verification Inspection Form, OIR-B1-1802 (Rev. 04/26), required for inspections from April 1, 2026 |
| How long it is accepted | Generally dated within 30 days before the application; insurer sets the window | Up to 5 years if the structure has no material changes |
| Who signs | Florida-licensed contractor, building code inspector or home inspector | Home inspector with hurricane mitigation training, building code inspector, contractor, engineer or architect |
Questions
- What does a four-point inspection cover?
- The roof, electrical system, plumbing system and HVAC. The inspector reports each system's type, age and condition and photographs hazards or deficiencies.
- How old does a house have to be to need a four-point inspection in Florida?
- It depends on the insurer. Citizens requires one on new applications for properties more than 20 years old, a threshold it lowered from 30 years on February 1, 2022. Private insurers set their own criteria.3,4,1
- How long is a four-point inspection good for?
- Insurers want a recent report. In Florida it generally must be dated within 30 days before the insurance application, but each insurer decides the acceptable timeframe.1
- Can a Florida insurer refuse a homeowners policy because of roof age?
- Section 627.7011, Florida Statutes, bars refusing to issue or renew a homeowner's policy solely because of roof age if the roof is under 15 years old. For older roofs, the insurer must allow an inspection by an authorized inspector, at the homeowner's expense, before requiring replacement, and may not refuse solely for age if it shows 5 or more years of useful life left.8
Cloudbreak
Cloudbreak's certified inspection partners record every roof section, elevation and exterior item before a loss, with an exception list for anything not captured. Before a purchase, the due diligence inspection covers storm risk, roof life and insurance cost.
Sources
Written by the Cloudbreak team. Numbers, dates and rules cite the published sources below.
- 1. Florida Department of Financial Services, Office of the Insurance Consumer Advocate: Four Point Inspection Guide
- 2. Citizens Property Insurance Corporation (Florida): 4-Point Inspection Form, Insp4pt 03 25 (sample form and instructions)
- 3. Citizens Property Insurance Corporation (Florida): Inspections
- 4. Citizens Property Insurance Corporation (Florida): 2022 Rates and Rules Changes Including 4-Point Required for 20+ Year Buildings (December 3, 2021)
- 5. Citizens Property Insurance Corporation (Florida): Does the four-point inspection requirement apply to renewal policies? (Answer ID 2852)
- 6. Citizens Property Insurance Corporation (Florida): Roof and 4-Point Inspection Form Updates (March 20, 2025)
- 7. Florida Department of Financial Services: Mitigation Notices, Inspections and Forms
- 8. The Florida Senate: Florida Statutes 627.7011, Homeowners' policies; offer of replacement cost coverage and law and ordinance coverage (2025)