A 4-point inspection is the report your Florida homeowners insurer needs before it will write or renew coverage on an older house. A licensed inspector walks the four major systems (roof, electrical, plumbing, HVAC), photographs each one, and fills out a one-to-two-page form your underwriter uses to decide whether the home is insurable. If any of the four systems is past its useful life or includes an outright deal-breaker, the carrier either declines the risk or offers limited coverage with carve-outs.
Most Florida homeowners run into the 4-point at one of two moments: buying a home built before roughly the turn of the century, or renewing on a house they have owned long enough that the carrier wants a fresh look. This guide explains the age thresholds carriers actually use in 2026, what the inspector documents in each system, the conditions that get policies declined, how the 4-point differs from a wind mitigation inspection, what the inspection costs, how long the report stays valid, and what to do if you fail.
A 4-point inspection decides whether you can get insurance. A wind mitigation inspection decides how much discount you get. Different forms, different purposes. Most older Florida homes need both, and bundling them at one visit usually saves $25 to $50.
When You Need a 4-Point Inspection
There is no single Florida statute that requires a 4-point. The requirement comes from each carrier's underwriting rules, which converge around three age bands. Citizens Property Insurance, the largest Florida residential carrier, requires a 4-point on every property owner, dwelling, and mobile home application for a home more than 20 years old. Most admitted private carriers have settled on 25 to 30 years as their first-bind threshold, with many asking for an updated report every 3 to 5 years at renewal. Beyond 40 years, the requirement is effectively universal.
| Home Age | Typical 2026 Carrier Position |
|---|---|
| 20+ years | Citizens and a handful of standard carriers require a 4-point at first bind and at most subsequent renewals. |
| 25 to 30 years | Most admitted private carriers want a current 4-point before binding and an updated report every 3 to 5 years at renewal. |
| 40+ years | Effectively universal. Almost no Florida carrier will write a home built before the mid-1980s without a fresh 4-point in hand. |
Two events outside the age threshold can also trigger a 4-point regardless of how old the home is: a recent claim that signals a possible system problem (water loss, electrical fire, roof leak), and a change of carrier where the new insurer wants its own underwriting record. If you have just bought an older home, expect the lender to require a 4-point as a condition of closing.
What the Inspector Documents in Each System
Roof
The roof is the single most common 4-point failure point in Florida. The inspector documents the covering type (three-tab shingle, architectural shingle, tile, metal), the age (year installed, verified from permit records when possible), the percentage of remaining useful life, and any visible damage. For shingle roofs, most carriers want at least 3 years of remaining life and a total age under 17 to 20 years. Tile and metal roofs are typically acceptable up to 25 or 30 years of age. A shingle roof past 20 years old is the most common reason a 4-point comes back unbindable, and it is also the reason carriers tightened roof underwriting before the 2022 reforms.
Electrical
The inspector documents the panel brand, amperage, wiring type, and any visible defects (double-tapped breakers, exposed splices, missing knockouts, GFCI gaps in wet areas, signs of arcing). Four panel brands fail Florida 4-points outright: Federal Pacific (Stab-Lok), Zinsco, Challenger, and Sylvania. IEEE research has linked Federal Pacific Stab-Lok panels alone to roughly 2,800 residential fires a year nationally, and most Florida admitted carriers (24 of 26 in one recent industry survey) will not write a home with any of these panels installed. The other electrical deal-breaker is single-strand aluminum branch wiring, common in Florida homes built between 1965 and 1975. Carriers will accept it only if a licensed electrician has retrofitted every connection with COPALUM crimps or AlumiConn connectors and the work is documented.
Plumbing
The plumbing section documents pipe material (copper, CPVC, PEX, galvanized, polybutylene), water heater age and brand, and any visible leaks, corrosion, or water staining. Polybutylene pipe (the gray plastic plumbing installed in many Florida homes built between 1978 and 1995) is the only material excluded by every admitted Florida carrier. The pipe was the subject of a major class-action settlement in 1995 for premature failure at fittings, and most insurers will simply decline a polybutylene home. A few will write the policy with a full water-damage exclusion, which means a burst pipe is on you. Water heaters older than 15 to 18 years are flagged. A small number of carriers will accept a 20-year-old water heater with a current inspection showing no leaks; most will not.
HVAC
The HVAC section documents the age of the central air system, whether it is functional, and any visible signs of problems (rust on the air handler, refrigerant leaks at the lineset, inadequate condensate drainage). A working central system is a Florida insurability requirement; window units alone are typically not acceptable on a 4-point. The age cutoff is softer than the other systems. Most carriers accept a system up to 15 years old without question and 15 to 20 years with a current service record. Beyond 20, expect to either replace the unit or face a non-renewal.
The Six Most Common Deal-Breakers
If your 4-point comes back with any of the items below, expect the carrier to either decline the risk, attach a coverage exclusion, or require the item to be fixed before binding. The repair cost ranges are 2026 Florida averages, not quotes.
- check_circleFederal Pacific, Zinsco, Challenger, or Sylvania electrical panel. Replacing a 200-amp panel runs roughly $2,500 to $5,000 including permits.
- check_circleSingle-strand aluminum branch wiring without remediation. A full COPALUM or AlumiConn retrofit on a 1,500 sq ft home runs $1,500 to $3,500.
- check_circlePolybutylene plumbing. A whole-home repipe in PEX or CPVC runs roughly $4,500 to $15,000 depending on layout.
- check_circleShingle roof past 17 to 20 years old. A new asphalt shingle roof in Florida runs $10,000 to $20,000 on a typical home and also requalifies the roof for full RCV.
- check_circleHVAC system past 20 years old without a documented service record. Full system replacement runs $5,000 to $12,000.
- check_circleWater heater older than 18 years. A new tank install runs roughly $1,200 to $2,500 and is the cheapest of the four major-system fixes.
Replacing a Federal Pacific or Zinsco panel before a 4-point is ordered is almost always the right call. The cost of the swap is small relative to the premium savings over the next several renewals, and it removes the single biggest reason an otherwise sound older home gets declined.
4-Point vs Wind Mitigation: Different Forms, Different Purposes
The 4-point inspection and the wind mitigation inspection are different documents covering different ground. The 4-point answers the question 'is the house insurable at all?' The wind mitigation answers 'how much discount has the homeowner earned for hurricane-resistant construction?' One determines eligibility; the other determines price.
| Aspect | 4-Point Inspection | Wind Mitigation |
|---|---|---|
| Form | Carrier-specific or Citizens 4-Point Inspection Form | Uniform Mitigation Verification Inspection Form (OIR-B1-1802) |
| Purpose | Underwriting eligibility | Premium credits |
| Trigger | Home age 20 to 30+ years | Optional, but usually pays for itself |
| Validity | 12 months for new business; 1 to 3 years at renewal | 5 years from inspection date |
| Statutory backing | Carrier underwriting rules | Credits mandatory under § 627.0629 once form is filed |
| Typical cost | $75 to $150 | $100 to $200 |
Most Florida inspectors can complete both forms in a single site visit. Bundled pricing usually totals $150 to $250, which is less than two standalone inspections. If you are already paying for one, ask for the bundled rate before scheduling.
What the Inspection Costs and How Long It Lasts
A standalone 4-point inspection in Florida runs $75 to $150 in 2026 in most metros, with larger or more complex homes (3,500 sq ft and up, or pier-and-beam construction) pushing toward $200. Combination 4-point and wind mitigation reports typically total $150 to $250 when ordered together.
The validity window depends on the carrier and the use case. New business almost always wants an inspection completed within the prior 12 months, and many carriers specifically want one within 60 to 90 days. At renewal, most private carriers accept a 4-point up to 2 to 3 years old if there have been no claims and no system changes. Citizens has its own form (Form Insp4pt) and may ask for a fresh report at the time of binding or rebinding. Citizens revised both its 4-point form and its companion Roof Inspection Form in March 2025, with the updated versions in active use through 2026.
Each carrier can have its own 4-point form. A report on Carrier A's form is usually accepted by Carrier B, but not always. If you are shopping the market, have your inspector use the Citizens 4-Point Inspection Form. It is the version the broadest range of Florida carriers will accept.
What Happens If You Fail
A failed 4-point does not mean the home is uninsurable. It means one carrier has declined this risk on these terms with this report. Three options usually open up.
- check_circleFix the failed item and re-inspect. The panel swap, water heater replacement, or roof job that triggered the decline usually pays for itself within a few renewal cycles through normal premium and through access to a wider carrier set.
- check_circleShop the report with an independent agent. Different carriers draw different lines. A polybutylene exclusion or aging-roof exclusion that one carrier refuses will sometimes bind with another at a higher premium and a tighter water-loss provision.
- check_circleFile with Citizens. Florida's insurer of last resort accepts homes that the private market has declined, provided the failed items meet Citizens' own underwriting criteria. Citizens is a temporary home, not a permanent one. Once a private offer comes in within 20% of the Citizens premium, the home is required to move.
How to Prepare Before the Inspector Arrives
You cannot polish an old roof into a new one, but a few practical moves before the inspection can change the outcome of a marginal 4-point. The list below is the order of operations that consistently produces the cleanest report on a borderline home.
- check_circlePull permits for any past roof, electrical, plumbing, or HVAC work. Inspectors verify age from permit records when they exist. A re-roof done with a permit is verifiable; the same job without a permit shows up as 'unknown age, no documentation' and gets the worst rating.
- check_circleReplace the water heater if it is over 15 years old. A new tank is the cheapest of the four major-system replacements and removes one of the easiest reasons for a decline.
- check_circleTest every smoke detector and GFCI outlet, and fix what is broken. These small items show up on the inspector's notes and can trigger an unfavorable underwriter read on an otherwise borderline report.
- check_circleTrim back vegetation touching the house. Branches against shingles, vines climbing the AC condenser, and roots heaving the foundation all become 4-point notes.
- check_circleSchedule the inspection on a dry day if possible, especially if your roof is older. Water staining in the attic from a recent rain looks worse than dry insulation, even when no active leak is present.
- check_circleUse a Florida-licensed home inspector (licensed under § 468.8314), a licensed contractor, a professional engineer, or a registered architect. Carriers will reject forms signed by anyone outside that list.
The Bottom Line
The 4-point is the gate between you and Florida homeowners coverage on any house older than roughly 25 years. The report itself is cheap and quick. The findings are not negotiable: a Federal Pacific panel, polybutylene plumbing, single-strand aluminum wiring, or a 20-year-old shingle roof will block most admitted carriers regardless of how clean the rest of the house looks. Before you let a 4-point lapse or buy an older home without ordering one, walk through the four systems with a Florida-licensed inspector. The cost of finding a problem in May is much smaller than the cost of finding it during a renewal cycle in October.