What is a 4-point inspection?
It's a short inspection insurers use on older homes. Instead of the whole house, the inspector looks at the four systems most likely to cause a claim and records each one's age, type and condition with photos:
- Roof: material, age and remaining life.
- Electrical: the panel, wiring type and any hazards.
- Plumbing: the pipe type, leaks, the water heater's age and the main shut-off.
- Heating and air conditioning: age from the dated label, and whether it works.
Who needs one?
Citizens Property Insurance requires a 4-point inspection for property owner, dwelling and mobile home applications on homes more than 20 years old. Most private insurers in Florida have similar rules, and many ask again at renewal. In Sarasota and Manatee, that's most homes built before about 2006.
What most often causes trouble
- Polybutylene pipes. Gray plastic supply pipe from about 1978 to 1995. Many insurers won't write a new policy until it's replaced. Our Pipe Check estimates the chance your home has it.
- An old water heater. Tank heaters usually last about 10 to 12 years. Use our water heater age decoder to read yours.
- An old AC. Florida runs AC most of the year, so units wear out sooner. Check yours with the AC age decoder.
- An older roof. Citizens asks for proof of at least five years of remaining life on shingle roofs over 25 years old and hard roofs (tile, metal) over 50.
Sources
Citizens Property Insurance: Inspections · Florida CFO Insurance Consumer Advocate: Four-Point Inspection Guide. We're not an insurance agent and can't promise coverage or prices.
Common questions
Who needs a 4-point inspection in Florida?
Citizens Property Insurance requires one for property owner, dwelling and mobile home applications on homes more than 20 years old, and most private Florida insurers ask for one on older homes too. Your agent can tell you what your insurer needs.
What does a 4-point inspection check?
The four systems most likely to cause a claim: the roof, the electrical system, the plumbing (including the water heater) and the heating and air conditioning. The inspector records each one's age, type and condition, with photos.
Can polybutylene pipes fail a 4-point inspection?
Polybutylene is the gray plastic pipe used in many Florida homes built from about 1978 to 1995. Many insurers won't write a new policy on a home that still has it, so it's the most common reason a home needs work before insurance.
How old can my water heater and AC be?
There's no single rule; each insurer sets its own. The inspector records their ages from the label, so a water heater past about 10 to 12 years or an AC past about 12 to 15 years in Florida is worth planning to replace.
What about the roof?
Citizens asks for proof of at least five years of remaining life on shingle roofs older than 25 years and on tile, metal or other hard roofs older than 50 years. We don't do roofs, but our report shows what the county records list.
Is this check the same as an inspection?
No. It reads public records to show what an insurer may ask about, so you can fix things before the inspector comes. Only a licensed inspector can complete the 4-point form, and only your insurer decides coverage.