Why insurers require it
FL home insurance market has seen several crises since Hurricane Andrew (1992). Private insurers have tightened criteria. The 4-Point serves to:
- Verify the 4 systems most likely to cause a claim are in good condition.
- Establish premium baseline.
- Formally document state before binding.
Without favorable 4-Point, the insurer either refuses or sends you to Citizens Property Insurance (public insurer of last resort), covering ≈ 1.5 million policies in FL in 2025.
1. Roof
The inspector evaluates:
- Type: asphalt shingle, tile, metal, flat (TPO/EPDM).
- Age: critical. Asphalt shingle past 10 years = issue. Tile / metal past 15 years = deep check.
- Remaining useful life: estimate in years.
- Leaks, stains, lifting.
- Hurricane straps: presence, condition.
If roof has less than 3 years of useful life, insurer may refuse or require replacement before binding.
2. Plumbing
- Pipe type: copper, PEX, CPVC = OK; polybutylene = major red flag.
- Water heater age: > 12 years = replacement recommended.
- Visible leaks under sinks, around toilets.
- Main drains: signs of blockage.
- Septic vs municipal sewer identified.
Polybutylene = near-automatic refusal from private insurers.
3. Electrical
- Main panel brand: Federal Pacific Stab-Lok, Zinsco, Pushmatic = near-automatic refusal.
- Service amperage: 100A vs 200A. 100A often insufficient for modern HVAC.
- GFCI presence in kitchen, bathrooms, exterior.
- AFCI presence in bedrooms.
- Aluminum wiring (1965–1973) = red flag.
- Knob and tube (very old) = refusal.
- Breaker labeling.
4. HVAC
- Type: split, package, mini-split.
- Age: > 12–15 years = replacement recommended.
- Operation: cold air test, compressor noise.
- Visible refrigerant leaks.
- Duct condition: insulation, sealing.
The report and its use
The 4-Point report is a standardized form (often Citizens 4-Point Inspection Form or private equivalent) with per-system checklist. It is:
- Filled by licensed inspector.
- Photographed and attached to form.
- Sent directly to insurer or via insurance broker.
- Valid 1 year with most insurers.
If you change insurer, the same report can be reused as long as still valid.
What if rejected
If insurer refuses due to a red flag:
- Identify the issue precisely (e.g., polybutylene plumbing).
- Evaluate replacement cost before purchase.
- Negotiate with seller: replacement before closing, or buyer credit.
- Or withdraw via insurability contingency.
- Or go to Citizens for first year, plan replacement post-closing.
Every figure, rate, threshold, and deadline in this guide is drawn from a verifiable primary source listed at the bottom of the page. The article is updated whenever the underlying rules change, with a fresh review date stamped at the top.
Sources and references
All sources were publicly accessible at the last review date. Figures and rules may change; verify the current version before any decision.
- Citizens Property Insurance Corporation — 4-Point Inspection Form. citizensfla.com
- Florida Office of Insurance Regulation. floir.com
- Florida Statutes Chapter 627 — Insurance Rates and Contracts. flsenate.gov
- InterNACHI 4-Point Inspection Standards. nachi.org
- Polybutylene plumbing — Cox v. Shell Oil 1995 recall.
Logical next step
Wind mitigation inspection can lower your premium by 30–60 %.