Updated November 4, 2026
What it is
A 4-point inspection is a limited inspection of four systems that insurers consider when covering an older home: the roof, electrical, plumbing and HVAC. It is not a full home inspection and does not look at everything in the house.
When insurers ask for one
Requirements vary by company. Citizens Property Insurance announced in a 2021 bulletin that it would require a 4-point inspection for properties over 20 years old for new and renewal policies effective on or after February 1, 2022 (the earlier threshold was 30 years). That bulletin is historical, so check Citizens' current underwriting guidance. If you have a private insurer, ask what age triggers a 4-point and how recent it must be.
Who can sign it
Citizens' sample form says a Florida-licensed professional, such as a general, residential or building contractor, a building code inspector, or a home inspector, must complete, sign and date it. A trade-specific licensee, for example an electrician, may sign only the section for their trade. The licensee must be verifiable. See the Citizens 4-point form.
Roof
The inspector records the covering material, roof age and remaining useful life, the date of the last roofing permit, whether the last work was a full or partial replacement, and the overall condition. They look for cracking, curling, granule loss, exposed felt, missing tabs, soft decking, hail damage and signs of leaks in the attic or on ceilings. Photos of each roof slope are required on the Citizens form.
Electrical
They note the main and any second panel type (breaker or fuse), total amperage, panel age and brand, and the wiring types present, such as copper, aluminum, cloth, knob-and-tube or rubber-insulated. Hazards include double taps, exposed wiring, scorching, corrosion, improper grounding, wrong breaker size and over-fusing. Photos of the open panel are required.
Plumbing
The inspector records pipe materials (copper, PVC/CPVC, PEX, galvanized, ABS, cast iron, polybutylene or other), whether pipes are original or re-piped, water heater age and location, whether it has a temperature-pressure relief valve, and any signs of active or past leaks. Photos of the water heater and under-sink plumbing are included.
HVAC
They check for central AC and heat, whether systems work and when they were last serviced, the age of the equipment (with a photo of the dated manufacturer's plate), and blockage or leakage at the air handler, condensate line or drain pan. Space heaters used as primary heat and fireplaces or stoves are noted.
What "acceptable" means
The Citizens form defines acceptable condition as each system working as intended with no visible hazards or deficiencies, and says agents may not submit applications for properties with systems that are not in good working order or that have existing hazards. If something fails, a licensed contractor can usually repair it and the report can be updated. The form does not warrant how long any system will last.
How it differs from wind mitigation
The 4-point report is about insurability and condition. The wind mitigation form is about storm-resistant features and potential credits. Many homeowners need both, and some inspectors can do them together. Ask for quotes, since fees vary.
If a system does not pass
If the inspector finds a hazard, such as a damaged electrical panel, active leak, or a failing roof section, ask what a licensed contractor in that trade would need to address. After repairs, the report can generally be updated by a licensed professional. Because Citizens allows a trade-specific licensee to sign only their own section, you may be able to have a licensed electrician or plumber document their repair for that part of the form. Check with your insurer first about what it will accept.
What the report is not
A 4-point report is a snapshot. The Citizens form says underwriting uses the information to decide insurability, and it is not a warranty of any system's suitability or longevity. It also does not replace a full home inspection, a termite inspection, or a flood evaluation.
If you are buying a home, a 4-point can still help you spot older systems that may need replacement soon, which can affect your budget even if the insurer accepts the house.
Frequently asked questions
Is a 4-point inspection the same as a home inspection?
No. It is limited to the roof, electrical, plumbing and HVAC systems.
How old does a home need to be?
It depends on the insurer. Citizens announced a threshold of over 20 years old for policies effective on or after February 1, 2022. Ask your insurer about its current rule.
Can a home inspector do it?
Citizens' form lists home inspectors among Florida-licensed professionals who may complete and sign it.
How long is a 4-point valid?
Citizens' form does not state an expiration period. Ask your insurer how recent it must be.