4-point inspection · Homestead, FL4-point inspections your insurer will accept.
If your home is 20+ years old, your insurance company will probably ask for a 4-point. It covers the four things insurers worry about most: roof, electrical, plumbing and A/C. I do it on the current form, with every photo they ask for.
- Form
- Citizens Insp4pt 03 25
- On site
- About 45 minutes
- Report
- Same day or next morning
- Required at
- 20+ years (Citizens)
The four points, and what insurers flag
Insurers aren't grading your house. They're looking for a few specific red flags. Here's what I check and what tends to cause trouble.
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Point 1Roof
Covering type, age, condition and remaining life, plus any signs of leaks in the ceilings or attic. I inspect it up close, from on the roof, a ladder or a drone, whichever gives the clearest look at that roof.
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Point 2
Electrical
Panel brand, age and capacity, wiring type and any hazards. Insurers commonly flag Federal Pacific and Zinsco panels, fuse boxes, aluminum branch wiring and double-tapped breakers.
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Point 3Plumbing
Pipe types, visible leaks, and the water heater's age and condition. The 03 25 form now asks for a photo of the water heater's TPR valve. Polybutylene pipe is a common deal-breaker for insurers.
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Point 4A/C and heating
System age, condition and whether it runs. I photograph the data plates on the condenser and air handler so the ages are documented.
Does your home need a 4-point?
Citizens requires a 4-point for new policies on homes more than 20 years old, and it has to be dated within the last 12 months. Many private insurers ask at 25 to 30 years. Some ask at renewal too.
In Homestead that's a big deal. Much of the city was rebuilt after Hurricane Andrew between 1993 and 1996, and those homes are now more than 30 years old. If your house is from that era, expect the request.
Insurers send back old forms
Citizens updated its 4-point form to Insp4pt 03 25 in March 2025. The new version asks for a photo of the water heater's TPR valve, the age of the plumbing and water heater, an electrician's certification if aluminum wiring was fixed, and questions about wood stoves and fireplaces.
An old form or a missing photo means the underwriter comes back with questions, and your policy waits. I use the current form every time.
What if the 4-point shows a problem?
I report what I find, honestly, because that's the job and it's the law. But a red flag isn't the end. Most issues have a clear fix: an electrician replaces a panel, a plumber swaps a water heater, a roofer makes a repair. Once it's fixed, I can update the report.
Florida law doesn't let a home inspector repair a home they inspected, so I'll never sell you the fix. I'll just tell you what needs doing.
How to get ready
- Make sure I can reach the electrical panel (move anything stacked in front of it).
- Clear access to the water heater and the A/C air handler.
- If anything was replaced (roof, panel, water heater, A/C), have the year or receipt handy.
- Turn on the A/C so I can confirm it runs.
4-Point Inspection questions
How long is a 4-point good for?
Citizens wants it dated within 12 months of the application. Most private insurers use the same window.
My home is under 20 years old. Do I need one?
Usually not, but some insurers ask anyway. If yours asked, they'll tell you which form they want. Send me their letter and I'll make sure it matches.
Will the 4-point find problems with my house?
It reports the condition of four systems. It isn't a full home inspection, so it won't cover everything. If you're buying, get a full inspection, and add the 4-point and wind mit as a package for a lower price.
Can you do the wind mit at the same time?
Yes, and most people do. Both reports come out of one visit.
¿Hacen la inspección 4-point en español?
Sí. Le explico todo el reporte en español.
Tell me about the house. I'll take it from there.
Send the address and what you need. I'll text or call you back with a quote and the next open time.
Open 7 days, 8am–8pm. Se habla español.
Your Captain is one call away.
Open 7 days, 8am to 8pm. Licensed Florida home inspector HI18810.