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Florida 4-point inspection: what it checks and what fails
A Florida 4-point inspection is a short insurance inspection of the roof, electrical, plumbing and HVAC, signed by a Florida-licensed inspector, that insurers use to decide whether to insure a house. A house fails when a system is not working as intended or shows a visible hazard, such as an active or prior leak, no TPR valve on the water heater, or double taps or exposed wiring; each insurer sets its own limits.
TL;DR
- A Florida-licensed inspector fills out the insurer's form (Citizens publishes a sample) and signs it.
- The form sets no pass/fail thresholds. Each insurer sets its own rules.
- Under Fla. Stat. 627.7011, an insurer "may not refuse to issue or renew a policy solely because of the age of a roof less than 15 years old."
- Your county permit record can show roof, AC, plumbing, and electrical work dates before you book.
What the 4-point is, and what it isn't
A 4-point is an insurance inspection of four systems: roof, electrical, plumbing and HVAC. The insurer's underwriting uses it to decide whether it will insure the house.
The inspection should take about an hour. If it takes much less, the inspector may not have been thorough.
The form
Citizens publishes a sample form, Insp4pt 03 25 (4 pages). Citizens says the specific form is not required, but any other report "must include at least this level of detail to be acceptable". Citizens released this version on March 20, 2025; older versions are not rejected, but underwriting may follow up on missing information.
The top of the form asks for: Insured/Applicant Name, Application/Policy #, Address Inspected, Actual Year Built, Date Inspected.
What it is not
The form says the information "only is used to determine insurability and is not a warranty or assurance of the suitability, fitness or longevity of any of the systems inspected". It is not a full home inspection.
No thresholds on the form
The form records facts: ages, types, conditions, hazards. It does not state a maximum roof age, a minimum amperage, a banned panel brand or a banned pipe type. Those decisions belong to each insurer.
"Acceptable condition"
Citizens defines it: "each system is working as intended and there are no visible hazards or deficiencies". Citizens agents "may not submit applications for properties with electrical, heating or plumbing systems not in good working order or with existing hazards/deficiencies".
Roof
The inspector records the roof material, its age and remaining life, the last re-roof permit, overall condition, and any damage or leaks.
What the inspector records:
- Covering material: What the roof is made of. The form gives a blank line, not a list of materials.
- Roof age (years): Age of the roof covering.
- Remaining useful life (years): Inspector's estimate of years left.
- Date of last roofing permit: Date of the most recent roofing permit.
- Date of last update: Date of the most recent roof work.
- If updated: Full / Partial replacement; % of replacement: Whether the whole roof or part was replaced, and how much.
- Overall condition: Satisfactory, or Unsatisfactory.
- Visible signs of damage / deterioration: Check all that apply and explain.
- Any visible signs of leaks? Attic/underside of decking; Interior ceilings: Yes/No for each. "Yes" must be explained.
A second roof section gets the same checks. The inspector photographs every slope.
Red flags the form asks about: cracking · cupping/curling · excessive granule loss · exposed asphalt · exposed felt · missing/loose/cracked tabs or tiles · soft spots in decking · visible hail damage · visible leaks in the attic/underside of decking or interior ceilings · overall condition Unsatisfactory.
Electrical
The inspector records each panel's type, amperage, age, brand/model and year last updated, every wiring type present, any of 13 listed hazards, and the system's general condition. Single-strand aluminum remediation needs separate documentation certified by a licensed electrician.
What the inspector records:
- Main Panel / Second Panel: Type: Circuit breaker or fuse.
- Total Amps: Rated amperage of the panel.
- Is amperage sufficient for current usage?: Yes / No. The form gives no minimum.
- Older wiring: Cloth wiring; active knob and tube; branch circuit aluminum wiring (describe its usage).
- Single strand (aluminum branch) remediation: Details of all remediation; connections repaired via COPALUM crimp or AlumiConn. Separate documentation of all work must be provided.
- Hazards Present: 13 checkboxes.
- General condition of the electrical system: Satisfactory / Unsatisfactory.
- Panel age; Year last updated; Brand/Model: For main and second panel.
- Wiring Type(s): Copper; Single Strand AL; Multistrand AL; Copper Clad AL; Cloth (Knob & Tube); Cloth Jacket Rubber Insulated; NM, BX or Conduit; Other.
Photos required: main electrical service panel with interior door label and electrical box with panel off. A trade licensee such as an electrician may sign only the electrical section.
Red flags the form asks about: blowing fuses · tripping breakers · empty sockets · loose wiring · improper grounding · corrosion · over fusing · double taps · exposed wiring · unsafe wiring · improper breaker size · scorching · other. Also: presence of cloth wiring, active knob and tube, or branch-circuit aluminum; amperage not sufficient; general condition Unsatisfactory.
What county permits can show before the inspection: an electrical permit for a panel replacement or service change shows when it was done. That supports Year last updated and, for a new panel, Panel age. A permit is not the electrician's remediation certificate for aluminum wiring. The form asks for that as a separate document.
The form asks for Brand/Model but names no brands as unacceptable. Carrier rules vary on panel brands, fuses, minimum amperage and wiring types.
Plumbing
The inspector checks the water heater for a temperature pressure relief (TPR) valve, looks for active and prior leaks, rates 10 fixtures and connections, and records pipe materials, re-piping, and the water heater's age and location.
What the inspector records:
- Is there a temperature pressure relief valve on the water heater?
- Is there any indication of an active leak?
- Is there any indication of a prior leak?
- Water heater location
- General condition of fixtures and connections to appliances: Satisfactory / Unsatisfactory / N/A for: dishwasher, refrigerator, washing machine, water heater, showers/tubs, toilets, sinks, sump pump, main shut off valve, all other visible.
- If unsatisfactory, comments/details: Leaks, wet/soft spots, mold, corrosion, grout/caulk, etc.
- Age of Piping Supply System / Drain System: Each: original to home; completely re-piped; partially re-piped. Give year and extent of renovation in comments.
- Type of pipes (check all that apply): Copper; PVC/CPVC; Galvanized; Cast Iron; Polybutylene; ABS; PEX (Year Installed); Other (specify).
- Age of water heater
Photos required: water heater (including the TPR valve), under-cabinet plumbing/drains, exposed valves.
Red flags the form asks about: no TPR valve on the water heater · any indication of an active leak · any indication of a prior leak · any fixture or connection rated Unsatisfactory (leaks, wet/soft spots, mold, corrosion, grout/caulk). The form lists polybutylene, galvanized and cast iron as checkboxes, like copper or PEX. It does not label any pipe type acceptable or unacceptable.
What county permits can show before the inspection: a re-pipe permit shows the year and may state whether the work was whole-house or partial. That is what the inspector writes under completely or partially re-piped, and it gives the PEX Year Installed if PEX was used. A water heater replacement permit, if one was pulled, dates the heater.
Carrier rules vary on pipe materials, water heater age and re-pipe requirements.
HVAC
The inspector records whether the home has central AC and central heat, whether the heating, ventilation and air conditioning are in good working order, the date of last servicing, the system's age and year last updated, and four hazard questions.
What the inspector records:
- Central AC
- Central heat
- If not central heat, primary heat source and fuel type
- Are the HVAC systems in good working order?
- Date of last HVAC servicing/inspection
- Hazards: wood-burning stove or central gas fireplace present? Professionally installed?
- Hazards: space heater used as primary heat source? Is the source portable?
- Hazards: air handler/condensate line or drain pan blockage or leakage, incl. water damage to surrounding area?
- Age of system; Year last updated
- Photos: HVAC equipment, including the dated manufacturer's plate.
Red flags the form asks about: HVAC not in good working order · wood-burning stove or central gas fireplace (and whether professionally installed) · space heater as primary heat (and whether portable) · signs of blockage or leakage at the air handler, condensate line or drain pan, including water damage around it.
What county permits can show before the inspection: a mechanical permit for an AC change-out shows when the new system went in, which supports Year last updated. The dated manufacturer's plate the inspector photographs is separate evidence of the unit's age. A service invoice gives the Date of last HVAC servicing/inspection. Permits don't show that.
The form sets no maximum system age. Each insurer sets its own.
Roof age: the law and the permit
Florida law limits refusals based solely on roof age. Age counts from the last full replacement, or from the first partial replacement once later partials covered the whole roof. A dated permit can show that date before the inspection.
What the law says (Fla. Stat. 627.7011)
- An insurer may not refuse to issue or renew a homeowner's policy on a roof under 15 years old solely because of roof age.
- Roof 15+ years old: the insurer must let the homeowner get a roof inspection by an authorized inspector, at the homeowner's expense, before requiring replacement. If it shows 5+ years of useful life left, the insurer may not refuse to issue or renew solely because of roof age.
- Roof age runs from the last date 100% of the roof was built or replaced under the code then in effect, or from the first partial replacement when later partials brought it to 100%.
- Applies to policies issued or renewed on or after July 1, 2022. Does not apply to mobile home policies or non-homeowners policies, and does not stop an insurer from rejecting or nonrenewing for other lawful reasons or because the structure does not meet underwriting criteria for replacement cost or law and ordinance policies.
What county permits can show before the inspection: a re-roof permit shows a date and may show a scope. That date is what goes in Date of last roofing permit, and it helps prove roof age under the law. Several partial-roof permits matter: the statute counts from the first partial once the roof reached 100%. No permit on file does not prove no work was done. Ask the seller.
Carrier rules vary on acceptable roof age by material and on what counts as "remaining useful life." The form sets neither.
Who signs, photos, and how it's used
A verifiable Florida-licensed inspector completes, signs and dates the form. Minimum photos are mandatory. Underwriting relies on it only to decide insurability.
Who can sign
"To be accepted, all inspection forms must be completed, signed and dated by a verifiable Florida-licensed professional". Citizens' examples: a general, residential or building contractor; a building code inspector; a home inspector. "A trade-specific, licensed professional may sign off only on the inspection form section for their trade (e.g., an electrician may sign off only on the electrical section of the form)".
Signature block: Inspector Signature, Title, License Number, Date, Company Name, License Type, Work Phone, with the line "I certify that the above statements are true and correct."
Different list for the roof-age statute. For a roof inspection under 627.7011(5), an "authorized inspector" must be approved by the insurer and be a licensed home inspector, a certified building code inspector, a licensed general, building or residential contractor or a roofing contractor, a licensed professional engineer, a licensed architect, or another person or entity the insurer recognizes as qualified.
Minimum photos
- Dwelling: each side · Roof: each slope
- Plumbing: water heater (including TPR valve), under-cabinet plumbing/drains, exposed valves
- Main electrical panel with interior door label (open) · electrical box with panel off
- All hazards or deficiencies noted · HVAC equipment including the dated manufacturer's plate (HVAC section)
How the form is used
- Additional Comments must give full details of updates (type, dates, by whom), any visible hazard or deficiency, and any system not in good working order.
- Underwriting uses it only to decide insurability. It is not a warranty.
These are Citizens' instructions. Other insurers may ask for different forms, photos or signers.
Depending on the findings, you may need to finish repairs before an insurer will issue a policy.
How long a 4-point is valid
Generally, the report must be dated within the 30 days before the insurance application is submitted. Each insurer sets the timeframe it accepts, so check with your insurer or insurance agent.
4-point vs. full home inspection
A full home inspection is not limited to these four systems.
Check the inspector's license
The form must be completed, signed and dated by a verifiable Florida-licensed inspector, such as a home inspector or a general, residential or building contractor.
To verify a license, search the Florida DBPR license lookup.
What to gather before the inspector arrives
Pull the permit history, then match each dated permit to the form field it answers.
| Form field | What it records |
|---|---|
| Roof: Date of last roofing permit; Date of last update; Full/Partial; % | Re-roof permit date and scope. For several partial permits, all of them. |
| Electrical: Year last updated; Panel age; Brand/Model | Panel or service-change permit date. Any aluminum-wiring remediation documents certified by a licensed electrician. |
| Plumbing: supply/drain original, completely or partially re-piped; PEX Year Installed; Age of water heater | Re-pipe permit date and scope; water heater permit, if pulled. |
| HVAC: Year last updated; Age of system; Date of last servicing | AC change-out permit date; most recent service invoice. |
| Actual Year Built | Year built (property appraiser record). |
Where to look (local)
- Sarasota County (unincorporated): Permit Search, building.scgov.net
- City of Venice: eTRAKiT permit search, trakit.venicegov.com
- City of Sarasota: Permit Search, ftgportal.sarasotafl.gov (the city notes some residential permit data before 1997 may not be online)
How to find these: Florida building permit search and Sarasota County permit search.
Flood zone and evacuation zone are separate checks: Sarasota County flood zone and evacuation zone by address.
Limits
- A permit shows that work was permitted and when. It does not show the system's condition today. The inspector still records condition.
- Unpermitted work won't appear. Older records may be missing online.
- Permit rules change. The Sarasota County and City of Venice building pages both post notices about Florida HB 803 residential permitting changes effective July 1, 2026. Check what applied when the work was done.
Example: a 1982 Venice house, field by field
49 Sandstone Cir, Venice FL 34293, Sarasota County. Built 1982, concrete tile roof. See its county permit report.
Sarasota County Property Appraiser (public parcel download, Oct 15, 2026): built 1982 · 1,742 sq ft living area · just value $242,000, assessed $242,000 · last sale Dec 2, 2019, $231,000 · roof on the appraiser's record: concrete tile, gable (cover and structure only, not roof age).
- Roof: tile reroof, 35 squares, permitted 8/24/2020 (permit
20 149648 00 BE, closed). If that reroof covered the whole roof, the roof is about 6 years old, under 15, so under Fla. Stat. 627.7011(5)(b) an insurer may not refuse to issue or renew solely because of its age. - AC: 3-ton system replaced 12/22/2022 (
22 179852 00 BE). - Plumbing: "REPIPE" permitted 3/22/2010 (
10 009948 00 BO), scope not stated. Ask what was repiped. - Electrical: service change 11/13/2019 (
19 164821 00 BE). - Windows: no window permit on record. Ask whether the openings are impact-rated. That's a wind mitigation question, not a 4-point one.
- Flood and evacuation: Flood Zone AE, Evacuation Zone C.
FAQ
What fails a 4-point inspection in Florida?
There is no single statewide fail list; each insurer has its own criteria for the four systems, with slight variations between companies. On the Citizens form, acceptable condition means each system works as intended with no visible hazards or deficiencies, and Citizens agents may not submit applications for homes with electrical, heating or plumbing systems not in good working order or with existing hazards or deficiencies.
What happens after a failed 4-point inspection?
The insurer can decline to write the policy until the problem is fixed. Repair the item the report flags, keep the permit and invoice, and have the inspector issue a new signed report. Citizens agents may not submit an application while a system has an existing hazard or deficiency. A roof 15 or more years old cannot be refused on age alone without letting the owner get a roof inspection first (Fla. Stat. 627.7011).
Can you get insurance without a 4-point inspection?
It depends on the insurer: some require one to issue or renew a policy. Verify with your insurance company or agent.
How do you get a 4-point inspection?
Hire a Florida-licensed inspection professional, such as a home inspector or a general, residential or building contractor. They check the roof, electrical, plumbing and HVAC and give you a signed report with photos.
Do 4-point inspectors have to be licensed?
Yes. The form must be signed by a verifiable Florida-licensed inspector, and a trade-specific licensee may sign only their trade's section. Check a license at the DBPR license lookup.
How much does a 4-point inspection cost?
Prices vary by inspector and house; get quotes.
How long is a 4-point inspection valid?
Generally, it must be dated within the 30 days before you apply, but each insurer sets its own window. Check with your insurer or agent.
Sources
- Citizens 4-point inspection form (sample)
- Citizens form update, March 2025
- Florida Statutes 627.7011 (roof age)
- Florida OIR residential property checklist
- Sarasota County permit search
- Sarasota County building department
- City of Venice permit search
- City of Venice building department
- City of Sarasota permit search
- Florida CFO guide to 4-point inspections (PDF)
- Florida DBPR license search
Check a house free
Enter an address to see every county permit on record with its date: roof, AC, plumbing and electrical. Before You Show It covers Sarasota County (except Longboat Key), the City of Sarasota, North Port, Venice, and unincorporated Manatee County (2017 on). It shows what the record says. It is not an inspection.