Glossary
What Is a 4-Point Inspection?
Short answer
A 4-point inspection is a short report on a home's roof, electrical, plumbing and heating/cooling (HVAC) systems that Florida insurers use to decide whether to write a policy. Citizens Property Insurance requires one for homes more than 20 years old (as of October 2026). Without insurance, your lender can't close, so this report can make or break a purchase.
Definition
An insurance inspection, done by a Florida-licensed inspector, that reports the age, type and condition of four systems: roof, electrical, plumbing and HVAC. It is not a full home inspection.
Worked example
Example only: you're buying a house built in 2000. In 2026 it's 26 years old, so Citizens needs a 4-point. Its shingle roof is 27 years old, past Citizens' 25-year line for soft roofs, so the inspector must show at least 5 years of remaining useful life. If the roof has less than 5 years left, Citizens wants proof of a full roof replacement before writing the policy (as of October 2026).
What the inspector checks
Per Citizens (as of October 2026), the report must cover the age, type and condition of:
- Roof: soft roofs (shingle) over 25 years and hard roofs (tile, metal) over 50 years must show at least 5 years of useful life left
- Electrical: panel type and wiring
- Plumbing: pipe type and condition
- HVAC: heating and cooling system
Serious hazards, like exposed wiring or active leaks, should be fixed before the insurance application goes in.
How it affects your mortgage
Your lender needs proof of homeowners insurance before clear to close. If the 4-point fails and no carrier will write the policy, the closing stalls. Common fixes: negotiate repairs or a seller concession, or shop other carriers. The premium also feeds your escrow and PITI, which affects your DTI.
In South Florida
Much of Miami-Dade's housing stock is older than 20 years, so 4-points are routine here. Order it early, ideally during your inspection period, so roof or wiring issues show up before you're locked into the deal.
Sources
Educational content, not a commitment to lend. Figures are from the sources listed and were accurate when reviewed; programs, limits and rates change. All loans subject to credit approval.
Loan programs that fit
Related reading
FAQ
Questions about 4-Point Inspection
Don't see yours? Call us or send a message. We answer the same business day.
305-425-1990Is a 4-point the same as a home inspection?
No. A home inspection looks at the whole house for you. A 4-point covers only four systems, for the insurer.
Who pays for the 4-point?
Usually the buyer, since the buyer is getting the insurance. It's negotiable in the contract.
Does a condo need a 4-point?
Citizens lists it for property owner, dwelling and mobile home applications on properties over 20 years old. Ask your insurance agent what your carrier needs for your unit.
What if the roof is old?
Past 25 years (shingle) or 50 years (tile/metal), Citizens wants at least 5 years of remaining life; otherwise, proof of a full replacement.
Can I combine it with a wind mitigation inspection?
Yes, many inspectors do both in one visit. The [wind mitigation report](what-is-a-wind-mitigation-inspection) may lower your premium.
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