Guides
Four-point inspections for older homes
What a four-point inspection covers (roof, electrical, plumbing, HVAC), which homes need one, what makes a report fail, and how to prepare before applying.
A four-point inspection is a short, insurer-driven report on the four systems most likely to cause a large claim in an older house: the roof, the electrical system, the plumbing and the heating and cooling. A licensed inspector documents the age, type and condition of each, usually on the insurer's form, and the underwriter decides from the report whether to offer coverage. It is not a home inspection and it is not a certificate that the house is safe.
Four-point reports are most associated with Florida, and the examples here come from the state-backed insurer Citizens Property Insurance Corporation, which publishes its rules. Private insurers set their own age triggers and forms, and not every insurer uses the term, so ask what yours requires. See Florida and home insurance rules by state for your state.
Four inspections people confuse
| Inspection | Who it's for | What it records |
|---|---|---|
| Home inspection | You, the buyer, during the purchase | Overall condition of the house; not tied to any insurer |
| Four-point inspection | The insurer's underwriter | Roof, electrical, plumbing and HVAC: age, type, condition, hazards |
| Roof inspection or certification | The insurer | Roof covering, age and remaining life; see roof inspections: what insurance inspectors look for |
| Wind mitigation inspection | You, for a discount | Construction features that resist wind; see wind mitigation inspections and discounts |
You may need a four-point report and a wind mitigation form on the same house, from the same inspector, on the same day. They answer different questions.
Which homes need one
Age triggers are insurer rules, not law. Citizens says it "requires a four-point inspection for all property owner, dwelling and mobile home applications for properties more than 20 years old," and that the inspector must be Florida-licensed and give the age, type and condition of the wiring, heating and plumbing systems and the roof (Citizens inspections, read October 10, 2026). Citizens says serious hazards or deficiencies should be repaired before an application is submitted, and that a form may be rejected if the professional did not inspect or the license is not active or cannot be verified. Private insurers often ask for a four-point report on homes over a certain age, and the cutoff varies. When you are shopping for a policy, the question to ask is "at what age of home do you want a four-point, and how recent must it be?" The page does not state how long a Citizens report remains valid, so ask the insurer for the dating window rather than guessing.
What the inspector looks at
Citizens updated its four-point form (Insp4pt 03 25) and roof form (RCF-1 03 25) on March 20, 2025, and told agents and inspectors to use them right away. The changes show what underwriters now want to see (Citizens bulletin):
- Roof. Covering type, age, remaining life and condition. If the inspector checks "yes" for visible signs of leaks, the entry must be expanded.
- Electrical. Panel type, amperage and wiring types. Documentation of any single-strand aluminum wiring remediation must be provided separately and certified by a licensed electrician. More wiring types were added to the supplemental section.
- Plumbing. The age of the supply piping and water heater, the age of the drain piping and whether it is original, fully re-piped or partly re-piped, pipe types and the year PEX was installed. Photos must now show the water heater's temperature pressure relief valve.
- HVAC. Whether a wood-burning stove or central gas fireplace is present and whether it was professionally installed.
A competent inspector also notes visible hazards, such as scorched or double-tapped breakers, unprotected wiring, active leaks and corrosion.
What makes a report fail
Underwriting guidelines differ, and none of this is a universal rule. The findings that most often lead an insurer to ask for repairs or decline are:
| System | Typical problem | What homeowners do |
|---|---|---|
| Roof | Past its useful life, active leaks, soft decking | Repair or replace; see roof age limits: when insurers won't cover an old roof |
| Electrical | Certain older panel brands, knob-and-tube or active cloth wiring, aluminum branch wiring without remediation, overfused circuits | Licensed electrician repair or replacement; see Federal Pacific, Zinsco and other problem electrical panels |
| Plumbing | Older supply or drain materials, active leaks, a very old water heater | Re-pipe, repair or replace; see polybutylene, galvanized and other pipes insurers dislike |
| HVAC | Equipment past service life, unsafe fuel-burning appliances | Service or replace |
Do not ignore what the inspector marks "unknown." An unanswered question tends to be read as a problem.
How to prepare
- Ask for the insurer's form and the age trigger before you hire anyone. If you are a buyer, do this before your inspection period ends; see check insurability before you buy a house.
- Collect records: permits for panel, roof, water heater, HVAC or re-pipe work, with dates, and invoices from licensed contractors. The best evidence of age is a document.
- Walk the house yourself. Look under sinks and around the water heater for drips, look at the breaker panel brand, and note the age labels on equipment.
- Fix cheap items first: a dripping valve, a missing cover plate, a double-tapped breaker an electrician can correct.
- Hire a licensed inspector the insurer accepts, and do not choose one who also sells you the repairs.
- Read the report before it goes to the insurer. Check ages, materials and any statement about hazards. A wrong year can cost you.
- Send it with proof of repairs, and keep a copy. If you correct a problem after the report, ask the inspector to update it.
Never alter or leave out a finding to get a policy. An application with false statements is grounds for the insurer to void coverage after a claim.
If the report goes badly
A report that triggers a decline or a repair demand is not the end of the road. Ask the insurer, in writing, what has to be corrected and by when. Get the repairs done by licensed professionals and document them. Shop other companies, because age triggers and what each treats as disqualifying differ. If no standard insurer will write the house, the options include state-backed plans such as Citizens or another FAIR plan (see FAIR plans explained: the insurer of last resort for homes), surplus lines carriers, or an older-home form such as an HO-8 (see HO-8 policies for older homes). finding coverage for a hard-to-insure home covers the market for houses insurers avoid, and buyers should read insurance inspections after you buy a policy for what happens after the policy starts.
Key takeaways
- A four-point inspection documents the age, type and condition of the roof, electrical, plumbing and HVAC systems so an underwriter can decide whether to insure an older home.
- The age that triggers one is an insurer rule. Citizens requires one for properties more than 20 years old; other insurers set their own cutoffs.
- Citizens' March 2025 form revision asks for more detail on aluminum wiring, supply and drain piping, the water heater's relief valve and fuel-burning stoves or fireplaces.
- Gather permits and invoices, fix small defects first and hire a licensed inspector, but never hide a defect to get coverage.
- A failed report is a list of repairs and a reason to shop, not necessarily the end of coverage.