Florida insurers ask for a 4-point inspection when they want to know the condition of an older home before they write a policy. The roof is one of the four points, and it is the one most likely to hold up an application. Below, we go through each roof field on the sample form Citizens Property Insurance publishes and explain what the inspector writes there.
What is a 4-point inspection?
It is a short underwriting report on four systems: roof, electrical, plumbing and HVAC. It is not a building code inspection and it does not lower your premium. Its only job is to tell the insurer whether the home is insurable as it stands.
No law sets one statewide form. Citizens publishes a sample 4-Point Inspection Form, currently Insp4pt 03 25, and says other reports are acceptable if they include at least the same level of detail. Ask your agent which form your insurer wants.
What does the roof section record?
The Citizens form has columns for a predominant roof and a secondary roof, such as a flat porch roof behind a shingle main roof. For each, the inspector fills in the following.
| Field | What it means for you |
|---|---|
| Covering material | Shingle, tile, metal, flat membrane and so on |
| Roof age, in years | Based on the last full replacement |
| Remaining useful life, in years | The inspector's estimate of how long the roof has left |
| Date of last roofing permit | Your best proof of age |
| Date of last update, and full or partial replacement | A partial job is recorded with its percentage |
| Overall condition | Satisfactory or unsatisfactory, with an explanation |
The form also needs photos of each roof slope. Without them, the roof section is not complete.
What damage makes a roof unsatisfactory?
The form lists the signs of damage or wear the inspector must check:
- Cracking
- Cupping or curling
- Excessive granule loss
- Exposed asphalt
- Exposed felt
- Missing, loose or cracked tabs or tiles
- Soft spots in the decking
- Visible hail damage
Separate questions ask about signs of leaks in the attic or on the underside of the decking, and on interior ceilings. A stain on a bedroom ceiling counts even if the roof above it looks fine from the yard.
Any of these can lead the inspector to mark the roof unsatisfactory. Citizens' companion Roof Inspection Form tells agents they may not submit applications for homes whose roofs are not in good working order or have existing hazards or deficiencies. Our signs you need a new roof guide shows what several of these look like.
When do I need a 4-point inspection?
According to Citizens' inspections page, any home past its 20th year needs one to apply for a Citizens policy, and the report can be no more than a year old when you apply. Citizens asks for one at renewal only if its underwriting decides it needs one.
Private insurers set their own triggers. If you are buying an older home, ask your agent early whether the insurer needs a 4-point before it will quote.
Who can sign a 4-point inspection?
The form must be completed, signed and dated by a verifiable Florida-licensed professional. Citizens gives these examples:
- A general, residential or building contractor
- A building code inspector
- A home inspector
The form also says a trade-specific licensed professional, such as an electrician, can sign off on their own system and nothing else.
Can the 4-point replace a separate roof certification?
Yes, for Citizens. The roof section header on the 4-point form says that with photos of each roof slope, it can stand in for the separate Roof Inspection Form. That saves you a second inspection when your insurer wants both a 4-point and proof of roof condition.
The two reports ask the same roof questions. The difference is that the Citizens Roof Inspection Form covers only the roof, and its list of signers includes roofing contractors. Our comparison of wind mitigation, 4-point and roof certification inspections explains which one does what.
What if my roof is old but still in good shape?
Age and condition are separate questions. Under Citizens' 2023 roof rule changes, a shingle roof past year 25, or a tile, slate, concrete or metal roof past year 50, needs paperwork showing it can last at least five more years. The 4-point form or the Roof Inspection Form can provide it.
If the roof is younger than those limits and in good condition, the roof section is usually routine. For the rules on roof age across all insurers, read our guide to Florida roof age insurance requirements.
How do I prepare for the roof part of a 4-point?
- Find your roof permit. The inspector needs the date of the last roofing permit. Your building department can look it up.
- Fix small problems first. Missing or loose shingles are on the form's damage list, so a small repair before the visit can change the result.
- Clear access to the attic. The inspector checks the underside of the decking for leaks.
- Keep your paperwork. If the roof was replaced, a finalized permit or a paid-in-full contract is the proof Citizens accepts.
If the inspector flags the roof as worn out, our repair vs replacement guide and Orlando roof replacement cost guide will help you plan.
Need to know how your roof will look on a 4-point? Start with a free roof inspection.
