Florida 4-Point Inspection: What It Is and Why Your Roof Matters (2026)

If you own an older home in Pinellas County, you have probably heard the term "4-point inspection" from your insurance agent, your real estate agent, or a neighbor who recently went through the process. It is one of those uniquely Florida requirements that catches many homeowners off guard. You are trying to renew your homeowners insurance or switch to a new carrier, and suddenly the insurance company needs an inspection report before they will issue a policy. Not a full home inspection. Not an appraisal. A specific evaluation of four systems in your home, with special emphasis on one of them: your roof.

In Pinellas County, where a significant percentage of residential homes were built between 1950 and 1990, the 4-point inspection is not an edge case. It is a routine part of homeownership. And the roof section of that inspection is, by far, the most consequential. A roof that fails the 4-point evaluation can result in denied insurance coverage, cancelled policies, and premiums that make your mortgage payment look modest by comparison.

This guide explains what a 4-point inspection is, what the inspector evaluates, how the roof section specifically works, what happens when your roof does not pass, and what your options are in Pinellas County when you are facing an unfavorable report.

What Is a 4-Point Inspection?

A 4-point inspection is a focused evaluation of four major systems in a home:

• Roofing (type, age, condition, remaining useful life)
• Electrical (panel type, wiring type, capacity, condition)
• Plumbing (pipe material, water heater age and condition, visible leaks)
• HVAC (system type, age, condition, functionality)

Unlike a full home inspection (which evaluates the entire property including foundation, structure, windows, doors, appliances, and more), a 4-point inspection is limited to these four systems. It is not a code compliance evaluation. It does not cover cosmetic issues, structural concerns, or systems outside the four categories. Its sole purpose is to give the insurance company a snapshot of the risk profile of the home's most claim-prone systems.

Why Only These Four Systems?

Insurance companies selected these four systems because they account for the vast majority of homeowners insurance claims in Florida:

• Roof: Wind damage, water intrusion from roof failures, and hurricane damage are the leading causes of property insurance claims in Florida. An aging or deteriorating roof dramatically increases the probability and severity of claims.
• Electrical: Faulty or outdated electrical systems (particularly aluminum wiring, Federal Pacific panels, and Zinsco panels) are a leading cause of residential fires. Homes with these systems are high-risk for fire claims.
• Plumbing: Water damage from burst pipes, leaking water heaters, and corroded supply lines is the second most common type of homeowners insurance claim nationally. Polybutylene piping (common in 1980s and 1990s Florida homes) is especially prone to failure.
• HVAC: While HVAC failures themselves rarely generate large claims, a non-functional HVAC system in Florida can lead to mold growth (a significant secondary claim risk) and indicates general maintenance neglect.

When Is a 4-Point Inspection Required?

The requirement for a 4-point inspection is driven by the insurance carrier, not by Florida law. There is no state statute that mandates a 4-point inspection. However, insurance companies operating in Florida have voluntarily adopted this requirement, and it is now nearly universal for older homes.

Age Thresholds by Carrier

Different insurance companies set different age thresholds for requiring a 4-point inspection. Here are the typical thresholds in 2026:

The age is calculated from the year the home was built, not the year you purchased it. A home built in 1995 is 31 years old in 2026, regardless of when it last changed hands. Renovations and upgrades to individual systems (like a new roof or electrical panel) do not change the home's age for this threshold, but they do improve the inspection results for the specific system that was upgraded.

Common Scenarios That Trigger a 4-Point Inspection

• Buying an older home: Your new insurance carrier will almost certainly require a 4-point inspection before binding coverage on a home over 25 years old.
• Switching insurance companies: Even if your current carrier never required a 4-point, a new carrier will likely request one for an older home.
• Policy renewal after the home crosses the age threshold: If your home turns 25 or 30 during your current policy period, the carrier may require a 4-point at the next renewal.
• Insurance market hardening: When the Florida insurance market tightens (as it has in recent years), carriers become more selective and may retroactively require 4-point inspections on homes that were previously grandfathered.

The Four Inspection Components in Detail

Each of the four systems is evaluated independently. An unfavorable finding on any single system can affect your ability to obtain insurance, but the roof section carries the most weight in most carriers' underwriting decisions.

1. Roofing

The roof evaluation is the most detailed and consequential section of the 4-point inspection. The inspector documents:

• Roof covering material: Asphalt shingles, concrete tile, clay tile, metal, built-up (flat), TPO, modified bitumen, or other
• Roof age: Based on permit records, homeowner documentation, or visual estimation. If documentation is unavailable, the inspector estimates the age based on the material condition and known lifespan ranges.
• Year of last replacement or major repair: If the roof has been replaced, the date of that replacement is documented. Partial repairs are noted separately from full replacements.
• Roof condition: Visual assessment from the ground and (when accessible) from the roof surface. The inspector looks for missing or broken shingles/tiles, curling, cracking, granule loss, sagging, moss or algae growth, visible patches or repairs, and evidence of wear.
• Estimated remaining useful life: The inspector provides an estimate of how many more years the roof can be expected to perform. This is the single most important data point for insurance underwriting.
• Evidence of leaks: Interior inspection (attic access, ceiling stains, water damage to walls) that indicates current or recent roof leaks.
• Roof shape: Hip, gable, flat, or combination. Hip roofs are considered more wind-resistant than gable roofs, which can influence insurance pricing.

How Insurance Companies Evaluate Roof Findings

2. Electrical

The electrical evaluation focuses on the main service panel, wiring type, and overall safety. The inspector documents:

• Service panel brand and type: Some panels are automatic insurance red flags. Federal Pacific (Stab-Lok), Zinsco, and Sylvania panels are considered fire hazards by most carriers and will result in coverage denial until replaced.
• Service capacity: Measured in amps (typically 100, 150, or 200 amps for residential homes). Homes with 60-amp service may face higher premiums or coverage restrictions.
• Wiring type: Copper wiring is standard and acceptable. Aluminum wiring (common in homes built between 1965 and 1975) is a concern because aluminum connections can overheat. Knob-and-tube wiring (pre-1950s) is an automatic denial for most carriers.
• Circuit breakers vs. fuses: Modern circuit breaker panels are preferred. Fuse panels are considered outdated and may trigger higher premiums.
• Visible hazards: Double-tapped breakers, exposed wiring, improper grounding, and other visible electrical safety issues.

3. Plumbing

The plumbing evaluation covers the supply and drain piping material, the water heater, and evidence of leaks:

• Supply pipe material: Copper and PEX (cross-linked polyethylene) are acceptable. CPVC is generally acceptable but aging systems are noted. Polybutylene (common in Florida homes built between 1978 and 1995) is a red flag. Many carriers will not insure homes with polybutylene supply lines due to the high failure rate.
• Drain pipe material: PVC and cast iron are documented. Aging cast iron drain pipes (common in pre-1975 Pinellas County homes) are noted but typically do not result in coverage denial on their own.
• Water heater: Age, type (tank or tankless), fuel source (electric or gas), and condition. Water heaters older than 12 to 15 years are flagged as near end-of-life. Visible corrosion, improper installation, or missing safety features (temperature and pressure relief valve, drain pan) are noted.
• Visible leaks: Any active leaks observed during the inspection are documented and can result in coverage issues.

4. HVAC

The HVAC evaluation is typically the least problematic of the four systems, but it still matters:

• System type: Central air conditioning (standard in Florida), heat pump, or window units
• Age: Based on the nameplate data on the outdoor condenser and indoor air handler. Systems older than 20 years are noted as near or past end-of-life.
• Condition: Visual assessment of the equipment condition, ductwork visible in the attic, and overall functionality
• Refrigerant type: Systems using R-22 (Freon), which was phased out in 2020, are noted because replacement parts and refrigerant are expensive and increasingly unavailable

The Roof Section: A Deep Dive

Since the roof section is the most consequential part of the 4-point inspection for Pinellas County homeowners, let us go deeper into how inspectors evaluate each roofing material type and what specific findings trigger insurance concerns.

Asphalt Shingle Roofs

Asphalt shingles are the most common roofing material in Pinellas County residential construction. They are also the material with the shortest lifespan in Florida conditions, which makes them the most frequent trigger for 4-point inspection failures.

Expected lifespan in Pinellas County:

• 3-tab shingles: 12 to 18 years
• Architectural shingles: 20 to 30 years
• Premium/designer shingles: 25 to 35 years

Signs that trigger unfavorable findings on shingle roofs:

• Granule loss: The ceramic granules that protect the asphalt from UV damage wear away over time. Advanced granule loss (visible dark patches where the asphalt mat shows through) indicates the shingles are near end-of-life.
• Curling and cupping: Shingle edges that curl upward (cupping) or downward (curling) indicate thermal degradation, a common issue in Florida's extreme heat.
• Missing shingles: Any missing shingles indicate either wind damage or adhesive failure, both of which concern insurers.
• Algae streaking: Black streaks caused by Gloeocapsa magma algae are cosmetic but indicate age and can make the roof appear worse than it is. This is extremely common in Pinellas County's humid climate.
• Multiple layers: If a new layer of shingles was installed over an existing layer (an overlay), the inspector will note this. Most carriers consider overlays less reliable than tear-off and replacement.

Tile Roofs

Concrete and clay tile roofs are common in Pinellas County, especially on homes built from the 1970s onward. Tile roofs have significantly longer lifespans than shingles:

• Concrete tile: 30 to 50 years
• Clay tile: 50 to 75+ years

However, the underlayment beneath tile roofs has a much shorter lifespan (15 to 25 years), which creates a unique situation: the tiles may look fine, but the waterproofing layer underneath may be failing. Inspectors and insurance companies are increasingly aware of this distinction. A 4-point inspection on a 25-year-old tile roof may focus on evidence of underlayment failure (interior water stains, damp attic decking) even when the tiles themselves look acceptable.

Metal Roofs

Metal roofs generally receive favorable 4-point evaluations due to their durability and long lifespan (40 to 70 years for standing seam). Insurance companies also look favorably on metal roofs because of their superior wind resistance. The main concerns inspectors look for on metal roofs are:

• Corrosion or rust spots (more common on older metal roofs near the coast in Pinellas County due to salt air)
• Loose or raised seams
• Missing or damaged fasteners on exposed-fastener metal systems
• Flashing separation at penetrations and transitions

Flat Roof Systems

Flat and low-slope roofs using built-up, modified bitumen, TPO, or PVC membranes are common on Pinellas County commercial buildings and some residential properties (particularly mid-century modern and ranch-style homes). These roofs have typical lifespans of:

• Built-up roofing: 15 to 25 years
• Modified bitumen: 15 to 20 years
• TPO/PVC single-ply: 20 to 30 years

Flat roofs can be more challenging to evaluate visually because ponding water, membrane bubbling, and seam failures are not always visible from the ground. Inspectors who can access flat roofs directly provide more accurate evaluations.

What Happens If Your Roof Fails the 4-Point Inspection

A "failure" on the 4-point inspection does not mean the inspector stamps "FAIL" on the report. The inspector provides factual findings, and the insurance company's underwriting department makes the coverage decision based on those findings. However, certain findings make insurance coverage very difficult to obtain.

Typical Insurance Responses to Unfavorable Roof Findings

• Outright denial: The carrier refuses to issue a policy. This is the most common response when the inspector estimates less than 3 to 5 years of remaining roof life or documents significant active deterioration.
• Conditional coverage: The carrier will issue a policy only if the homeowner agrees to replace the roof within a specified timeframe (typically 30 to 90 days). The policy may be issued with temporary wind/water exclusions until the roof is replaced.
• Coverage with exclusions: The carrier issues a policy but excludes wind damage, water damage, or both from the coverage. This means if a storm damages your roof, the insurance will not pay for repairs. In Florida, this essentially makes the policy useless for its primary purpose.
• Coverage with surcharges: The carrier issues a policy but adds significant premium surcharges due to the roof condition. These surcharges can add $1,000 to $5,000 or more to your annual premium.

Your Options When the Roof Fails

If your roof's 4-point evaluation results in unfavorable insurance consequences, you have several options:

Option 1: Replace the Roof

The most definitive solution. A new roof eliminates the 4-point concern entirely and typically results in the best available insurance rates. For Pinellas County homeowners, a roof replacement costs:

• Asphalt shingles: $8,000 to $15,000 for a typical home
• Metal roofing: $15,000 to $30,000 for a typical home
• Tile roofing: $18,000 to $40,000 for a typical home

While expensive upfront, the combination of improved insurance rates, enhanced hurricane protection, and increased property value often makes roof replacement a sound financial decision. Many Pinellas County homeowners find that the insurance savings alone ($1,000 to $3,000 per year on a newer roof) pay for a significant portion of the replacement cost over the roof's lifetime.

Option 2: Get a Second Opinion

4-point inspections involve professional judgment, and two inspectors can reach different conclusions about the same roof. If you believe your first inspection was overly harsh, you can hire a different inspector for a second evaluation. This is not a guarantee of a better result, but it is a legitimate option if you have reason to believe the first assessment was inaccurate.

When getting a second opinion, choose an inspector who will physically access the roof (not just a ground-level assessment). Inspectors who climb the roof can provide more accurate evaluations of shingle condition, flashing integrity, and remaining useful life.

Option 3: Apply to Citizens Property Insurance

Citizens Property Insurance Corporation is Florida's state-backed insurer of last resort. If you cannot obtain coverage from private carriers due to your roof condition, Citizens may be an option. Citizens' underwriting guidelines are generally more lenient than private carriers, though they still require a 4-point inspection and may deny coverage for roofs in truly poor condition.

Citizens premiums have increased significantly in recent years and may not be the bargain they once were. However, for homeowners who cannot find private coverage, Citizens provides a critical safety net. In Pinellas County, Citizens is the insurer for a substantial number of older homes.

Option 4: Make Repairs and Reinspect

If the 4-point findings are based on specific repairable issues (missing shingles, damaged flashing, a small area of deterioration), targeted repairs may be enough to change the outcome. After repairs are completed, request a reinspection or provide the insurance company with documentation of the repairs (invoices, photos, contractor statements).

This approach works best when the roof is fundamentally sound but has localized issues. If the entire roof is near end-of-life, spot repairs will not change the overall assessment.

4-Point Inspection vs. Wind Mitigation Inspection

Homeowners often confuse the 4-point inspection with the wind mitigation inspection. These are separate inspections with different purposes, though many Pinellas County homeowners need both.

For Pinellas County homeowners with older homes, booking both inspections at the same time with the same inspector is the most efficient approach. Many inspectors offer a combined package at a discounted rate ($200 to $350 total versus $175 to $450 when booked separately).

How to Prepare for a 4-Point Inspection

While you cannot change the age or condition of your home's systems before the inspection, you can prepare in ways that help the inspector provide the most accurate (and potentially favorable) report.

Before the Inspection

• Gather documentation. If you have records of when the roof was replaced, when the electrical panel was upgraded, when the water heater was installed, or when the HVAC was serviced, have these ready. Documented ages are more reliable than estimates and can work in your favor.
• Provide permit records. If your roof was replaced with a permit, the permit date establishes the roof age definitively. Pull the permit record from your municipality's online portal and have it available for the inspector.
• Ensure attic access. The inspector needs to look in the attic to check for leaks, assess the underside of the roof deck, and inspect HVAC ductwork. Clear a path to the attic access point and ensure the area is safe to enter.
• Clear around the electrical panel. The inspector needs full access to the main electrical panel. Remove any stored items blocking the panel and ensure the panel cover can be safely removed.
• Make the water heater accessible. The inspector needs to read the nameplate data on the water heater and visually inspect it. If your water heater is in a closet or utility room, ensure the door opens fully and the nameplate is not obstructed.
• Run the HVAC before the inspection. Turn on the air conditioning (or heating, depending on the season) at least 30 minutes before the inspector arrives. This confirms the system is operational and allows the inspector to note that it is functioning.

During the Inspection

• Be present if possible, so you can answer questions about the home's history and point out recent upgrades
• Share any documentation you have gathered
• Ask the inspector to explain any concerns they identify and what you might do to address them
• Request a copy of the completed inspection form for your records

Cost of a 4-Point Inspection in Pinellas County

The cost of a 4-point inspection in Pinellas County ranges from $100 to $250, with most inspections falling in the $125 to $175 range. Factors that influence pricing include:

• Home size: Larger homes with more complex systems take longer to inspect and may cost more
• Inspector qualifications: Licensed home inspectors, general contractors, and architects can all perform 4-point inspections. Pricing varies by provider type.
• Bundled services: Combining a 4-point with a wind mitigation inspection typically costs $200 to $350 total, a savings of $50 to $100 over separate appointments
• Urgency: Rush inspections (needed within 24 to 48 hours) may carry a premium of $25 to $75

The 4-point inspection is paid by the homeowner, not the insurance company. It is not a tax-deductible expense for most homeowners (consult your tax advisor for your specific situation). However, the cost is trivial compared to the insurance premium savings that can result from a favorable report or from identifying issues you can address before seeking insurance quotes.

How Often Do You Need a 4-Point Inspection?

There is no standard requirement for how often a 4-point inspection must be renewed. Practices vary by insurance carrier:

• At policy inception: Nearly all carriers require a current 4-point inspection when you first apply. "Current" typically means within the last 12 months, though some carriers accept inspections up to 2 years old.
• At renewal: Some carriers require an updated 4-point every 3 to 5 years. Others accept the original inspection for the life of the policy as long as you remain with the same carrier.
• When switching carriers: A new carrier will almost always require a new or recent 4-point inspection, even if you had one done for your previous carrier.

As a practical matter, if you are making a significant improvement to one of the four systems (such as replacing the roof or upgrading the electrical panel), it is worth getting a new 4-point inspection afterward. The updated report reflects the improvement and can help you negotiate better insurance terms.

Special Considerations for Pinellas County

Salt Air and Coastal Proximity

Homes in coastal Pinellas County communities (Clearwater Beach, Indian Rocks Beach, Treasure Island, St. Pete Beach, and Madeira Beach) are exposed to salt air that accelerates corrosion and material degradation. Metal roofing components, flashing, and fasteners deteriorate faster in the salt zone. A roof that might last 25 years in an inland Pinellas County location may only last 18 to 20 years on a barrier island. Inspectors familiar with coastal conditions will account for this when estimating remaining useful life.

Hurricane History

Pinellas County's hurricane exposure means that many older roofs have sustained cumulative wind damage from multiple storms over their lifespan, even if no single storm caused visible failure. This cumulative stress can reduce remaining useful life below what the material's age alone would suggest. An inspector who examines the roof closely (rather than just estimating age from the ground) can identify signs of cumulative wind stress such as lifted tabs, compromised adhesive strips, and fastener pull-through.

Older Home Inventory

Pinellas County has one of the oldest housing stocks in Florida. Large numbers of homes in St. Petersburg, Largo, Pinellas Park, Kenneth City, and Gulfport were built in the 1950s and 1960s. These homes may have had two or three roof replacements in their history, and the quality and documentation of each replacement varies widely. If you own a home in this age range, having documented proof of when the current roof was installed is extremely valuable for the 4-point inspection process.

Frequently Asked Questions

What is a 4-point inspection in Florida?

A 4-point inspection is a limited evaluation of four major home systems: roofing, electrical, plumbing, and HVAC. Unlike a full home inspection, a 4-point inspection focuses only on the age, condition, and type of these four systems. It is required by most Florida insurance companies for homes that are 25 to 30 or more years old as a condition of issuing or renewing a homeowners insurance policy. The inspection determines whether these critical systems are in acceptable condition and not an immediate risk for claims.

When is a 4-point inspection required in Florida?

Most Florida insurance carriers require a 4-point inspection when the home is 25 to 30 or more years old based on the year built. Some carriers require it for any home over 20 years old. The inspection is typically required when applying for a new policy, switching carriers, or renewing an existing policy if the home has crossed the age threshold. In Pinellas County, where many homes were built in the 1950s through 1980s, the majority of residential properties require a 4-point inspection.

How much does a 4-point inspection cost in Pinellas County?

A 4-point inspection in Pinellas County typically costs $100 to $250. The price varies based on the size of the home, the inspector, and whether the 4-point is bundled with other services like a wind mitigation inspection. A combined package typically costs $200 to $350. The inspection takes 30 to 60 minutes.

What does the roof section of a 4-point inspection evaluate?

The roof section evaluates the roofing material type, the estimated or documented age, the overall condition of the roof covering, the estimated remaining useful life, and any evidence of active leaks or water damage. The inspector also documents the roof shape and notes whether the roof has been repaired, partially replaced, or fully replaced. Insurance carriers use this information to determine whether the roof is an acceptable risk.

What happens if my roof fails a 4-point inspection?

If the roof section results in an unfavorable report, the insurance carrier may deny coverage, offer coverage with a higher premium, exclude wind or water damage, or require the roof to be replaced before issuing a policy. In Pinellas County, the most common outcome for roofs with less than 5 years of estimated remaining life is a coverage denial or a requirement to replace the roof within 30 to 90 days. Homeowners who cannot obtain standard insurance may need coverage through Citizens Property Insurance.

Can I get insurance with an old roof in Pinellas County?

It depends on the material, age, and condition. Florida Senate Bill 2-A (2022) prohibits insurers from refusing coverage solely based on roof age if the roof is less than 15 years old. For roofs older than 15 years, insurers can require an inspection and may deny coverage based on results. Getting affordable insurance with a shingle roof over 20 years old or a tile roof over 30 years old is increasingly difficult. Many homeowners find that replacing the roof before seeking quotes results in significantly better rates.