4 Point Inspection Roof in Florida: What Gets Checked

A 4 point inspection roof in Florida is the roof section of a short insurance report. A Florida-licensed inspector records the roof's covering, age, condition and expected remaining life, and the insurer uses it to decide whether a home qualifies for coverage. It is not a repair estimate, and it is not a promise about how long your roof will last.

This guide explains what the roof section looks at, who can sign it, how it differs from a full roof inspection and a wind mitigation inspection, and how to prepare. Requirements vary by insurer, so use it as a plain-English map and confirm the details with your agent. For the wider picture, read our roof inspection services in Tampa Bay guide.

What Is a 4 Point Inspection Roof in Florida?

A 4 point inspection looks at four systems in an older home: the roof, the electrical system, the plumbing and the heating and cooling system (HVAC). Citizens Property Insurance, Florida's state-created insurer, requires one for property owner, dwelling and mobile home applications on properties more than 20 years old, according to its Inspections page reviewed in October 2026. The inspector, who must hold a Florida license, documents how old each system is, what it is made of and what shape it is in.

Other carriers set their own 4 point inspection requirements. It is an insurer requirement, not a state law, so your first step is to ask your agent which report your company accepts and how recent it must be.

What Gets Checked on the Roof Section

Citizens publishes a sample 4-Point Inspection Form (version Insp4pt 03 25) that shows the minimum data underwriters expect. Its roof section is a good picture of what a 4 point inspection roof in Florida covers. The inspector records:

• The predominant roof covering material, and a secondary covering if there is one.
• Roof age in years and remaining useful life in years.
• The date of the last roofing permit and the date of the last update.
• Whether the roof was fully or partially replaced, and the percentage replaced.
• An overall condition rating of satisfactory or unsatisfactory, with an explanation if unsatisfactory.
• Photos of each roof slope.

Roof Age, Remaining Life and the Condition Rating

Roof age is a number on the form, while roof remaining useful life is the inspector's professional estimate, not a measurement. Two roofs of the same age can get different estimates because sun, salt air, past repairs and installation quality all play a role in Florida. Citizens states that the form is not a warranty or assurance of the suitability, fitness or longevity of any system inspected.

Age also matters on its own. Citizens asks for proof of at least five years of remaining useful life on shingle-type roofs older than 25 years and on tile, slate, concrete or metal roofs older than 50 years. Florida law also sets rules for roofs at least 15 years old in section 627.7011. We explain that rule in our 15 year roof rule guide, so we will not repeat it here.

Visible Damage and Leak Signs the Inspector Records

The roof section also asks about visible signs of damage or deterioration. The sample form lists cracking, cupping or curling, excessive granule loss, exposed asphalt, exposed felt, missing, loose or cracked tabs or tiles, soft spots in decking and visible hail damage. It also asks about visible signs of leaks in the attic or on the underside of decking, and on interior ceilings.

Notice that the list is made of visible conditions. A 4 point inspection roof in Florida is a condition snapshot, so it does not trace hidden moisture or price repairs. If you already see a stain, read our guide to ceiling water stains and leak detection. Citizens suggests fixing serious problems, such as active leaks or evidence of past leaks, before the application goes in.

Who Can Do a 4 Point Inspection Roof in Florida?

The form must be completed, signed and dated by a verifiable Florida-licensed professional. Citizens lists examples such as a general, residential or building contractor, a building code inspector or a home inspector. It adds that a trade-specific licensed professional may sign only the section for their trade, so someone licensed for roofing can sign the roof section but not the electrical or plumbing sections.

Florida law uses a similar idea for roof-age inspections. Section 627.7011(5) defines an "authorized inspector" as a person approved by the insurer who is, for example, a licensed home inspector, building code inspector, contractor, engineer or architect. The insurer has the final say, so check the license type and number on the form and confirm with your agent before you book.

Wind Mitigation vs 4 Point Inspection vs Full Roof Inspection

These three get mixed up, but each one has a different job:

• 4 point inspection: an insurer's eligibility report on the roof, electrical, plumbing and HVAC systems, with a rating of the roof's condition and remaining life.
• Full roof inspection: a closer look at the roof surface, flashing, penetrations and attic to find problems and decide what repair or replacement is needed. Our roof inspection guide walks through it.
• Wind mitigation inspection: documents wind-resistant features on the state's uniform form under section 627.711, used for premium discounts. See our wind mitigation inspection guide.

A satisfactory 4 point report does not replace either of the others, and it does not secure coverage or lower your premium.

How to Prepare for the Appointment

You cannot make an old roof younger, but you can make the visit smoother and the report more accurate:

• Ask your agent which form the insurer accepts and how recent it must be.
• Gather roofing permits, invoices and warranty papers with the dates of any replacement or repair.
• Tell the inspector about known leaks and past repairs. The inspector certifies that the form is true and correct, so nothing should be hidden.
• Clear a safe path to the attic hatch and move stored items away from it.
• Stay off the roof yourself. Wet or steep surfaces are a fall risk, and the inspector takes the photos.
• Have serious problems, such as active leaks, repaired first.

What Happens If a 4 Point Inspection Roof in Florida Rates Unsatisfactory

An unsatisfactory rating does not automatically mean a new roof, but what follows depends on your insurer. The insurer may ask for repairs, may ask for a roof inspection that shows the remaining life, or may decline to write or renew the policy. Citizens, for example, requires proof of a full roof replacement before writing a policy on an older roof with less than five years of remaining useful life. Other carriers differ.

Ask for the reason in writing, get a written inspection and repair estimate, and review your options with your agent. No contractor can promise coverage or approval, because your policy and your insurer decide. If storm damage is involved, our roof insurance claim guide explains the steps.

4 Point Inspection Roof Florida FAQ

Does a 4 point inspection roof in Florida replace a full roof inspection?

No. The roof section is a condition summary for the insurer, while a full roof inspection looks closer at flashing, penetrations and the attic and leads to repair advice. Citizens says its roof section, with photos of each slope, can take the place of its own Roof Inspection Form, but other insurers may differ.

How long is a 4 point inspection in Florida good for?

Each insurer sets that rule, so ask your agent before you book. Requirements can change over time, so do not assume an older report still works, and do not assume a newer roof means the electrical, plumbing and HVAC sections will also pass.

Can I do my own 4 point inspection?

No. Citizens, for example, requires a verifiable Florida-licensed professional to complete, sign and date the form. You can prepare by gathering permits and invoices, clearing access and repairing known leaks, but the signature and the condition ratings must come from the licensed inspector, not from the homeowner.

Request a Roof Inspection in Tampa Bay

If a 4 point inspection roof in Florida report has you worried about your roof's condition, or you suspect storm damage, Coastal Roofing Group can inspect the roof and walk you through what we find. Ask your insurer or agent first which form you need, because the 4 point form is the insurer's document. We are licensed and insured, and our work comes with a written workmanship warranty and qualifying manufacturer material warranty. Call (813) 497-4428 to schedule a roof inspection, or learn about our preventative maintenance service.