Roof
Type, age, condition and how many years it has left, plus any signs of leaks in the ceilings or attic.
4 Point Inspection in Miami
Your insurance company asked for a 4 point and now you've got a deadline. Text me the address and I'll give you a quote and a time, usually the same day. I do the inspection myself, and you'll have the signed report the same day or by the next morning.
- Form
- Citizens Insp4pt 03 25
- On site
- About 45 minutes
- Report
- Same day or next morning
- Language
- English o español
5.0 on Google8 reviews
HI18810Florida licensed
Veteran-ownedFamily business
InterNACHICertified inspector
What a 4 point inspection is
A 4 point inspection is a short report on the four parts of a house that cost insurance companies the most money: the roof, the electrical, the plumbing and the A/C.
Your insurer reads it to decide if they'll write your policy or keep you on it. Nobody is grading your house. They're looking for a few specific red flags, so I'll tell you what those are before they become a problem.
The four points, and what gets flagged
Electrical
Panel brand, age and size, and the wiring. Insurers often flag Federal Pacific and Zinsco panels, fuse boxes, aluminum branch wiring and double-tapped breakers.
Plumbing
Pipe types, visible leaks, and the water heater's age. Polybutylene pipe is a common deal-breaker, and the form now wants a photo of the TPR valve.
A/C and heating
System age, condition and whether it runs. I photograph the data plates on the condenser and air handler so the ages are on record.
Which reports does your insurance need?
Move the two sliders and pick an answer. You'll see what makes sense for your house.
Send me a quote for this
This is a guide. Your insurance company sets the final rules.
Why Miami homeowners get asked for one
Citizens requires a 4 point on new policies for homes more than 20 years old, and it has to be dated within the last 12 months. It used to be 30 years, and Citizens lowered it to 20 in its 2022 rules. Many private insurers ask at 25 to 30 years.
In most of Miami-Dade that covers a lot of houses. Here's how many homes were built before 2000 in the areas I have numbers for:
| Area | Median year built | Built before 2000 |
|---|---|---|
| Sunset | 1970 | 97% |
| Kendale Lakes | 1980 | 96% |
| The Crossings | 1981 | 96% |
| Kendall West | 1986 | 94% |
| Kendall | 1978 | 91% |
| Pinecrest | 1969 | 87% |
| Palmetto Bay | 1976 | 85% |
| South Miami Heights | 1978 | 85% |
| The Hammocks | 1991 | 80% |
| Cutler Bay | 1984 | 67% |
| Goulds | 1986 | 61% |
| Florida City | 1990 | 60% |
| Homestead | 2001 | 45% |
Source: U.S. Census Bureau, American Community Survey 2024 5-year estimates.
Why 4 point reports get sent back
This is where people lose a week. Here's what I've seen slow a policy down, and what I do about it:
- An old form. Citizens updated to Insp4pt 03 25 in March 2025. Mine go out on the current one.
- A missing photo. They want each side of the house, each roof slope, the plumbing, the main panel, any hazards, and now the water heater's TPR valve.
- A report that's too old. For Citizens it has to be dated within 12 months of the application.
- A hazard that wasn't fixed. Things like exposed wiring or an active leak should be repaired before your agent submits it.
If the report shows a problem
I report what I find, because that's the job and it's the law. But a red flag usually isn't the end of it. An electrician swaps the panel, a plumber replaces the water heater, a roofer makes the repair, and then I can update the report.
Florida law doesn't let a home inspector repair a home they inspected, so I'll never try to sell you the fix. I'll just tell you what needs doing.
What a 4 point costs
It depends on the house and which reports your insurer wants, so text me the address and I'll give you the real number right then. If you need a wind mit too, doing both in one visit costs less than two trips. There's more on that on the inspection cost page.
How it works
- Send me the address. Call, text or use the form, and tell me what your insurance asked for. I'll give you a quote and a time that works.
- I inspect. A 4 point takes about 45 minutes. You're welcome to walk it with me.
- The report hits your inbox. Signed form and photos, the same day or by the next morning, ready to forward to your agent.
How to get ready
- Move anything stacked in front of the electrical panel.
- Clear a path to the water heater and the A/C air handler.
- If you replaced the roof, panel, water heater or A/C, have the year or the receipt handy.
- Turn on the A/C so I can confirm it runs.
Hi, I'm Evelio
I'm a U.S. military veteran and a Florida licensed home inspector (HI18810), and this is my family's business with my wife Lumey and our son Jason. When you call, you get me, and when the inspection happens it's me on your roof and in your attic, with no subcontractor.
I don't work for the insurance company. I work for you, and I'll tell you the truth about the house in English o en español. You can read my 8 Google reviews (5.0 stars), check my InterNACHI profile, or see everything I do on my main website.
Questions people ask me
How long is a 4 point inspection good for?
Citizens wants the report dated within 12 months of your new policy application. Most private insurers use about the same window, but ask your agent, because each company sets its own rule.
Does my Miami home need a 4 point inspection?
If your home is more than 20 years old and you're applying for a new Citizens policy, yes. Many private insurers start asking at 25 to 30 years, and some ask at renewal too.
Who can sign a 4 point inspection in Florida?
Citizens wants a verifiable Florida licensed professional, like a home inspector, a building code inspector, or a general, residential or building contractor. A licensed tradesperson can only sign the part for their trade, so an electrician can only sign the electrical section.
Is a 4 point the same as a home inspection?
No. A full home inspection looks at the whole house and usually takes 2 to 4 hours. A 4 point only covers the roof, electrical, plumbing and A/C, and it's written for your insurance company.
Can a 4 point replace a roof certification?
For Citizens it can. The 4 point form can take the place of the roof form (RCF-1) if photos of each side of the roof are included and the form is signed.
Can you do the wind mitigation at the same time?
Yes, and most people do. A wind mit, 4 point and roof certification all fit in one visit of about 90 minutes.
What if my house fails?
A 4 point isn't really pass or fail, but your insurer can say no because of what's on it. Most problems have a clear fix, like a new panel or water heater. Once it's fixed, I can update the report.