If you own an older home in Florida, your insurer may ask for a 4-point inspection before it will write or renew your policy. It looks at four systems, and the roof is the one most likely to cause a problem. Knowing what the inspector checks, and what happens if your roof does not pass, can save you a scramble at renewal time. Here is the rundown.
General information, not insurance advice
Requirements vary by insurer and change over time. Confirm the specifics with your carrier or agent before you rely on any of this.
What a 4-point inspection is
A 4-point inspection is a limited check of four systems in your home: the roof, the electrical, the plumbing, and the heating and cooling. Many Florida insurers require it for older homes, commonly those 25 to 30 years or older, to decide whether the home is safe enough to insure. It usually takes under an hour.
The roof is the part that matters most
For the roof, the inspector looks at its age, the material and its condition, any visible leaks or damage, and how many years of useful life it has left. This ties directly to Florida law. Under state statute, an insurer cannot refuse to cover you solely because of roof age if the roof is less than 15 years old. If it is 15 years or older, you can get an inspection, and the insurer cannot drop you solely for age if the roof has at least 5 years of useful life remaining. Note that roof age is measured from the last time the entire roof surface was replaced. We cover the bigger picture in roof age and home insurance.
The 5-year rule is your leverage
If your roof is over 15 years old but still has life in it, a roofing contractor's letter documenting at least 5 years of remaining life can block an age-based non-renewal under the statute. Get that letter before you accept a non-renewal, not after.
What it costs and who does it
A 4-point inspection typically costs about 75 to 200 dollars, and it is performed by a licensed home inspector. For the roof portion specifically, insurers often prefer a condition letter from a licensed roofing contractor.
4-point versus wind mitigation versus a full inspection
These three get confused constantly, but they serve very different purposes. A 4-point inspection is for underwriting: is this older home safe to insure, and a failing roof can lead to non-renewal. A wind mitigation inspection is for discounts only, so it can save you money but never deny you coverage. A full home inspection is a buyer's tool, not an insurance document at all.
What to do if your roof fails
If your roof is too old, leaking, or short on remaining life, the insurer may non-renew you or require a replacement as a condition of coverage. You have a few moves: get a roofing contractor's condition letter to document remaining life and lean on the 5-year protection, make targeted repairs, or replace the roof. A replacement resets the age, restores full replacement cost coverage, and unlocks wind mitigation credits. If you are replacing after storm damage, be aware of how much of the roof is involved, which can trigger Florida's 25 percent rule.
“On a 4-point inspection, the roof is the make-or-break system. If yours is aging, get a contractor's letter on its remaining life before renewal, not after.”
Line up a roofer who knows the rules
Whether you need a condition letter or a full replacement, you want a roofer who understands Florida's inspection and insurance rules. For what an inspection runs, see roof inspection cost, and to find the right pro, how to find a licensed roofing contractor in Florida.
With Hommy you can post your job once and get quotes and condition letters from vetted Florida roofers, each with real ratings from other homeowners, so you can pass your 4-point and keep your coverage.
