Citizens 4-Point Inspection Requirements in Florida
If your home is insured with Citizens Property Insurance, or your agent is moving you to Citizens, there is a good chance you will be asked for a 4-point inspection. Kelting Inspections & Services completes 4-point inspections across Southwest Florida on the form your agent asks for, with photos of each system. Owner Wesley Bulifant is a Florida licensed home inspector (HI7956) and InterNACHI Certified Professional Inspector, and we have been inspecting Southwest Florida homes since 2013.
Book your 4-point inspection online or call or text (941) 655-8888. Get an instant quote when you book online.
When Citizens requires a 4-point inspection
Citizens says it requires a 4-point inspection for property owner, dwelling and mobile home applications on homes more than 20 years old. Citizens raised the bar from 30 years to 20 years starting in 2022, so many homes built in the 1990s and early 2000s around Port Charlotte, Punta Gorda and North Port now need one.
- New policies: required on new applications for homes over 20 years old.
- Renewals: Citizens says a 4-point is generally not required at renewal, unless its underwriters ask for one on a case-by-case basis.
- Condos and renters: Citizens says the 4-point requirement does not apply to condominium unit and tenant policies.
- How recent: the inspection must have been completed within the last year by a verifiable Florida-licensed professional, such as a licensed home inspector.
Other insurers set their own rules, and some ask for a 4-point on younger homes. Ask your agent which rule applies before you book.
What a Citizens 4-point inspection covers
A 4-point inspection is a snapshot of the four systems most likely to cause a claim. The inspector must report the age, type and condition of each one.
Roof
Covering type, approximate age, remaining useful life, and any visible damage or signs of leaks, including stains in the attic and ceilings.
Electrical
Panel brand and condition, breaker and wire sizing, wiring type and visible hazards such as exposed wiring or double-tapped breakers. Many insurers will not write a policy on homes with Federal Pacific Stab-Lok or Zinsco panels, fuse boxes, or aluminum branch wiring.
Plumbing
Supply and drain piping materials, the water heater’s age and condition, and any active leaks. Citizens says homes with polybutylene piping, active leaks or unrepaired water damage are not eligible for coverage.
Heating and air conditioning
The system’s age, condition and whether it is working.
Fix serious hazards before you apply
Citizens says serious hazards or deficiencies, such as exposed wiring, active leaks or evidence of leaks, should be repaired before an application is submitted. That is why we suggest booking your 4-point early. If we find something your insurer is likely to flag, you have time to get it repaired and documented before the policy needs to be bound.
Quick things to check before we arrive:
- Clear access to the electrical panel, water heater, AC air handler and attic hatch
- Panel cover screws in place and no open breaker slots
- Any dripping fixtures or water heater leaks repaired
- Dates and permits for any roof, AC, water heater, electrical or re-pipe work
See our 4 things to check before a 4-point inspection for more.
Older roofs need their own inspection
Citizens also has an older-roof rule. Shingle and other soft roofs older than 25 years, and tile, slate, clay, concrete or metal roofs older than 50 years, need documentation showing at least five years of remaining useful life. A Florida-licensed inspector completes a separate Roof Inspection Form for that. If the roof has less than five years left, Citizens says proof of a full roof replacement is needed before a policy is written. We can complete a roof certification on the same visit as your 4-point.
Add a wind mitigation report while we are there
A 4-point inspection is about eligibility. A wind mitigation inspection is about savings. It documents the wind-resistant features of your home on the state’s current OIR-B1-1802 form, and Florida insurers, including Citizens, offer premium discounts for documented features. Most of our clients book both on one visit. If you are buying, we can do them during your full home inspection.
Timing during hurricane season
Citizens says it will not write new policies or make policy changes while a tropical storm or hurricane watch or warning is in effect for any part of Florida. If you are closing between June 1 and November 30, get your insurance inspections done early so your coverage is not stuck waiting on paperwork.
Frequently asked questions
Does Citizens require a 4-point inspection at renewal?
Generally no. Citizens says the 4-point is required on new applications for homes more than 20 years old, and its underwriters may ask for one at renewal on a case-by-case basis.
Do I need a 4-point for a condo with Citizens?
Citizens says the 4-point requirement does not apply to condominium unit or tenant policies. Other insurers may still ask for one, so check with your agent.
How old can my 4-point inspection be?
For Citizens, the inspection must have been completed within the last year. Other insurers typically accept a 4-point for about a year, but each sets its own rule.
Can a house fail a 4-point inspection?
The inspection documents what is there and its condition. Your insurer decides whether to write the policy or ask for repairs first.
Can you do the 4-point, roof inspection and wind mitigation on one visit?
Yes. That is how most of our clients book them, and you get your completed forms by email within 24 hours.
Book your Citizens 4-point inspection
Pick a time online, or call or text (941) 655-8888. We serve Port Charlotte, Punta Gorda, North Port, Englewood, Venice, Sarasota, Bradenton, Cape Coral, North Fort Myers, Fort Myers and Naples. See our 4-point inspection page and our Florida insurance inspections guide for more. Get an instant quote when you book online.
