Florida 4-point inspection: insurer age thresholds & roof rules
When each type of carrier requires a 4-point, the roof-age rules, and the report window — 2026.
✓ Reviewed June 27, 2026 · source: Citizens Property Insurance, FL OIRCitizens requires a 4-point on homes over 20 years old; many private carriers set it at 30 or 40 years. A 4-point is not required by law — it is required by your insurer to bind or renew a policy on an older home.
Citizens also wants the report dated within the last 12 months and applies roof-age limits (see below).
Age thresholds by carrier type
| Carrier | 4-point required at | Notes |
|---|---|---|
| Citizens (state-backed) | Over 20 years | Report dated within last 12 months |
| Many private carriers | 30 or 40 years | Varies by company and program |
| Newer homes | Usually not required | Below the carrier age threshold |
Citizens roof-age rules
For Citizens, the 4-point reviews roof, electrical, plumbing and HVAC, and the roof has its own limits:
- Soft roofs (shingle and similar) older than 25 years — need documentation of at least 5 years of remaining useful life.
- Hard roofs (tile, slate, clay, concrete, metal) older than 50 years — same 5-year remaining-life documentation.
Serious hazards found in a 4-point (exposed wiring, active leaks, FPE/Zinsco panels, polybutylene plumbing) usually must be fixed before a policy will bind.
Why this matters
The age threshold decides whether you even need the inspection, and the roof rules are the most common reason an older Florida home is declined. Pair the 4-point with a wind mitigation inspection to offset cost with premium credits.
Common questions
At what age does a Florida home need a 4-point inspection?
It depends on the insurer. Citizens Property Insurance requires a 4-point for homes over 20 years old, with the report dated within the last 12 months. Many private carriers set the threshold at 30 or 40 years. Newer homes usually do not need one.
What are Citizens' roof-age rules for a 4-point?
Citizens requires documentation of at least 5 years of remaining useful life for soft roofs (shingle) older than 25 years, and for hard roofs (tile, slate, clay, concrete, metal) older than 50 years.
Is a 4-point inspection required by Florida law?
No. A 4-point is not required by law; it is required by homeowners insurers to bind or renew a policy on an older home. The binding requirement comes from your carrier, not the state.
Sources
- Citizens 4-point & roof requirements — Citizens Property Insurance, accessed Jun 2026
- Citizens 2022 rule: 4-point required for 20+ year buildings — Citizens Property Insurance, accessed Jun 2026
- Uniform mitigation form & insurance regulation — Florida Office of Insurance Regulation, accessed Jun 2026