What the Inspection Covers
The inspection evaluates exactly four systems. No more, no less.
- Roof — The inspector documents the type of roof covering(s) (shingle, tile, metal, flat, etc.), its age, its overall condition, and an estimate of its remaining useful life. This is the section that generates the most issues for homeowners, because insurance carriers assign specific life expectancies to different roofing materials and generally will not insure a roof with fewer than five years of estimated life remaining. Citizens and most private carriers use general benchmarks — roughly 20 years for standard asphalt shingles, less for three-tab shingles, and 25 to 30 years for tile. If the roof has visible damage, missing material, active leaks, or signs of prior leaks, that will be documented. If only a portion of the roof has been replaced, the inspector must note what percentage was updated and when.
- Electrical — The inspector examines the main electrical panel, including its brand, age, amperage, and condition. They document the type of wiring present throughout the home — copper, aluminum, cloth-jacketed, or a combination. Specific panel brands are known problems. Federal Pacific (Stab-Lok) and Challenger electrical panels have well-documented histories of safety issues and are flagged by virtually every insurance carrier. Single-strand aluminum branch wiring, commonly found in homes built during the 1960s and 1970s, is another significant concern — if it is present, insurers typically require documented proof that remediation has been performed by a licensed electrician using an approved method such as COPALUM crimping or AlumiConn connectors. The 2025 update to the Citizens form added new fields specifically requiring inspectors to identify multistrand aluminum wiring and cloth-jacket rubber-insulated wiring, two types that were being frequently misidentified or overlooked under the previous version of the form. Beyond the big-ticket items, more common issues like double-tapped breakers — where two wires are connected to a single breaker terminal that is only rated for one — are found regularly and must be documented.
- Plumbing — The inspector identifies the types of supply and drain piping throughout the home (copper, PEX, CPVC, galvanized, cast iron, polybutylene, ABS, etc.) and documents the age and condition of the water heater. Polybutylene piping, which was widely installed in Florida homes from the late 1970s through the mid-1990s, is one of the most significant red flags on a 4-point inspection. It has a well-documented history of premature failure and is considered uninsurable by most carriers. Galvanized steel supply lines, which corrode from the inside out over time, are also commonly flagged. The water heater is evaluated for age, condition, and the presence of a temperature and pressure relief (TPR) valve — and critically, whether that valve has a proper discharge pipe routed to the exterior or to an appropriate drain location. A missing or improperly routed TPR discharge pipe is one of the most frequently found issues on a 4-point inspection. It is usually an inexpensive fix, but it must be addressed before the report will be accepted.
- HVAC — The inspector documents the age and condition of the heating and cooling system, including the air handler and condensing unit. Insurance carriers want to confirm that the home has a functioning central heat source — homes that rely solely on portable heaters or window units may face coverage challenges. Most central HVAC systems in Florida have a useful life of roughly 15 to 20 years, and systems approaching or exceeding that range will be noted. The inspector checks for visible leaks, unusual corrosion, and general signs of whether the system appears to have been maintained.