4-Point Inspection Aventura, FL | Condo and Home Reports

4-point in a tower city

Aventura 4-Point Reports: Age, Units and the Roof You Do Not Own

Citizens requires a 4-point on property owner, dwelling and mobile home applications for properties more than 20 years old, and private carriers set their own limits. Here is how that plays out when the building is rarely just yours.

Local field sheetAventura, FL

Sheet · 4-Point Inspection

A city of about 3.5 square miles, a quarter of it water, built mainly as condo towers from the 1970s on around Turnberry and Williams Island, with smaller pockets of townhomes, villas and gated single-family homes.

County: Miami-Dade County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 7.7 miles from 3610 N 65th Ave, Hollywood
Typical homes: Condo towers from the 1970s to the 2010s, 1960s mid-rises at Point East, some townhomes and villas
Single-family: Few: gated enclaves such as Island Estates, with homes listed from about 2000 to 2009
Roofs: Association roofs on towers. On townhomes and villas, the community's documents decide who holds them
Condos: More than 40 condo developments by one 2013 count. Recertification runs under Miami-Dade Section 8-11(f)
Water and salt: Intracoastal, Dumfoundling Bay, Maule Lake and the Ojus Canal. Flood zones vary by address
ZIP codes: 33180 · 33160

Neighborhoods we cover

Turnberry Isle
Williams Island
Country Club Drive
The Waterways
Point East
Island Estates
Mariner Village
Golden Pointe
Portsview
Aventura Marina
The Hamptons
Island Way
Harbor Village
Terzatto Villas
Aventura Bay
Parc Central

Towers have already passed the limit
Williams Island's first tower dates to 1985, and the Turnberry area goes back to the 1970s. A building that looks new from the lobby can be well over 20 years old, with original wiring and plumbing behind the updated finishes.
The roof question on a unit
The report has a roof section, and in a tower that roof belongs to the association. Ask your agent how your carrier wants it handled. We report what we can verify, and the building manager may be able to supply the last re-roof date.
Panels and pipes from the early buildings
Units from the late 1960s and 1970s can carry Federal Pacific or Zinsco panels and aluminum branch wiring, and buildings plumbed from the late 1970s to the mid-1990s may have polybutylene. Insurers ask about these directly, so we document what is visible inside the unit.

The four systems

What an Aventura 4-Point Report Records

Tap a pin or scroll. Each note is written around what an underwriter wants to know about units and homes in this city.

Roof
Type, age, condition and remaining life on a house or townhome. For a tower unit, we note that the association holds the roof and report what can be verified.
Age · condition · remaining life
Electrical panel & wiring
Panel brand, amperage, breakers and wiring type in your unit. The building's own risers usually stay with the association, so we focus on what serves you.
Panel brand · amperage
Plumbing
Supply and drain material, visible leaks, fixtures and shutoffs. Shared stacks belong to the building, but a leak there can still show up on your wall.
Pipe material · leaks
Water heater
Age, location, TPR valve, discharge line and any leaks. In a stacked building, a closet tank failure can reach the unit below, which is why carriers care.
Age · TPR valve
Heating & air conditioning
Manufacture year and operation of your equipment. Salt air off Dumfoundling Bay can age an outdoor condenser early, and some towers use shared water loops instead.
Age · operation

Home inspector checking an electrical panel during a 4-point inspection in Florida

Panel check

Why insurers ask

Why an Aventura Underwriter Wants a 4-Point

Many of the city's roughly 26,000 housing units sit in buildings past the age where carriers want documentation. An underwriter cannot see behind a renovated kitchen, so a 4-point puts panel brand, pipe material and equipment ages on paper, whether the property is a unit, a townhome or a house.

This is not a full inspection. It is a short, focused report made for an underwriter: what is there, how old it is and what condition it is in. That keeps the visit quick and leaves time to call an electrician or plumber if something needs attention before your deadline. We do not pass or fail anything, and your insurer makes the decision.

Insurer-ready report with photos of each system
Works for units, townhomes and single-family homes
Same- or next-day visits when the deadline is close

Older towers
Citizens looks at properties over 20 years old, and many buildings here are. Private carriers set their own limits.
Renovated units
New cabinets do not change the panel or the pipes. The report shows an underwriter what sits behind them.
Renewal notices
Learn what the report will say while there is still time to replace a panel or fix a leak.
Buying before closing
Order it in your inspection period, so you know the unit or home can be insured.

Know before you file

Common 4-Point Problems in Aventura Units and Homes

Every insurer has its own guidelines, but these are the findings worth checking early in buildings of this age.

Federal Pacific, Zinsco or Challenger panelsOlder panel brands many insurers won't accept without replacement.
Aluminum branch wiringCommon in some 1960s–70s homes; often requires remediation or an electrician's evaluation.
Cloth or knob-and-tube wiringOlder wiring types that most carriers decline.
Polybutylene supply linesGray plastic plumbing known for failures and a frequent deal-breaker.
Roof at or past the insurer's age limitEach carrier sets its own maximum roof age and condition requirements.
Active leaks or water damageVisible leaks at fixtures, the water heater or the roof are flagged.
Double-tapped breakers or exposed splicesFixable electrical hazards an underwriter will ask about.
HVAC not workingThe system must be operating and in reasonable condition at the time of inspection.

If we find one of these, we explain it in plain English so you can get a quote from a licensed electrician, plumber or roofer before your policy deadline. Insurer guidelines vary, and your agent has the final word.

Simple from start to finish

Getting a 4-Point Report in Aventura

Give us your deadline
Policy expiring or closing near? Same- or next-day visits are often possible, seven days a week.
Clear access
Towers often need a heads-up to the front desk, and panel and A/C closets need to be reachable.
Four systems documented
Peter photographs the panel, plumbing, water heater, A/C and any roof you are responsible for.
Report to your agent
It usually reaches you the same day. Forward it on, and ask us about anything that needs work.

Peter Lemos, certified home inspector in South Florida

Your inspector

Peter Lemos, Certified Master Inspector®

Locally owned in Hollywood, FL and serving South Florida since 2008. Peter holds InterNACHI certifications in wind mitigation, 4-point and mold inspection, and clients rate Global Home Inspectors 5 stars on Google.

Meet Peter

2008Since

4.9★Google

3Counties

24hReports

Client notes · Google reviews

What South Florida Homeowners Say

4.9 Based on 82 Google reviews

“I called Global Home Inspectors to conduct a 4 point inspection and wind mitigation inspection. Peter arrived on time and was very professional. He started the inspection process immediately and took pictures. I received my report the same day and I am very pleased with the service. …”

Monique M.4-point & wind mitigation

“From start to finish, Peter was prompt, professional, and incredibly thorough. He took the time to explain every detail, answer our questions, and provide a clear and comprehensive report.”

Kendry A.Home inspection

“He was able to come out and complete the inspection within 24 hours and send me the report the same day. Most companies would have taken a week to come out and another week to send the report.”

R. Mast4-point inspection

“After a few upgrades to our home, we needed to provide our insurance company with an updated 4 point & wind mitigation inspection. I’m so glad I went with Peter because he was fantastic! He arrived on time, was a great communicator, and sent the reports very quickly. …”

Mari H.4-point & wind mitigation

“Peter visited my place as scheduled and came prepared with a good understanding of my house's historical record. … I received the report 20 minutes right after his leave. Super fast! … p.s. the drone is really cool; used to take a full view of the roof.”

NeilInsurance inspection

“Mr. Lemos is very responsive, attentive, customer friendly. Working with him and mutual customer was an absolute breath of fresh air. …”

Angela C.Insurance agent, State Farm

Read all 82 reviews on Google Leave a review See all client reviews

Good questions

4-Point Questions From Aventura Owners

Common questions from Aventura unit owners and buyers. If yours is not here, call (954) 297-0317.

Does my Aventura condo need a 4-point?

It depends on your carrier. Citizens' rule covers property owner, dwelling and mobile home applications on properties more than 20 years old, and private carriers set their own limits, often between 20 and 30 years. Some HO-6 carriers ask for one on older units, so ask your agent.

What goes in the roof section if my building is a tower?

We report what we can verify and note that the association holds the roof. Your manager may be able to supply its age or permit date. How your carrier treats that section is its own decision, so ask your agent what it will accept.

The unit was fully renovated. Do I still need one?

If your carrier asks, yes. A renovation can update the finishes while the panel, plumbing and A/C keep their own ages. If those were replaced too, permits and receipts help, and the report reflects what is there now.

My Williams Island building is from the 1990s. Can it be over the limit?

Yes. Any Aventura building from the 1990s is past 20 years old today, so it is over the age Citizens uses. Private carriers may use a higher limit, which means the answer still depends on who insures you.

How long is a 4-point report good for?

Insurers each set their own rule, and many accept one for about a year. Confirm with your agent before reusing an old report, particularly after replacing a panel or an A/C.

Can you do wind mitigation too?

Yes, on a house or townhome in Aventura, both fit one visit. For a unit in a tower, ask your agent first whether a wind mitigation report would change anything on your policy, since the roof items are out of your hands.

Is a 4-point the same as a condo inspection?

No. A 4-point is a limited insurance report on four systems. A condo inspection covers the whole unit, from appliances to the balcony, and is what you want when buying. Many buyers order both.

Often booked together