4-Point Inspection Boca Raton, FL

Growth-era homes

What Boca Raton Homes Put in Front of an Underwriter

The city's population more than doubled between 1970 and 1990, so a lot of houses crossed the insurance age limits long ago. These items tend to shape the conversation.

Local field sheetBoca Raton, FL

Sheet · 4-Point Inspection

A 1920s Mizner core and 1960s subdivisions near the Intracoastal in the east, condo towers on the barrier island and downtown, then gated club communities running west, some of them beyond the city limits despite a Boca Raton address.

County: Palm Beach County, FL
Building code zone: Outside the HVHZ · region set by design wind speed
From our office: 23.3 miles from 3610 N 65th Ave, Hollywood
Typical homes: 1920s Spanish-style houses, one-story 1960s subdivisions, gated club homes further west
Roofs: Barrel and flat tile on Mediterranean-style homes, plus shingle, metal and flat sections
Condos: Barrier island and downtown towers, plus inland low-rise buildings and club villas
Wind form: Outside the HVHZ. The Region answer depends on the design wind speed at the address
Water and salt: Ocean, Intracoastal, Lake Boca Raton and canals on the east side. Flood zones vary by address
ZIP codes: 33428 · 33431 · 33432 · 33433 · 33434 · 33486 · 33487 · 33496 · 33498

Neighborhoods we cover

Old Floresta
Pearl City
Downtown and Mizner Park
Royal Palm Yacht and Country Club
Camino Gardens
Boca Square
Boca Harbour
The Sanctuary
Marina Del Mar
Rio Del Mar
Via Verde
Royal Palm Polo
Broken Sound
Woodfield Country Club
Boca West

Polybutylene from the club-building years
Homes plumbed from the late 1970s to the mid-1990s may have polybutylene supply lines, and that window overlaps much of the city's growth. Carriers ask about pipe material directly, so we identify what is visible at the water heater and under sinks.
A tile roof on old underlayment
Citizens wants documentation of five years of remaining life on hard roofing past 50 years or soft roofing past 25, and private carriers set their own rules. Tile from the 1980s can still look fine while the layer under it is worn, so we report what we can and can't see.
Panels in the early subdivisions
Federal Pacific and Zinsco panels went into homes of the 1960s and 1970s, the period when Royal Palm and Camino Gardens took shape. A remodeled kitchen says nothing about the panel, so the cover comes off where it is safe, whatever the rest of the house looks like.

Four systems, five checks

What a 4-Point Inspection in Boca Raton Looks At

Step through the list, or tap a pin, to see what an underwriter wants on each system in a house of this age.

Roof
Covering type, age, condition and remaining useful life, including tile, shingle and any flat section behind a parapet. We note leaks, damage and what a re-roof permit shows.
Age · condition · remaining life
Electrical panel & wiring
Panel brand and amperage, breakers and wiring type. Large homes may have subpanels for additions, pools or guest wings, and each one is part of what gets read.
Panel brand · amperage
Plumbing
Supply and drain material, visible leaks, fixtures and shutoffs. Lines in this city run under the slab, so we report what shows and note anything suspect.
Pipe material · leaks
Water heater
Age, location, TPR valve and discharge line. Seasonal homes can sit unused for months, so we also look for signs of leaking at the connections.
Age · TPR valve
Heating & air conditioning
Manufacture year and operation for each air handler and condenser. Homes with several systems mean several data plates to photograph, and coastal units get checked for salt wear.
Age · operation

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

Panel check

Why carriers ask

Why Boca Raton Policies Often Hinge on a 4-Point Inspection

Citizens requires a 4-point for all property owner, dwelling and mobile home applications on properties more than 20 years old. Private carriers set their own limits, often between 20 and 30 years. That can reach almost anything built here before the mid-2000s, including villas and patio homes in communities that still look new from the street.

The report has to come from an inspector licensed by Florida, and it covers the age, type and condition of wiring, heating, plumbing and roof, nothing else. That makes for a shorter visit than a full home inspection and a document built for an underwriter. Many carriers accept one for about a year, but the insurer sets the rule.

Photos of each system for the underwriter
Visits scheduled seven days a week
Pairs with a wind mitigation form

Policy renewal notice
Citizens looks at homes past 20 years, and private carriers vary. Your agent can tell you which line applies.
Time before your deadline
Seeing what the underwriter will see leaves time to call an electrician or a roofer if something needs work.
Seasonal owners
If you are away for the summer, we can coordinate access with your property manager or association.
Buying a club home
Order it during the inspection period so you know a carrier will take the home before you close.

Common flags

4-Point Findings That Slow Down Boca Raton Policies

Insurers differ on what they accept. These are the items most likely to bring a follow-up question on homes 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

A Boca Raton 4-Point Inspection, Start to Finish

Start with the deadline
Renewal date or closing date first. We book seven days a week, 5 AM to 10 PM, and give you a firm price.
Walk the four systems
Peter photographs the roof, panel and wiring, supply and drain lines, water heater and each A/C system.
Report, usually that day
You get the completed 4-point with photos, laid out the way an insurance underwriter reads it.
Your agent takes it from there
Send it to your agent. If a finding could be a problem, we explain it in plain English first.

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 Boca Raton Homeowners

What owners and buyers ask us. Call (954) 297-0317 if yours is not here.

My Camino Gardens house dates from the 1960s. What will the underwriter focus on?

The panel, wiring type and supply lines first, since Federal Pacific, Zinsco, aluminum branch wiring and galvanized pipe are era clues. A re-pipe or panel change since then helps your file, so keep those permits handy. We report what is there.

Does a 4-point work differently for West Boca homes outside the city limits?

No. Citizens and private carriers set their age rules by policy, not by municipal line. What changes is where you look for permit records on a replaced roof, panel or A/C: Palm Beach County instead of the City of Boca Raton.

My Boca Raton house looks new. Why does my insurer want a 4-point?

Because the rule goes by age, not appearance. A home in a well-kept community can be 30 years old with fresh paint, and a remodel doesn't always replace the panel or the pipes.

How long does the report stay good?

Insurers decide. Many accept a report for about a year, but a new panel, re-pipe or roof is a reason to update it sooner. Ask your agent before you reuse one.

Does the report cover every A/C system in a large home?

Yes. We document each system we can access, with age and operation. In a large Boca Raton home that can mean two or more condensers and air handlers, and we photograph the data plate for each one.

Can a condo in Boca Raton need a 4-point?

Some HO-6 carriers ask for one on older units, so check with your agent. The report then focuses on what belongs to your unit. See our condo inspection page for how that works in towers and low-rise buildings.

Can you do the wind mitigation form at the same time?

Yes, and doing both at once saves a second appointment. The wind mitigation form has its own wrinkle here: the Region item depends on the design wind speed at your address.

Often booked together