4-Point Inspection Davie, FL | Report Usually Same Day

Davie, FL four-point inspections

Who Needs a 4-Point in Davie Now

The 20-year line keeps moving. Citizens applies it to dwelling and mobile home applications alike, and private carriers set their own limits, often between 20 and 30 years. Three groups of owners here run into it.

Local field sheetDavie, FL

Sheet · 4-Point Inspection

A town with rural roots that grew in layers: horse properties and acreage lots, planned subdivisions from the 1980s on, condos and townhomes near the campuses and golf courses, and a long list of mobile home parks.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 3.1 miles from 3610 N 65th Ave, Hollywood
Typical homes: Acreage and horse properties, subdivisions from the mid-1980s to the 2000s, and older homes in Old Davie
Mobile homes: An older Town report counted about 25 parks and more than 5,400 units
Condos: Garden condos at Pine Island Ridge and near the campuses, plus townhomes in gated communities
Water and sewer: Town or City of Sunrise service in many areas, private wells and septic on some lots
Flood exposure: Most of the town's mapped flood zone lies in the C-11 West basin. Check by address
ZIP codes: 33312 · 33314 · 33317 · 33324 · 33325 · 33326 · 33328 · 33329 · 33330 · 33331

Neighborhoods we cover

Old Davie
Pine Island Ridge
Forest Ridge
Long Lake Ranches
Shenandoah
Rolling Hills
Flamingo Groves
Tropical Estates
Harmony Lakes
Poinciana Parc
New River Estates

Early-2000s subdivisions just crossed the line
In 2026, a home finished in 2005 is already past 20 years. That reaches communities such as Long Lake Ranches, where many houses went up around 2002. Original A/C units, water heaters and roofs may still be in place, and an underwriter reads those first.
Owners in the mobile home parks
An older Town report counted about 25 mobile home parks and more than 5,400 units in Davie. Citizens' rule covers mobile home applications, so tell us the year of the home and what your carrier asked for when you call.
Plumbing from the 1980s and 1990s
Polybutylene supply lines were used from the late 1970s to the mid-1990s, which overlaps the early years of Forest Ridge and Shenandoah. Not every home has it, and some may have been repiped. We report the material we can see, since carriers ask directly.

Four systems, five checks

What a Davie 4-Point Inspection Reports

Scroll or tap a pin to see what the underwriter reads about each system, and what tends to differ on properties around town.

Roof
Covering type, age, condition and remaining useful life, with leaks or damage noted. Early-2000s roofs may be reaching the age carriers start to question.
Age · condition · remaining life
Electrical panel & wiring
Panel brand and amperage, breakers and wiring type. Panels from the 1960s and 1970s, like Federal Pacific or Zinsco, draw questions in the town's oldest homes.
Panel brand · amperage
Plumbing
Supply and drain materials, visible leaks, fixtures and shutoffs. This covers plumbing inside the home's system, so it does not test a well or septic tank.
Pipe material · leaks
Water heater
Age, location, TPR valve and discharge line, plus any leaking. Whether it sits in a utility room or a closet, we photograph the data plate for the year.
Age · TPR valve
Heating & air conditioning
Manufacture year and operation of the air handler and condenser. Larger homes with two systems need both dated, since a carrier may ask about each.
Age · operation

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

Panel check

Why insurers ask

Why Your Davie Carrier Wants a 4-Point Inspection

A carrier cannot see your panel from the office. The 4-point gives the underwriter photos and facts on the systems that worry them most, and Citizens requires it on property owner, dwelling and mobile home applications for properties more than 20 years old. The report must come from an inspector licensed by the state, and it covers the age, type and condition of wiring, heating, plumbing and roof.

It is a limited report, not a full home inspection. It will not tell a buyer about the well, the barn or the septic tank, and it does not cover the structure. That also makes it quick: a short visit, a report usually the same day, and time to call an electrician or plumber if something needs attention before your deadline.

Photos and details in the format carriers ask for
Seven-day scheduling when a deadline is close
Pairs with a wind mitigation report on one trip

Past the 20-year mark
Citizens asks on properties more than 20 years old. Private carriers set their own limits, so ask your agent which applies to you.
Time to fix it
Seeing the findings early leaves room to replace an old panel or water heater before the renewal date.
What underwriters read
Ages, materials, amperage and condition, each with clear photos, so there is less back and forth.
Buying an older place
Order it during your inspection period to learn whether the home can be insured on terms you accept, before you close.

Know before you file

4-Point Findings That Can Hold Up a Davie Policy

Carriers write their own guidelines, so none of these is automatically fatal. They are simply the items worth knowing about before your agent submits the report.

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

How a Davie 4-Point Inspection Works

Send your deadline
Tell us the address, year built and when the policy or closing date falls. A firm price comes first.
Roof to water heater
Peter looks at and photographs each system, recording data plates, panel details and pipe materials.
Your report arrives
In most cases, the finished 4-point with photos comes back the day of the inspection.
Give it to your agent
If a finding needs work, he explains it in plain English so you can call the right contractor.

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 Inspection FAQs for Davie, FL

Straight answers on four-point inspections around town. Something else? Call (954) 297-0317.

My Davie home is only about 20 years old. Does it really need a 4-point?

It might. Citizens requires one on properties more than 20 years old, so in 2026 a house built before about 2006 is past that line. Private carriers set their own limits, often between 20 and 30 years, so your agent can say which applies.

Does a mobile home in Davie need a 4-point?

It can. Citizens' rule covers mobile home applications on properties more than 20 years old, and private carriers set their own terms. Call with the year of the home and what your carrier asked for, and we will tell you how we can help.

Does a 4-point check my well or septic system?

No. It reports on the roof, electrical, plumbing and A/C for an underwriter. If your Davie home runs on a well, testing the water is a separate add-on, and a septic tank is a question for a septic contractor.

Do barns and guest houses go on the 4-point?

The report is built around the insured dwelling. If your policy also covers a detached building on your Davie lot, ask your agent what the carrier wants to see, and tell us when you book.

How long is a 4-point report valid?

The insurer decides, though many accept a report for about a year. If you have replaced the roof, panel or water heater since then, ask your agent before reusing it.

What if an old panel shows up on my report?

The report simply describes it. Carriers make the call, and some brands are often declined. If yours may be one of them, get a quote from an electrician while you still have time before the deadline.