4-Point Inspection Delray Beach, FL | Older Homes and Condos

What underwriters ask

Delray Beach 4-Point Reports: Where the Age Questions Land

The census counted about 34,000 residents here in 1980 and 60,000 by 2000, then barely more a decade later. That timing puts a lot of local housing past the 20-year line Citizens uses.

Local field sheetDelray Beach, FL

Sheet · 4-Point Inspection

A historic core of 1920s to 1940s houses around Atlantic Avenue and the Marina, canal and beachside streets along the Intracoastal, and, outside the city limits to the west, large 55+ condo communities with Delray Beach mailing addresses.

County: Palm Beach County, FL
Building code zone: Outside the HVHZ · region set by design wind speed
From our office: 30.4 miles from 3610 N 65th Ave, Hollywood
Typical homes: Frame and masonry houses from 1902 to the 1940s downtown, then mid-century and newer rebuilds
West of town: 55+ condos from the 1970s to the 1990s, some unincorporated but with Delray Beach addresses
Roofs: Mission and Mediterranean tile, flat parapet sections, cottage gables, association roofs on condos
Condos: One- and two-story buildings in Kings Point, low-rise near the beach, newer units downtown
Water and salt: Intracoastal seawalls, king tides on low streets, Tropic Isle canals. Flood zones vary by address
ZIP codes: 33444 · 33445 · 33446 · 33483 · 33484

Neighborhoods we cover

Marina Historic District
Old School Square
Del-Ida Park
Nassau Park
West Settlers
Pineapple Grove
Osceola Park
Lake Ida
Seagate
Vista Del Mar
Tropic Isle
Rainberry Bay
Lakes of Delray
Kings Point
High Point
Villages of Oriole

1970s condos out west
Kings Point went up from 1973 to 1985 and High Point of Delray from 1973 to 1984, so original equipment there can be more than 40 years old. Panels from the 1970s, including Federal Pacific and Zinsco types, are worth confirming before an HO-6 carrier asks.
Old systems behind new finishes
A remodeled cottage near Old School Square can look new and still have older wiring, galvanized supply lines or cast iron drains out of sight. Houses updated in stages have systems of different ages, so any permits or invoices you can share help pin down the dates.
The polybutylene years
Communities finished in the 1980s and early 1990s, such as Lakes of Delray, fall in the period when polybutylene supply lines were in use, roughly the late 1970s to the mid-1990s. Underwriters ask about pipe material directly, so we identify what we can see.

Four systems, five stops

What a Delray Beach 4-Point Inspection Records

Tap a pin or scroll. Each stop shows what the underwriter reads first on an older home or condo.

Roof
Type, age, condition and remaining useful life. For a condo, the association's records often supply the roof date, so ask for them ahead of the visit.
Age · condition · remaining life
Electrical panel & wiring
Panel brand, amperage, breakers and wiring type. We note Federal Pacific or Zinsco panels and aluminum branch wiring, both possible in homes of the 1960s and 1970s.
Panel brand · amperage
Plumbing
Supply and drain material, leaks, fixtures and shutoffs. Cottages near Atlantic Avenue may still have galvanized pipe, and later builds may have polybutylene.
Pipe material · leaks
Water heater
Age, location, TPR valve and discharge line. In a two-story condo, a leaking tank becomes the downstairs neighbor's problem too, so we look closely.
Age · TPR valve
Heating & air conditioning
Year of manufacture and operation of the air handler and condenser. Units on the beach side take more salt, which can age a coil early.
Age · operation

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

Panel check

The underwriter's view

What Your Delray Beach Insurer Is Really Asking For

An inspector holding a Florida license has to report the age, type and condition of the wiring, heating, plumbing and roof. Citizens requires this for all property owner, dwelling and mobile home applications on properties more than 20 years old, and private carriers draw their own lines, often between 20 and 30 years. In a city with this many building eras, the same carrier can see a 1920s house and a 1985 condo very differently.

This is a short, focused report rather than a full home inspection, which keeps the visit quick. That also leaves time to get a quote from a licensed electrician or plumber if something looks like a problem before your policy or closing date. Many carriers accept a report for about a year, though your insurer sets the rule.

Photos and details for all four systems
Usually delivered the same day
Pairs well with a wind mitigation inspection

Renewal notice in hand
Your carrier asks for one, often with a deadline. We work seven days a week, 5 AM to 10 PM.
Buying an older property
Confirm the place can be insured during your inspection period, not the week before closing.
Long-held or inherited unit
If nobody has replaced the panel or water heater in decades, see them through an underwriter's eyes first.
Old parts, new paint
A remodel can hide older systems. The report covers what the insurer needs to know, not how the kitchen looks.

Findings that stall a policy

4-Point Findings That Slow Down Delray Beach Policies

Each carrier has its own guidelines, but these are worth knowing about ahead of time, especially in older houses and condos.

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 Delray Beach 4-Point Inspection Works

Share your deadline
Give us the date on your renewal notice or contract, plus any roof or panel paperwork.
We go through the four systems
Roof, panel and wiring, plumbing, water heater and A/C, each one photographed.
Report, usually same day
You get the finished 4-point, ready for your agent, typically the day of the visit.
If something needs work
We explain the issue in plain English so you can get a contractor's quote in time.

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 Delray Beach, FL

What Delray Beach owners and buyers want to know. Not listed? Call (954) 297-0317.

Does a Kings Point condo need a 4-point?

It depends on your HO-6 carrier, since some ask for one on older units. Kings Point was built from 1973 to 1985, so every unit is well past the usual age limits. Ask your agent, and if the answer is yes, it fits easily into a single visit.

Who provides the roof details on a condo?

The association usually maintains the roof, so ask it for the last re-roof date and any paperwork. We report what we can observe, and a date from the association gives your underwriter something firm to work with.

Will a 1920s Delray Beach house automatically fail?

No, because there is no pass or fail. We document what is there, and your insurer decides. A well-updated old house can report cleanly, while a newer one with a problem panel may need work first.

How long does a 4-point stay valid?

Insurers set the rule, and many accept a report for about a year. If you swap the panel or re-roof in that time, a fresh report may serve you better than the old one.

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

No. It is a limited insurance report on four systems. As a buyer in Delray Beach, you want a full home inspection to see the rest: structure, attic, appliances, windows and more.

Can wind mitigation be done in the same visit?

Yes, and many owners do both at once. Keep in mind that in Delray Beach the wind mitigation form needs the design wind speed for your address, which we look up as part of the job.

Often booked together