4-Point Inspection Fort Lauderdale, FL

4-point here

What Fort Lauderdale 4-Point Reports Bring Up

Citizens requires this report on properties more than 20 years old, and private carriers set their own limits. Given when this city was built, the questions tend to come down to what was never replaced.

Local field sheetFort Lauderdale, FL

Sheet · 4-Point Inspection

Finger isles and canals dredged in the 1920s, an old west side around Sailboat Bend, broad 1950s and 1960s subdivisions that filled in the rest, and condo high-rises along the beach and downtown.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 7.6 miles from 3610 N 65th Ave, Hollywood
Typical homes: Much of the city dates from the 1950s and 1960s, with older cottages in Sailboat Bend
Waterfront: About 165 miles of canals and waterways. Keeping a seawall in good repair is the owner's job
Condos: High-rises on Galt Ocean Mile and the beach, some from the late 1950s and 1960s, plus downtown towers
Historic area: Sailboat Bend, the city's largest local historic district, with more than 550 buildings
Water and salt: Salt air at the beach and isles. The April 2023 rain flooded parts of the city
ZIP codes: 33301 · 33304 · 33305 · 33306 · 33308 · 33309 · 33311 · 33312 · 33315 · 33316 · 33334

Neighborhoods we cover

Las Olas Isles
Nurmi Isles
Seven Isles
Rio Vista
Sailboat Bend
Victoria Park
Colee Hammock
Tarpon River
Harbor Beach
Harbordale
Central Beach
Galt Ocean Mile
Coral Ridge
Coral Ridge Isles
Imperial Point
Poinsettia Heights

Homes that started in 1960
Imperial Point began in October 1960, and other subdivisions grew up in the same years. Homes of that era can carry Federal Pacific or Zinsco panels, and aluminum branch wiring appears from about the mid-1960s. Know what you have before an underwriter asks.
Old bones in the oldest neighborhoods
Houses in Sailboat Bend, Rio Vista and Victoria Park can go back to the 1920s or earlier, and systems in homes that old are often updated in pieces. We report what we can see: galvanized supply lines, cast iron drains and mixed wiring.
Salt on the A/C and the roof metal
Carriers ask about the A/C's age and condition and the roof's remaining useful life. Homes on the isles and near the beach get the most salt, so condensers and flashing there can look older than their years. We photograph the data plates and the condition.

The four systems

What a Fort Lauderdale 4-Point Inspection Covers

Work through the list, or tap a pin, to read what an underwriter wants to see for each system at your address.

Roof
Covering, age, condition and remaining useful life. Citizens wants documentation on soft roofing past 25 years or hard roofing past 50.
Age · condition · remaining life
Electrical panel & wiring
Panel brand, amperage, breakers and wiring type. Homes from the 1960s and 1970s get the closest look, and we photograph what is inside the panel.
Panel brand · amperage
Plumbing
Supply and drain material, visible leaks, fixtures and shutoffs. Polybutylene can appear in homes plumbed from the late 1970s to the mid-1990s.
Pipe material · leaks
Water heater
Tank age, location, TPR valve and discharge line, plus any signs of leaking. The data plate photo answers the year question for the carrier.
Age · TPR valve
Heating & air conditioning
Manufacture year and operation of the air handler and condenser. A unit facing the ocean or a canal may show corrosion early.
Age · operation

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

Panel check

Why insurers ask

Why Insurers Want a 4-Point on a Fort Lauderdale Home

The city's population nearly quadrupled between 1950 and 1970, and by the late 1960s most of its land was built on. A house from that boom is well over 50 years old, even if the kitchen is new. Underwriters are not asking about the kitchen. They want to know about the panel behind the door and the pipes behind the walls.

This is a focused report, not a full home inspection. A Florida home inspector records the age, type and condition of wiring, heating, plumbing and roof, with photos. Because the visit is short and the report usually comes the same day, you have room to call an electrician or plumber before your deadline if something needs attention.

Photos and details for each of the four systems
Early, late and weekend appointments for tight deadlines
Combine it with wind mitigation on one trip

Older homes, all over town
Citizens asks on homes more than 20 years old. Private carriers choose their own limits, so confirm with your agent.
Before the renewal letter
See what an underwriter will see, while there is still time to schedule an electrician or a roofer.
Details carriers want
Ages, materials, amperage and condition, with clear photos that answer the usual follow-up questions.
Buying in Fort Lauderdale
Order it during your inspection period to find out whether the home can be insured before you close.

Know before you file

Common Deal-Breakers on Fort Lauderdale 4-Point Reports

Every insurer writes its own guidelines, but dated panels, pipe materials and worn roofs keep coming up in a city 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

How a Fort Lauderdale 4-Point Inspection Works

Share your deadline
Policy expiring or closing near? Tell us the date and we look for the earliest slot between 5 AM and 10 PM.
Four systems, with photos
Roof, panel and wiring, plumbing, water heater and A/C, each photographed for the underwriter.
Report, usually that day
Your completed 4-point arrives with photos, typically on the day of the visit.
Pass it to your agent
Your agent sends it on. If a finding may cause trouble, Peter explains it without jargon.

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 Fort Lauderdale, FL

Straight answers for owners, buyers and agents here. Ask us anything else at (954) 297-0317.

Does my Fort Lauderdale home need a 4-point inspection?

If it is more than 20 years old and the policy is with Citizens, yes. Private carriers set their own limits, often between 20 and 30 years. Your agent can tell you which applies, and much of this city was built well before those cutoffs.

Will a 1920s house in Sailboat Bend pass a 4-point?

A 4-point is a report, not a pass or fail, and the insurer decides. We record what is there. Updated panels and pipes read better than original ones, so any permits showing when the work was done are worth having on hand.

I own a condo on Galt Ocean Mile. Do I need a 4-point?

Some HO-6 carriers ask for one on older units, so check first. On a high-rise unit we cover the systems inside the unit, and the association handles the roof. Our condo inspection page covers what else a unit buyer should check.

How long does a report stay good?

Insurers set the rule, and many accept a report for about a year. Ask your agent before you reuse an older one, especially after a new roof or panel.

What if I have a Federal Pacific or Zinsco panel?

We report it as it is. Many carriers question those brands, so ask your agent how yours treats them. If replacement makes sense, a licensed electrician can quote it before your renewal date.

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

No. It is a short report on four systems for an underwriter. A home inspection in Fort Lauderdale looks at the whole property and is what a buyer needs. Many buyers order both.