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

4-point on the beach

Why 4-Point Reports Get Complicated in Miami Beach

Citizens draws its line at more than 20 years and private carriers often land between 20 and 30. Buildings from the Deco and MiMo decades cleared that long ago, so age is rarely the question. These are.

Local field sheetMiami Beach, FL

Sheet · 4-Point Inspection

A chain of barrier and man-made islands between the ocean and Biscayne Bay: 1930s apartment buildings in South Beach, MiMo garden buildings and towers in Mid and North Beach, and single-family houses on the islands.

County: Miami-Dade County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 18.2 miles from 3610 N 65th Ave, Hollywood
Typical homes: 1930s apartments turned condos, MiMo garden buildings, towers, and houses on the islands
Roofs: Flat roofs on low-rise Deco and MiMo buildings, clay tile on Mediterranean Revival houses
Condos: Low-rises around Flamingo Park and in North Beach, towers on Collins Ave and at South Pointe
Water and salt: Ocean on one side, Biscayne Bay on the other. King tides still reach some low streets
Building records: County recertification filed with the city, searchable by address on its online permit portal
ZIP codes: 33139 · 33140 · 33141

Neighborhoods we cover

South Beach
South of Fifth
Flamingo/Lummus
West Avenue
Sunset Harbour
Venetian Islands
Star Island
Palm and Hibiscus Islands
Sunset Islands
Mid-Beach
Nautilus
North Beach
La Gorce
North Shore
Normandy Isles
Biscayne Point

The roof may not be yours
In a condo, the association usually controls the roof, and you may never set foot on it. If your carrier still asks about age and condition, we note what we can reach and you ask the manager for the re-roof date and permit. Start early, since that can take time.
A new kitchen, the same old wire
Converted apartment buildings can look new while the wiring behind the walls is not. We read the unit's panel where safe and note brand, amperage and wire type. Fuses, cloth-sheathed wire and ungrounded circuits can still appear in buildings from those decades, and units from around 1970 may have aluminum branch wiring.
Pipes you cannot see from the unit
Supply and drain risers run through the whole building, so a unit report only shows what reaches your shutoffs, fixtures and water heater. Ask the association whether the risers were replaced. In Deco and MiMo era buildings, cast iron drains and galvanized supply lines are a fair question.

What the underwriter reads

The Five Checkpoints on a Miami Beach 4-Point

Scroll the list or tap a pin. Each one shows what an insurer wants to know, and who controls it in a condo building.

Roof
Type, age, condition and remaining useful life. On a house, we inspect it. On a unit, we record what is accessible and what the association must supply.
Age · condition · remaining life
Electrical panel & wiring
Panel brand, amperage, breakers and wire type. Older buildings may still have fuses or ungrounded circuits that draw an underwriter's attention.
Panel brand · amperage
Plumbing
Supply and drain material, shutoffs, fixtures and visible leaks. Expect galvanized and cast iron in older buildings, and possibly polybutylene from the late 1970s to the mid-1990s.
Pipe material · leaks
Water heater
Age, location, TPR valve and discharge line, with the data plate photographed. In a closet install, a leak can reach the neighbors below.
Age · data plate
Heating & air conditioning
Manufacture year and operation. Salt can age an outdoor condenser early, and some towers run units off a shared system, which we note on the report.
Age · operation

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

Panel check

Why the report comes up

4-Point Inspections for Miami Beach's Older Buildings

The city counts more than 800 Art Deco properties from 1923 to 1943, and MiMo followed from the late 1940s through the 1960s. Buildings of that age are not a problem in themselves, but their systems are what an underwriter wants to hear about, and a carrier cannot see behind a fresh renovation without a report.

A 4-point is narrower than a full home inspection. It documents four systems in the form insurers expect, photographs them and leaves the decision to the carrier. Citizens requires one on property owner, dwelling and mobile home applications when the property is more than 20 years old. If you hold a condo unit policy, ask your agent what your HO-6 carrier wants, since each sets its own rules.

It is also a different thing from the building's recertification. That report is filed for the whole building by engineers or architects under the county program. A 4-point speaks only to the systems your insurer asks about, so one being current does not settle the other.

Photos and details of each system, ready for the carrier
Same- or next-day visits are often possible
Wind mitigation can be added to the trip

Older condos
Some HO-6 carriers ask for a report on older units. Your agent will know what yours wants and when.
North Beach houses
A postwar house clears any carrier's age line. Have the report ready before the renewal notice arrives.
Renovated units
New finishes do not answer an underwriter's questions about old wiring. A report shows what is really behind them.
Before you close
Order it in your inspection period, so you learn how an insurer may see the property while you can still act.

What draws questions

4-Point Findings That Slow Down a Miami Beach Policy

Each carrier writes its own guidelines. In older buildings here, these are the items most likely to lead to a follow-up question.

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 4-Point Works in a Miami Beach Building

Give us your deadline
A renewal or closing date sets the schedule. Tell us if the building needs notice for elevator or parking access.
Gather the roof details
In a condo, ask the manager for the last re-roof date. It can save a second round with your carrier.
Inspect four systems
Peter photographs the panel, plumbing, water heater and A/C, plus the roof where it can be reached.
Send it off
The report usually arrives the same day. Forward it to your agent, and we will explain 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

Miami Beach 4-Point Inspection FAQs

Common questions from owners and buyers here. Something else? Call (954) 297-0317.

Does my Miami Beach condo need a 4-point inspection?

Possibly. The Citizens rule names property owner, dwelling and mobile home applications on properties more than 20 years old. Condo unit carriers set their own rules, and some ask for one on older units. Your agent can tell you in one call.

How do you handle the roof on a condo 4-point?

We note its type and condition as far as access allows, and the association supplies the rest, usually the re-roof date or permit. Managers often have this on file. Ask early, because a carrier may hold up the policy without it.

I just renovated my Miami Beach unit. Will that help?

It helps with finishes, less with the four systems unless those changed too. New fixtures say little about the pipes behind the wall. If you updated the panel or replumbed, keep the permits, since an underwriter may ask to see them.

Is the building's recertification the same as a 4-point?

No. Recertification is a structural and electrical report that engineers or architects file for the building under the Miami-Dade program. A 4-point is an insurance report on the systems your carrier asks about. A carrier may want one even if the other is current.

What if the panel is a brand insurers dislike?

We report what is there and do not pass or fail anything. A Federal Pacific or Zinsco panel from the 1960s or 1970s often gets questions, so you may want a quote from a licensed electrician before your deadline.

How long is the report good for?

Each carrier sets that, but many accept one for about a year. Check with your agent before reusing it, and get a fresh one if a panel, water heater or A/C has changed in your Miami Beach unit.

Can you do wind mitigation and a condo inspection on the same trip?

Yes. A 4-point pairs with a wind mitigation form on a house, or with a condo inspection on a unit, so one visit and one access request cover everything.

Often booked together