4-Point Inspection Miami, FL | Older Homes and Renewals

4-point in an old city

Older Miami Houses, Updated in Pieces

A house from the 1920s or 1930s rarely has just one age. The roof, panel, pipes and A/C have each been replaced on their own schedule, or not at all, and the form asks about each one.

Local field sheetMiami, FL

Sheet · 4-Point Inspection

Bay-facing high-rises in Brickell and Edgewater stand apart from older inland neighborhoods, where 1920s bungalows, Mission and Mediterranean Revival houses, small apartment buildings and postwar homes fill areas like Morningside, Palm Grove, Little Havana and Shenandoah.

County: Miami-Dade County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 19.4 miles from 3610 N 65th Ave, Hollywood
Typical homes: Wood-frame bungalows and masonry houses from the 1920s to the 1950s, plus small apartment buildings
Roofs: Gables on bungalows, flat roofs behind parapets on Mission and Pueblo houses, tile and shingle elsewhere
Condos: Towers in Brickell and along the Edgewater bayfront, with condo buildings in Coconut Grove too
Water and salt: Coast, river and canals raise flood exposure. King tides reach low streets such as those in Shorecrest
Permits: City of Miami Building Department, through iBuild. Historic properties also need a COA
ZIP codes: 33125 · 33127 · 33128 · 33129 · 33130 · 33131 · 33132 · 33133 · 33135 · 33136 · 33137 · 33138 · 33142 · 33145 · 33150

Neighborhoods we cover

Brickell
Edgewater
Coconut Grove
Little Havana
Shenandoah
Silver Bluff
Morningside
Upper Eastside
MiMo
Buena Vista
Palm Grove
Shorecrest
Spring Garden
Allapattah
Little Haiti
Flagami

Several ages behind one wall
Homes this old have usually been rewired in stages, so a newer panel can feed older circuits, and an update from the 1960s or 1970s may have left a Federal Pacific or Zinsco panel. We report brand, amperage and visible wiring, because carriers often decline those panels.
Old pipes, partial repipes
Little Havana and Shenandoah go back to the 1920s, and homes of that age often started with galvanized supply and cast iron drains. A kitchen or bath remodel may have replaced only part of it, and insurers ask what is still there. We note the material wherever we can see it.
A flat roof behind the parapet
Mission and Pueblo houses like those in Buena Vista East have flat roofs behind the parapet, often with a strip of tile on top. That trim does not describe the covering. Citizens treats soft and hard roofing differently, at 25 and 50 years, so the report has to name the actual roof.

The four systems

Inside a Miami 4-Point Report

Move down the list or tap a pin for what the underwriter reads about each system, and what is typical of older homes here.

Roof
Type, age, condition and remaining useful life of each section, including flat roofs with parapets and any low spots near drains where water can stand.
Age · condition · remaining life
Electrical panel & wiring
Brand and amperage of the panel, the breakers and the type of wiring. A house this old may show wiring from several updates, and double-tapped breakers or exposed splices get photographed.
Panel brand · amperage
Plumbing
What the supply and drain lines are made of, any visible leaks, fixtures and shutoffs. Galvanized supply and cast iron drains are typical of homes from the early boom years.
Pipe material · leaks
Water heater
Age, location, TPR valve and discharge line, plus leak signs. Tanks fitted into the closets of older floor plans get a look at clearance too.
Age · TPR valve
Heating & air conditioning
How old the air handler and condenser are and whether they run properly. Close to Biscayne Bay, salt air can wear an outdoor unit early.
Age · operation

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

Panel check

The underwriter's question

Why Miami Insurers Ask for a 4-Point Inspection

Citizens requires a 4-point on property owner, dwelling and mobile home applications when the property is more than 20 years old, and private carriers set their own limits, often between 20 and 30 years. In a city where Morningside dates from 1925 and Palm Grove's period runs from 1921 to 1959, many houses passed that mark long ago. Some condo carriers ask on older units too, and buildings from the boom that began in the mid-1990s have now crossed 20 years.

The report is narrower than a home inspection. It records the age, type and condition of the wiring, heating, plumbing and roof, and it is written for an underwriter deciding whether to write the policy. Keeping it focused makes it quick, which helps when a renewal notice leaves you little time to find an electrician or a plumber.

Insurer-ready photos of every system
Same- or next-day visits are often possible
Pair it with a wind mitigation inspection

Homes past 20 years
Citizens asks at that point, and private carriers each set a limit. Your agent will know yours.
Before the renewal notice
Find out about an old panel or a leak with enough lead time to get it quoted and fixed.
Buying in Little Havana or Shenandoah?
Order it during the inspection period so you know what an insurer will read before you close.
Written for underwriters
Ages, materials, amperage and condition, each with a photo, in the format carriers ask for.

Know before you file

Findings That Stall a Miami 4-Point

Every insurer writes its own guidelines, but on houses of this age, these are the findings most likely to bring 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 Miami 4-Point Inspection Works

Share your deadline
Renewal date or closing date first, then the address and year built. Same- or next-day visits are often possible.
Walk the four systems
Peter photographs the roof, panel and wiring, plumbing, water heater and A/C, section by section.
Report, usually that day
The completed 4-point and its photos reach you, typically before the day is out.
Forward to your agent
If a finding may worry the carrier, you hear it in plain English, with time to call a 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 Questions From Miami Homeowners

For owners and buyers across Miami. Another question? Call (954) 297-0317.

Do you do 4-point inspections in Miami Gardens?

Yes. Miami Gardens is a separate city in the county, not a neighborhood of Miami, and the report is the same there. Give us the address, year built and your insurer's deadline, and we will give you a firm price and our earliest opening.

My Miami house is from the 1920s but has a newer roof and A/C. Will that help?

Documented updates usually help the conversation, because the report records the age of each system, not just the house. Have permits or invoices ready. For permit history inside the city, check the iBuild portal. Your insurer decides what it will accept.

Does my home need a 4-point?

If it is more than 20 years old and you are applying with Citizens, yes. Private carriers each set a limit, frequently somewhere from 20 to 30 years, and some ask on older condos as well. Your agent can confirm it.

Does a 4-point cover a flat roof behind a parapet?

Yes. We report the covering, its age and condition and any leak signs, along with drains where water collects. If the roof has sections of different ages, we describe each one, because the underwriter needs to see that.

How long will my insurer accept the report?

Insurers set that rule. Many take a report for about a year, but ask first, especially if you have since changed the roof or the panel.

Is a 4-point enough if I am buying in Miami?

No. It is a limited report for an insurer. A full home inspection looks at the whole property, which is what a buyer needs, and a wind mitigation report can be done on the same visit.

What if an old panel or pipe shows up?

We report what is there. We do not pass or fail a house, though some panel brands and pipe types are often declined. You would then get a quote from a licensed contractor and talk to your agent before the deadline.

Often booked together