4-Point Inspections Miramar, FL | Reports for Your Insurer

Where the 20-year line sits now

The 20-Year Line Has Moved Across Miramar

Citizens requires a 4-point on properties more than 20 years old, and private carriers often set limits between 20 and 30. Here is what that means area by area, going by the build dates in recent listings.

Local field sheetMiramar, FL

Sheet · 4-Point Inspection

Concrete homes from the 1950s and 1960s near the original city limits, then master-planned lake communities from the 1990s and 2000s running west toward the Everglades, with townhomes and gated low-rise condos mixed in.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 6.4 miles from 3610 N 65th Ave, Hollywood
Typical homes: 1950s and 1960s concrete homes in the east, master-planned lake communities from the 1990s on in the west
Roofs: Flat roofs on the city's first homes. Later subdivisions mix tile and shingle, so confirm by address
Attached homes: Townhomes, villas and gated low-rise condos, with few towers. Some communities are listed as 55-plus
Water: Lakes and canals, mostly South Broward Drainage District. Inland, with less salt air than the coast
Code and limits: HVHZ, like all of Broward. City limits run from US 441 to the Everglades Conservation Area
ZIP codes: 33023 · 33025 · 33027 · 33029

Neighborhoods we cover

Historic Miramar
Miramar Isles
Miramar Park
Silver Lakes
Silver Shores
Monarch Lakes
Sunset Lakes
Riviera Isles
Huntington
Nautica
Sunset Falls
Silver Falls
Avalon
Villages of Renaissance
Miramar Town Center

Older streets: long past it
Homes from the city's 1950s and 1960s start crossed that line decades ago. Underwriters will look for original panels and pipe materials such as Federal Pacific, Zinsco, aluminum branch wiring and galvanized supply lines. Better to learn that weeks before a deadline than from a declined application.
Silver Lakes: at the 30-year mark
With recent sales clustered around 1993 to 1996, these homes are about 30 years old, which reaches even the higher limits some carriers use. Polybutylene was still in use until the mid-1990s, so we look for it. Roof, A/C and water heater replacement dates matter too.
Monarch and Sunset Lakes: crossing now
Monarch Lakes listings run from about 1999 to 2003, and Sunset Lakes listings largely fall in the 2000s. As these homes pass 20 years, a first 4-point request can land at renewal, sometimes just as the A/C or water heater comes due. Have replacement dates ready.

Four systems, one report

What a Miramar 4-Point Inspection Covers

Scroll or tap a pin. Each stop is something an underwriter reads before deciding whether to write or renew your policy.

Roof
Type, age, condition and remaining useful life. First-generation roofs on 1990s and 2000s homes draw questions, so a re-roof permit date helps.
Age · condition · remaining life
Electrical panel & wiring
Panel brand, amperage, breakers and wiring type. On older east side homes, Federal Pacific, Zinsco or aluminum branch wiring are what carriers often ask about.
Panel brand · amperage
Plumbing
Supply and drain materials, visible leaks and shutoffs. Expect galvanized and cast iron in older homes, and watch for polybutylene in homes up to the mid-1990s.
Pipe material · leaks
Water heater
Age, location, TPR valve and discharge line. A heater in an upstairs closet or a garage gets the same photos of its data plate.
Age · TPR valve
Heating & air conditioning
Manufacture year and operation of the air handler and condenser. A system in a 2000s home may be original or already replaced, so the year goes on the report.
Age · operation

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

Panel check

Why it surprises owners

Why 4-Point Inspections in Miramar Now Reach Newer Homes

Plenty of owners in gated west side communities still think of their homes as new. Underwriters go by the calendar. The population here tripled between 1990 and 2010, and the houses from that growth are now old enough that a renewal notice or a new application can bring a request for a 4-point.

The report is not a full home inspection. It records the age, type and condition of wiring, heating, plumbing and roof, in a format an underwriter can read quickly. Many carriers accept one for about a year, but insurers set that rule. Visits are short, the report usually arrives the same day, and you keep enough time for a contractor's quote if something needs work.

Photos of each of the four systems
Same- or next-day visits when a deadline is close
Pairs well with a wind mitigation inspection

First request at renewal
If your carrier never asked before, the home may simply have crossed its age limit. Your agent can confirm it.
Buying in a master plan
Order it in your inspection period, so you know how the home reads to an underwriter before you close.
Older east side homes
Learn about the panel and pipes while there is still time for an electrician's or plumber's quote.
Changing carriers
Shopping for a new policy? Private carriers each set their own age limit, so ask before you switch.

Worth checking first

4-Point Red Flags by Miramar Housing Era

Each insurer writes its own guidelines. These are the items most worth checking on homes of this city's ages.

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 Miramar 4-Point Inspection Works

Send your deadline
Tell us the policy or closing date, and whether a carrier already sent a request. We will find the earliest time.
Inspect the four systems
Peter photographs the roof, panel and wiring, plumbing, water heater and A/C, upstairs and down.
Usually a same-day report
The completed form and photos normally reach you on the day of the inspection.
On to your agent
Send it to your agent. If a finding needs a contractor, we explain what it is in plain terms.

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 Miramar, FL

Answers for owners and buyers in this city. Have a different question? Call (954) 297-0317.

My Monarch Lakes home is from 2002. Do I need a 4-point?

If you are with Citizens or applying to it, a home more than 20 years old needs one, and a 2002 home is past that. Private carriers set their own limits, often between 20 and 30 years, so ask your agent what yours requires.

Silver Lakes homes are from the 1990s. Can polybutylene be a problem?

It can. Polybutylene supply lines were used from the late 1970s to the mid-1990s, so homes from that period deserve a look. We identify what we can see at exposed lines. If the home was re-piped, the paperwork helps.

What if an older Miramar home still has its original panel?

We document the brand and condition, and we do not pass or fail anything. Some brands, including Federal Pacific and Zinsco, are often declined by carriers, so get a quote from an electrician before your deadline if yours is one.

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

No. A 4-point is a limited insurance report on four systems. A full home inspection covers the whole house and is what you want when buying. Many Miramar buyers order both, and they fit in one visit.

How long is a 4-point good for?

Insurers set the rule, and many accept a report for about a year. Ask your agent before reusing an older one, especially if the roof, panel or A/C has changed since.

Can wind mitigation be done on the same visit?

Yes. Combining a 4-point with a wind mitigation form saves a second appointment, which is handy when gate access would otherwise need arranging twice.

Does a 4-point apply to Miramar townhomes and villas?

It can. Some carriers ask for one on older attached homes. The report covers what is in your unit and whichever roof details your carrier asks for, so check with your agent first. See our condo and townhome page too.

Often booked together