4-Point Inspection Pembroke Pines, FL

The boom turned 20

Why So Many Pembroke Pines Homes Now Need a 4-Point

Citizens requires this report on homes more than 20 years old, and private carriers set their own limits, often between 20 and 30. In a city that grew this fast in the 1990s, that line has moved through whole subdivisions.

Local field sheetPembroke Pines, FL

Sheet · 4-Point Inspection

A postwar core near University Drive, a middle stretch of condos and 55+ living opened by a 1980 annexation, and lake-filled gated subdivisions west toward U.S. 27, many built after Hurricane Andrew as the population doubled in the 1990s.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 5.2 miles from 3610 N 65th Ave, Hollywood
Growth: Annexed from Flamingo Road to U.S. 27 in 1980. Population more than doubled from 1990 to 2000
Typical homes: Older homes near University Drive, then 1990s and 2000s gated subdivisions out to West Pines
Roofs: Tile and shingle. Whether it is original or re-roofed matters most, and permit records can show it
Condos: Century Village (gated, 55+), plus low-rise condos, villas and townhomes, all well inland
Water: Lakes through the western subdivisions. No salt-air front, but flood zones vary by address
ZIP codes: 33023 · 33024 · 33025 · 33026 · 33027 · 33028 · 33029

Neighborhoods we cover

Century Village
Chapel Trail
Silver Lakes
Pembroke Falls
Pembroke Shores
Pembroke Lakes
Pembroke Isles
Towngate
Boulevard Heights
Walnut Creek
Spring Valley
Hollybrook
Big Sky
Pasadena Lakes

West Pines crossed the line
In 2026, the 20-year mark reaches homes from the mid-2000s. That takes in Silver Lakes, Chapel Trail and much of Pembroke Falls, where owners may never have needed this report until a carrier asked. Homes from the early 1990s are past 30 by now.
Polybutylene at the end of its era
Homes plumbed from the late 1970s to the mid-1990s may have polybutylene supply lines, and carriers ask about pipe material directly. Early phases of the western subdivisions fall in that window, so check before the deadline, not after it.
East-side panels and wiring
Homes of the 1960s and 1970s on the city's older streets can hold Federal Pacific or Zinsco panels, and some from the mid-1960s to the early 1970s have aluminum branch wiring. Many carriers question both, so it helps to know before you apply.

The four systems

What a Pembroke Pines 4-Point Inspection Reports

Read down the list, or tap a pin, to see what an underwriter wants to know about each system in the home.

Roof
Covering type, age, condition and remaining useful life. On a 1990s house, the first question is often whether the roof is original or a later replacement.
Age · condition · remaining life
Electrical panel & wiring
Panel brand, amperage, breakers and wiring type. Exposed splices and double-tapped breakers go in the report, whether the home is from 1970 or 2000.
Panel brand · amperage
Plumbing
Supply and drain material, visible leaks, fixtures and shutoffs. Polybutylene is the one to rule out on homes plumbed through the mid-1990s.
Pipe material · leaks
Water heater
Age, location, TPR valve and discharge line. Carriers often want the year, so we photograph the data plate, including on units in interior closets.
Age · TPR valve
Heating & air conditioning
Manufacture year and operation of the air handler and condenser. Larger West Pines homes with two systems get both units dated and photographed.
Age · operation

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

Panel check

Why insurers ask

Four Point Inspections in Pembroke Pines, FL: What the Underwriter Reads

The report exists because roof, electrical, plumbing and A/C failures drive claims as homes get older. The population here went from about 65,000 in 1990 to about 137,000 in 2000, so a large share of the city aged into this paperwork at about the same time. A manicured gated entrance does not change that arithmetic.

Don't confuse it with a full home inspection. This is a short, focused visit and a report written for an underwriter, usually delivered the same day. That leaves time to get a contractor's quote if a panel, a water heater or an old roof needs attention before your policy or closing deadline.

Photos of each system for the underwriter
Same- or next-day visits are often possible
Books easily with a wind mitigation form

Homes from the boom years
Built in the 1990s or early 2000s? Citizens asks on homes over 20 years old, and private carriers set their own limits.
A renewal notice
Some carriers ask at renewal. See what the report will say while there is still time to act on it.
What carriers look for
Ages, materials, amperage and condition, in a report organized around the questions they ask.
Before you close
Order it in your inspection period to learn whether the house can be insured on terms you accept.

Worth knowing first

Common 4-Point Problems in Pembroke Pines Homes

Every insurer sets its own rules. These are findings that tend to draw questions in homes of the ages found around this city.

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 Pembroke Pines 4-Point Inspection Works

Share your deadline
A policy date or closing can be close. Same- or next-day appointments are often available, seven days a week.
Four systems, photographed
We document the roof, panel and wiring, plumbing, water heater and A/C, noting ages and materials.
Report, usually that day
The completed 4-point goes to you with its photos, typically on the day we visit.
Forward it to your agent
Your agent submits it. If a finding may concern the carrier, we explain why in plain English.

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 Pembroke Pines, FL

Answers for owners and buyers around the city. Don't see yours? Call (954) 297-0317.

My Pembroke Falls home feels new. Why does my insurer want a 4-point?

Because insurers go by age, not by how a home looks. Citizens requires this report on homes more than 20 years old, and Pembroke Falls started going up in the mid-1990s. Private carriers set their own limits, so ask your agent what yours wants.

Which homes in Pembroke Pines need a 4-point inspection?

It depends on the carrier. Citizens requires it for dwellings more than 20 years old, and private carriers often draw the line between 20 and 30. In 2026, that can cover most homes built before the mid-2000s, in every part of the city.

Do Century Village condos need a 4-point?

Some HO-6 carriers ask for one on older units, and many Century Village buildings are past 20 years. Check with your agent. If you are buying, a condo inspection can be done on the same visit.

What if polybutylene or an old panel turns up?

The report records what is there, with no pass or fail. Some carriers decline certain panels or pipe materials, so if that may apply, get a quote from a licensed contractor before the deadline.

How long is a 4-point report good for?

Insurers set the rule, and many accept a report for about a year. Ask your agent before reusing one, especially if the roof or panel has been replaced since.

Can you do wind mitigation at the same time in Pembroke Pines?

Yes. Many owners here need both, and the wind mitigation form fits in the same visit. It saves you a second appointment, and your agent gets both reports together.