4-Point Inspection Pompano Beach, FL

What draws questions

Pompano Beach 4-Point Reports: What Comes Up

Much of this city was built decades ago, so a 4-point is a routine request. A few details are particular to how and where those homes went up.

Local field sheetPompano Beach, FL

Sheet · 4-Point Inspection

A postwar city that filled in fast: 1950s and 1960s block homes inland, canal plats on the east side, golf-course condos in Palm Aire, 55+ living in Leisureville and oceanfront towers from the late 1960s onward.

County: Broward County, FL
Building code zone: High-Velocity Hurricane Zone (HVHZ)
From our office: 14.8 miles from 3610 N 65th Ave, Hollywood
Typical homes: Concrete block homes from the mid-1950s through the 1960s, with newer rebuilds on some canal lots
Condos: Garden and high-rise buildings in Palm Aire, 55+ Leisureville, oceanfront towers from the late 1960s on
Water: Intracoastal, Pompano and Cypress Creek canals, tide-influenced drainage. Flood zones vary by parcel
Salt and coast: About 3 miles of Atlantic beach up to Hillsboro Inlet, with salt air reaching canal-side metal
Building department: City Hall, 100 W Atlantic Blvd, which also runs the Building Safety Inspection Program
ZIP codes: 33060 · 33062 · 33064 · 33069

Neighborhoods we cover

Old Pompano
Cresthaven
Pompano Beach Highlands
Palm Aire
Leisureville
Garden Isles
Pompano Isles
Harbor Village
Santa Barbara Shores
Terra Mar
Hillsboro Shores
Cypress Bend
Cypress Lakes
Golfview Estates
Collier City

Leisureville's late-1960s window
Listings put homes and condos in this 55+ community mostly between the late 1960s and early 1970s. That window overlaps with Federal Pacific and Zinsco panels and with aluminum branch wiring, so we look at those first. Carriers tend to ask about them directly.
Where the equipment sits
City flood guidance tells owners to keep electrical panels, A/C condensers and water heaters above flood level. A 4-point reports age and condition, and we also photograph where each one sits. On a low lot near a canal, that can shape your next replacement.
The roof question on a condo
A 4-point still asks about the roof, even when the association owns it. In Palm Aire's garden buildings, get the last re-roof date from the manager before the visit. Carriers often want that date, and you may not find it anywhere else.

Four systems, five checks

What a Pompano Beach 4-Point Inspection Reports

Tap a pin or scroll through the list to see what an underwriter asks about each system in your property.

Roof
Covering, age, condition and remaining useful life, with flat or low-slope sections noted separately. Leak signs and missing pieces go in the report with photos.
Age · condition · remaining life
Electrical panel & wiring
Panel brand, amperage, breakers and wiring type. Homes of the 1960s and 1970s, including parts of Cresthaven and Leisureville, can carry brands that some carriers question.
Panel brand · amperage
Plumbing
Supply and drain material, visible leaks and shutoffs. Polybutylene belongs to homes plumbed from the late 1970s to the mid-1990s, while galvanized and cast iron point to earlier houses.
Pipe material · leaks
Water heater
Age, location, TPR valve and discharge line, plus any leaks. We photograph the data plate, because the manufacture year is a detail carriers like to see.
Age · TPR valve
Heating & air conditioning
Manufacture year and operation for the air handler and condenser. Units on the beach side of the Intracoastal take more salt and can show corrosion earlier.
Age · operation

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

Panel check

Why insurers ask

Why a Pompano Beach Insurer Wants a 4-Point

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. Much of this city's growth came between the 1950s and the 1970s, so the request is routine paperwork here, not a sign of trouble.

It is also narrower than a home inspection. The report covers four systems and is written for an underwriter, so the visit is short and the report usually goes out the same day. That leaves time to line up a licensed electrician or plumber if something needs attention before your deadline.

Report with photos of each system
Covers homes and older condo units
Can be paired with wind mitigation

Older homes and condos
Citizens asks past 20 years. Private carriers set their own limits, so confirm with your agent before ordering.
Ahead of renewal
Learn what an underwriter will read while you can still replace a panel or repair a leak.
What carriers want on paper
Ages, materials, amperage and condition, shown clearly in photos rather than described from memory.
Buying in Pompano
Order it during the inspection period to learn whether the property can be insured on the terms you expect.

Know before you file

Common 4-Point Problems in Older Pompano Beach Homes

Carriers set their own guidelines, but these findings are the ones most likely to prompt a question on a property 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 Pompano Beach 4-Point Inspection Runs

Share your deadline
Renewal date or closing date, tell us which. We work seven days a week and will look for the earliest slot.
Four systems, one visit
We inspect and photograph the roof, electrical panel and wiring, plumbing, water heater and A/C.
Report, usually same day
The completed 4-point goes to you with photos, in most cases on the day of the visit.
Forward it to your agent
Your agent submits it. If something needs work, we explain what the report says 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 Pompano Beach, FL

Answers for owners and buyers in Pompano Beach. Something else on your mind? Call (954) 297-0317.

Does my Pompano Beach home need a 4-point?

If it is past about 20 years, quite possibly. Citizens requires one over that age, and private carriers often set limits between 20 and 30 years. Your agent can confirm what your carrier asks for.

Do Leisureville and Palm Aire condos need a 4-point?

Some HO-6 carriers ask for one on older units, and both communities have buildings well past 20 years. Check with your agent. If yours wants one, we report on what is inside the unit and note who maintains the roof.

My Cresthaven house has an old Federal Pacific panel. Will that be a problem?

We report what is there and do not pass or fail homes. Many carriers question that brand, so it makes sense to get a quote from a licensed electrician before your deadline.

How long is a 4-point inspection good for?

Insurers set the rule, and many accept a report for about a year. Ask your agent before reusing one, especially after replacing the roof, the panel or the water heater.

Is it the same as a home inspection?

No. It is a limited insurance report on four systems. A full home inspection looks at the whole property and is what a buyer wants. Many Pompano Beach buyers order both.

Can you do wind mitigation at the same visit in Pompano Beach?

Yes, and it saves a second appointment. We complete the 4-point and the wind mitigation form on one trip, and both reports usually go out the same day.

Often booked together