4-Point Inspection West Palm Beach, FL

4-point in West Palm Beach

What Stands Out on a West Palm Beach 4-Point Report

Citizens asks for a 4-point once a dwelling passes 20 years, and private carriers draw their own lines, often somewhere from 20 to 30. In this city, that takes in every historic district and plenty more besides.

Local field sheetWest Palm Beach, FL

Sheet · 4-Point Inspection

A Flagler-era city on the Lake Worth Lagoon: 1910s to 1930s historic districts near downtown, towers on Flagler Drive, post-war growth westward with former wetlands filled for building, and gated communities out by Grassy Waters.

County: Palm Beach County, FL
Building code zone: Outside the HVHZ · region set by design wind speed
From our office: 47.7 miles from 3610 N 65th Ave, Hollywood
Typical homes: 1910s to 1930s bungalows, Mission and Mediterranean Revival near downtown, later subdivisions west
Historic districts: 18 local districts and 46 individual sites. Exterior changes go through city review
Roofs: Barrel tile and flat sections behind parapets on older homes. Newer communities vary
Condos: Towers on Flagler Drive, plus Century Village: gated, 55+, West Palm Beach address, confirm the jurisdiction
Water and salt: Lake Worth Lagoon to the east. King tides September to November. Flood zones vary by address
ZIP codes: 33401 · 33405 · 33406 · 33407 · 33409 · 33411 · 33412 · 33415 · 33417

Neighborhoods we cover

Downtown
El Cid
Flamingo Park
Grandview Heights
Central Park
Prospect Park
Southland Park
SoSo (South End)
Old Northwood
Northwood Hills
Northboro Park
Bel Air
Northwest
Villages of Palm Beach Lakes
Ibis
Century Village

Wiring from before the war
Houses from the 1910s to the 1930s around downtown may still have cloth-covered or knob-and-tube wiring behind old plaster, even with a newer panel in front. We report the wiring type we can see, because a new panel doesn't answer the underwriter's question about what runs behind it.
Century Village's building years
Construction there ran from the late 1960s to the mid-1970s, the years of Federal Pacific and Zinsco panels and, early on, aluminum branch wiring. That says nothing about any one unit, so we open the panel and record brand, amperage and wiring type.
Plumbing that changes with the decade
Galvanized supply lines and cast iron drains belong to the older neighborhoods. Polybutylene was used from the late 1970s to the mid-1990s, which overlaps the early years of western communities such as Ibis, whose golf course opened in 1992. Insurers ask about material, so we identify what is visible.

The four systems

Four Systems on a West Palm Beach 4-Point Inspection

Tap a pin, or scroll down, for what an underwriter wants to learn about each part of an older home.

Roof
What the covering is, how old it is, its condition and remaining useful life, flat sections behind Mission-style parapets included. Leaks and damage get noted.
Age · condition · remaining life
Electrical panel & wiring
Brand and amperage of the panel, the breakers, and the type of wiring. Old fuse boxes and cloth wiring in pre-war houses, and double-tapped breakers anywhere, are what underwriters tend to question.
Panel brand · amperage
Plumbing
Pipe materials for supply and drain, plus visible leaks, fixtures and shutoffs. In a raised frame house, older piping is often easier to see from the crawl space.
Pipe material · leaks
Water heater
Where the tank sits, how old it is, its TPR valve and discharge line. In a condo closet, a failed tank can reach the unit below, so we look closely.
Age · TPR valve
Heating & air conditioning
Year of manufacture for the condenser and air handler, and whether both run properly. Near the lagoon, salt air can wear outdoor equipment sooner, so the data plate matters.
Age · operation

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

Panel check

Why insurers ask

Older Homes, Older Systems: The 4-Point Inspection in West Palm Beach

An underwriter can't tell from an address whether a 1925 house has new wiring or the original. A 4-point inspection answers that. The report comes from an inspector licensed by the state, and it covers the age, type and condition of the wiring, heating, plumbing and roof. That is why it comes up so often in West Palm Beach, where renovated houses and untouched ones can sit side by side on the same historic street.

It isn't a whole-house inspection, and it isn't a pass or fail test. It is a short, focused report with photos showing what is there. If something looks likely to concern your carrier, we point it out, so you can get a contractor's quote before your renewal date or your closing. A report is often good for about a year with many carriers, but your insurer sets the rule.

Insurer-ready report with photos of each system
Usually delivered the same day as the visit
Pairs well with a wind mitigation inspection

Historic district homes
Age alone puts them on the list. The real question is what has been updated, and a 4-point shows it.
1970s condo units
Some HO-6 carriers ask for a report on older units. Your agent can tell you what yours requires.
Renewal coming up
Know what the underwriter will read while you can still replace a panel or fix a leak.
Closing on an older home
Schedule it within your inspection period, so your agent can shop the policy before you commit.

Know before you file

What Can Stall a 4-Point Report in West Palm Beach

Guidelines vary from one insurer to the next, but these findings draw questions on older homes, whether they date from the 1920s or the 1970s.

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 Inspection Works in West Palm Beach

Tell us your deadline
Policy expiring or closing soon? Call as early as you can, since we travel up from Hollywood, and we will give you our first open time.
Inspect the four systems
Roof, panel and wiring, plumbing, water heater and A/C all get inspected and photographed.
Get the report
Your finished 4-point, photos included, usually arrives the day of the visit.
Send it to your agent
Pass it on to your insurance agent. Peter will explain in plain English 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

4-Point Inspection FAQs for West Palm Beach, FL

Answers for owners and buyers in West Palm Beach. Don't see yours? Call (954) 297-0317.

Will my historic West Palm Beach home need a 4-point?

Very likely. Citizens requires one on any dwelling over 20 years old, and private insurers pick their own cutoff, commonly in the 20-to-30 range. Homes in the city's historic districts are generally far past either line. Your agent can confirm what your carrier wants.

Does a Century Village condo need a 4-point?

It depends on your carrier. Some HO-6 insurers ask for one on older units, and construction there dates to the late 1960s and 1970s. Ask your agent, and if it is required, we can inspect the unit's electrical, plumbing and A/C on one visit. The association normally handles the roof, so ask how your carrier treats that.

What if my 1920s house still has knob-and-tube or cloth wiring?

We document what we can see. We don't pass or fail homes, but older wiring is one of the things carriers may question. If it could be an issue, have a licensed electrician price the work before your deadline, and ask your agent about your options.

How long is a 4-point inspection valid?

Insurers set the rule, and about a year is a common limit. Ask your agent before reusing a report, especially if you have rewired, re-plumbed or re-roofed since.

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

No. This report is limited to four systems for an insurer. A full home inspection also takes in the structure, attic, appliances and the rest of the property. If you are buying in West Palm Beach, you generally want both.

Can you do a wind mitigation inspection at the same time?

Yes, it is a common pairing. The 4-point and the wind mitigation form can both be done on one visit, which saves a second appointment.

How fast can I get the report?

Usually the same day as the inspection. Scheduling a West Palm Beach visit depends on our calendar, since we are based in Hollywood, so call as soon as you know your deadline.

Often booked together