4-Point Inspection in Davie
The insurer's report on roof, electrical, plumbing and A/C, now reaching homes from the early 2000s.
Shingle · Tile · Metal · Flat · Davie, FL
Roof Inspection in Davie, FL
A roof inspection in Davie, FL answers what insurers and buyers both ask: how many good years are left? We photograph the surface up close or by drone, read the deck from the attic and deliver a report you can hand to an agent, an underwriter or a roofer.
- ImagingDrone when needed
- IncludesRemaining-life estimate
- Insurance mark15 years, s. 627.7011
- Local recordsTown of Davie permits
Roofs in this town
What Davie Roofs Are Up Against
This is an inland town, so salt spray is not the main story. Age, trees, wide roof lines and that extra building out back shape what we look at here.
Local field sheetDavie, FL
Sheet · Roof InspectionA town with rural roots that grew in layers: horse properties and acreage lots, planned subdivisions from the 1980s on, condos and townhomes near the campuses and golf courses, and a long list of mobile home parks.
- County
- Broward County, FL
- Building code zone
- High-Velocity Hurricane Zone (HVHZ)
- From our office
- 3.1 miles from 3610 N 65th Ave, Hollywood
- Typical homes
- Acreage and horse properties, subdivisions from the mid-1980s to the 2000s, and older homes in Old Davie
- Mobile homes
- An older Town report counted about 25 parks and more than 5,400 units
- Condos
- Garden condos at Pine Island Ridge and near the campuses, plus townhomes in gated communities
- Water and sewer
- Town or City of Sunrise service in many areas, private wells and septic on some lots
- Flood exposure
- Most of the town's mapped flood zone lies in the C-11 West basin. Check by address
- ZIP codes
- 33312 · 33314 · 33317 · 33324 · 33325 · 33326 · 33328 · 33329 · 33330 · 33331
Neighborhoods we cover
- Old Davie
- Pine Island Ridge
- Forest Ridge
- Long Lake Ranches
- Shenandoah
- Rolling Hills
- Flamingo Groves
- Tropical Estates
- Harmony Lakes
- Poinciana Parc
- New River Estates
Subdivision roofs on their first or second cover
Neighborhoods built from the mid-1980s to the early 2000s can hold roofs at or past their service life, unless they have been replaced. On tile, the surface may look fine while the underlayment below is aging, so the view from the attic matters.
Wide roofs and mature trees
Large one-story homes have long valleys and more flashing to inspect, and big lots often come with big trees. Leaves packed in a valley hold water, and limbs can damage the covering in a storm. We note overhanging limbs and debris where they bear on the roof.
Permits and your carrier
Under Section 627.7011, a carrier must allow an inspection, at your expense, on a roof at least 15 years old, and cannot refuse solely over age if it shows 5 or more years of useful life. Town permit records can confirm when yours was replaced.
On the roof
What We Check on a Davie Roof
The drone is overhead. Scroll or tap a pin, then switch to X-ray to see what the attic reveals from inside.
-
Roof covering
Cracked or slipped tile, worn shingles, rust on metal panels and blisters on flat sections. Metal is common on barns and outbuildings, if you add them.
Tiles · shingles · panels -
Ridges & hips
Caps and the mortar or foam under them. Long ridges on wide ranch-style homes give wind more edge to work on, so we follow them end to end.
Caps · adhesion -
Flashing & penetrations
Pipe boots, skylights, vents and wall flashing are where leaks usually start. Additions tied into an original roof deserve a second look at the joint.
Most leaks start here -
Fascia, soffit & drip edge
Fascia, soffit and drip edge, checked for rot and gaps. On wooded lots, squirrels and other pests look for exactly those openings.
Rot · gaps -
Underlayment & roof deck
In the attic we look for stains, daylight and soft decking. An old stain under a newer roof can point to a leak nobody mentioned.
Seen from the attic -
Attic ventilation
Soffit, ridge and gable vents that move heat and moisture out. Long, low attics can run hot at the far ends, which ages a roof faster.
Heat · moisture
Why inspect the roof
A Davie Roof Inspection Before It Becomes an Insurance Deadline
Roof questions tend to arrive with a date attached, either an inspection period or a renewal notice. Citizens, for one, wants documents showing at least five years of remaining useful life on soft roofing older than 25 years and hard roofing older than 50. Knowing where you stand beforehand gives you time to compare roofers instead of taking the first quote. A 4-point report also has to describe the roof, so the two often go together.
Peter documents the covering, flashing and edges up close or by drone, then moves into the attic for the underside. Tile does not take foot traffic well, so the drone often gets the better view with less risk. Photos cover the full surface, and you get an estimate of remaining useful life. We do not sell roofing, so that estimate has no sales agenda behind it.
- Aerial photos of every roof slope
- A remaining-life estimate you can share
- Attic check for leaks the surface hides
Buying in Davie
See what the roof really looks like, and what it may need, while you can still negotiate.
Renewal notice
Carriers ask about age. A clear report with photos gives your agent something to work with.
After heavy weather
Get wind damage photographed while it is fresh, for your roofer or a claim.
Preparing to sell
Share the roof's condition with buyers up front, and you remove one reason for a late renegotiation.
Know your roof
Davie Roof Types and How Long They Tend to Last
Typical service life for the coverings you will see around town, and what we watch on each.
| Roof type | Typical service life | What we look for |
|---|---|---|
 | 30–50 years for the tiles; underlayment often 20–25 | Cracked or slipped tiles, underlayment age, ridge and hip adhesion, flashing |
 | About 15–20 years in South Florida sun | Granule loss, curling or lifted tabs, nail pops, worn flashing |
 | 40+ years | Fasteners, seams, rust, coating condition and flashing at walls |
 | About 10–20 years | Ponding water, blisters, open seams and flashing at parapets |
Typical ranges only. Actual life depends on installation, maintenance and storm exposure, and your insurer may apply its own age limits.
Simple from start to finish
How a Davie Roof Inspection Works
Share the reason
A purchase, a carrier request or storm damage each shape what the report puts up front.
Eyes on the surface
Drone or close-up photos of the covering, flashing and edges, then the attic from below.
Estimate the years left
Peter sums up the condition and gives an estimate of remaining useful life, with photos.
Receive your report
It arrives within 24 hours, ready to forward to your agent, carrier or roofer.
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.
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. …”
“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.”
“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.”
“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. …”
“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.”
“Mr. Lemos is very responsive, attentive, customer friendly. Working with him and mutual customer was an absolute breath of fresh air. …”
Good questions
Roof Inspection FAQs for Davie, FL
What owners here ask about the roof overhead. Anything else? Call (954) 297-0317.
Can you inspect the roof on my barn or guest house in Davie?
Tell us when you call. A standard job centers on the main house, so a detached roof needs to be part of the scope and the firm price from the start. Drone photos can often help, conditions permitting.
Can a carrier turn me down because of my roof's age?
Under Section 627.7011, Florida Statutes, not solely for age if the roof is under 15 years old. For an older roof, the insurer must allow an inspection at your expense, and age alone cannot be the reason if it shows 5 or more years of useful life. Inspector approval is up to the insurer.
How do I find out when my Davie roof was replaced?
Ask the seller for the permit and paperwork, then check with the Town of Davie Building Division, which handles permit records. That date also helps on your wind mitigation form.
Do you fly a drone over homes in Davie?
Usually. We fly where rules and conditions allow, and we tell you if something limits the flight. Heavy tree cover can get in the way on some lots, so we use safe vantage points and the attic when needed.
How long will my shingle or tile roof last?
Service life varies with material, installation and exposure, so we estimate from what we see on your roof instead of quoting a rule of thumb. On tile, the underlayment usually wears out before the tiles do.
Do you walk on tile roofs?
We try not to. Tile can crack underfoot, and a drone usually gives a cleaner view of the whole surface anyway, with the attic filling in the rest.
Is the roof part of a home inspection?
Yes. Every home inspection looks at the roof. A standalone roof inspection spends more time on it, and it is the better call when the roof is your one real question.
Often booked together
Other Inspections in Davie
Roof questions tend to bring insurance questions. Owners here often book these together. All inspection services in Davie
Wind Mitigation Inspection in Davie
Form OIR-B1-1802 for Davie homes, where the permit date often settles the Building Code item.
Home Inspection in Davie
Whole-house inspection for Davie buyers and sellers, with well water testing available on rural lots.
From our blog
Learn More Before You Book
Plain-English guides to the questions we hear most, from Florida law to what insurers ask for. All articles
Roofs and insurance
Florida Roof Age Rules for Home Insurance (2026)
Wind mitigation
What Is a Wind Mitigation Inspection? The 2026 Florida Guide
Wind mitigation
Wind Mitigation Report: How to Read Yours (2026)
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