4-Point Home Inspectionin South Florida

Required for insurance on older homes. We inspect your roof — the most critical component.

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What Is a 4-Point Inspection?

A 4-point inspection is required by most Florida insurance companies for homes that are 25–30+ years old. It evaluates the four major systems that insurers consider the highest risk: Roof, Electrical, Plumbing, and HVAC. The purpose is to verify that these systems are functional, safe, and not at imminent risk of failure.

If any of the four systems fails the inspection, your insurance company can deny coverage, cancel your existing policy, or require you to fix the deficiency before they'll insure your home. Of the four systems, the roof is the most common reason homes fail— and the most expensive to fix.

The 4 Systems

What's Inspected in a 4-Point

RoofOur Specialty

Age, material, condition, remaining useful life, evidence of leaks, and proper installation. This is the section that fails most often.

Inspectors look for: roof age vs. expected lifespan, missing or damaged materials, active leaks or water stains, proper flashing and edge detail, ventilation adequacy, and overall structural condition.

Electrical

Panel type, wiring material, amperage, and safety hazards. Older homes with Federal Pacific or Zinsco panels often fail.

Inspectors check: main panel brand and condition, wiring type (copper vs. aluminum), circuit breaker function, visible hazards, and overall system capacity.

Plumbing

Pipe material, water heater age and condition, and visible leaks. Polybutylene piping is an automatic red flag for most insurers.

Inspectors evaluate: supply pipe material (copper, CPVC, PEX, polybutylene), drain pipe material, water heater age and condition, visible leaks, and overall system functionality.

HVAC

System age, type, and condition. Most HVAC systems have a 15-20 year expected lifespan in South Florida's climate.

Inspectors review: AC unit age and manufacturer, heating source, ductwork condition, thermostat function, and overall system performance.

Critical Factor

Why Your Roof Is the Key

The roof section is the #1 reason homes fail a 4-point inspection in South Florida. Electrical panels can be swapped for $2,000-$4,000. Plumbing pipes can be re-routed. HVAC units can be replaced in a day. But a failing roof is a $10,000-$30,000 problem that takes planning, permitting, and time.

If the roof fails the 4-point, your policy gets cancelled or non-renewed — period. And in today's Florida insurance market, finding replacement coverage with a failed roof is nearly impossible without going to specialty carriers that charge 2-4x normal premiums.

The good news: if you know about the problem beforethe inspector arrives, you have options. That's exactly what Goliath Roofing's 4-point roof assessment is designed for.

Your Options

What Happens If Your Roof Fails?

A failed roof section doesn't have to mean losing your insurance. Here are your options.

Repair the Deficiency

For minor roof issues — missing shingles, flashing repair, small leak patches — targeted repairs can bring your roof back to passing condition. This is the fastest and most affordable option when the overall roof system is still sound.

Replace the Roof

If the roof is too old or too damaged to repair, a full replacement is the surest path to passing. A new roof passes every 4-point inspection, qualifies for wind-mitigation discounts, and resets your insurance clock for 25+ years.

Find Specialty Insurance

Some carriers specialize in older or higher-risk homes, but premiums are significantly higher — often 2-4x standard rates. This is a last resort, not a long-term solution. Fixing the roof is almost always more cost-effective over time.

Goliath's 4-Point Roof Assistance

Don't wait for the inspector to deliver bad news. Let us find and fix roof issues before your 4-point inspection so you pass the first time.

Step 1

We Assess Your Roof

Full inspection of every element the 4-point inspector will evaluate — age, condition, materials, leaks, flashing, ventilation.

Step 2

We Identify Issues

Written report of everything that would cause a 4-point failure, with repair vs. replacement recommendations and honest pricing.

Step 3

We Fix It

Targeted repairs or full replacement — your choice. We handle permitting, scheduling, and final inspection so you pass with confidence.

$150

Standalone Assessment

Detailed roof report for 4-point prep

FREE

With Repair or Replacement

Assessment fee waived when you hire us

Common Questions

4-Point Inspection FAQs

When is a 4-point inspection required in Florida?+

Most Florida insurance companies require a 4-point inspection for homes that are 25-30 years old or older when applying for new coverage or renewing an existing policy. Some carriers require them for homes as young as 20 years. If your home was built before 2000, you should expect to need a 4-point inspection. Citizens Property Insurance — Florida's insurer of last resort — requires 4-point inspections for all homes regardless of age in some cases.

What happens if my roof fails the 4-point inspection?+

If your roof fails the 4-point inspection, your insurance company will typically give you 30-90 days to address the issue before cancelling or non-renewing your policy. Your options are: repair the specific deficiencies (if minor), replace the roof entirely (if age or condition warrants it), or find a specialty insurer willing to cover homes with older roofs at higher premiums. Goliath Roofing offers free roof assessments for homeowners facing 4-point failures, with repair and replacement options that fit most budgets and timelines.

How old is too old for a roof to pass a 4-point inspection?+

There is no absolute age cutoff, but most insurers grow concerned about roofs over 15-20 years old and will not insure roofs approaching or exceeding their expected material lifespan. Asphalt shingles: 15-25 years. Concrete tile: 25-40 years. Metal: 30-50 years. Clay tile: 40-60 years. If your roof is within 5 years of its expected lifespan end, expect scrutiny. A well-maintained roof with documented repairs and no visible damage can sometimes pass even at older ages.

Can Goliath Roofing do the full 4-point inspection?+

Goliath Roofing specializes in the roof component of the 4-point inspection — which is the section most homes fail on. We provide thorough roof assessments that identify every issue an inspector would flag, giving you time to repair or replace before the formal inspection. For the electrical, plumbing, and HVAC portions, we can refer you to trusted licensed inspectors in South Florida who we work with regularly. Many homeowners use our roof assessment to fix issues first, then schedule the full 4-point inspection with confidence.

Wind Mitigation Inspection→Free Roof Inspection→Insurance Claims→Roof Replacement→

Facing a 4-Point Inspection? Call Us First.

We'll find the problems before the inspector does — and fix them so you pass.