Insurance & Roofs
Why your insurer cares about roof age (and what a 4-point inspection looks at)
Your insurer uses inspection reports to judge your home. Learn what they look at before you pay for repairs or upgrades.
Quick answer
A four-point report checks the roof, wiring, plumbing, and heating and cooling system. It is not a full home inspection. Roof age matters, but each insurer sets its own rules. A wind report checks different features. Ask your agent which reports and records you need before paying for upgrades.
By Davis Build & Restore · Florida Certified Building Contractor CBC 1256241Last reviewed: Oct. 17, 20267 min read
Key takeaways
- A 4-point inspection looks at four systems. It is not a full inspection.
- Each insurer sets its own roof rules. There is no single age cutoff.
- A wind mitigation inspection is a separate report about wind features.
- Ask your agent what your insurer needs before you pay for work.
Your insurer may ask for a 4-point inspection, a wind mitigation inspection or both. These are two different reports. Neither one promises you will get coverage or a lower price.
Roof age comes up a lot because the roof protects the whole house. Each insurer has its own rules. Check with your agent and the Florida Office of Insurance Regulation (OIR).
1. What a 4-point inspection covers
A 4-point inspection is a short report on four systems. They are the roof, wiring, plumbing and the heating and cooling system. That last one is called HVAC (heating, ventilation and air conditioning).
The inspector writes down the age and condition of each one. Most reports include photos. Your insurer uses the report to decide on your policy.
It is not the same as a full home inspection. It does not test every part. It cannot see inside walls.
For a related check, read our guide to questions to ask a contractor.
What to do: Ask your agent which inspection form the insurer wants. Ask if they need photos or repair records.
Check it yourself: Gather receipts and permits for big repairs. Real dates beat a guess.
2. Roof: age, condition and records
The roof part of the report notes the type of roof and about how old it is. It also notes wear, leaks or damage.
The report shows how the roof looks today. It does not say how many more years it will last. Your insurer decides what it will accept.
Not sure when your roof went on? Look for an old invoice, closing papers or a permit. Pinellas County permit records can help. A permit date may not tell the whole story, though.
What to do: Ask your insurer what roof records it needs. Do this before you repair or replace the roof.
Check it yourself: From the ground, look for missing or damaged shingles or tiles. Check ceilings for stains. Do not climb on the roof.
3. Wiring: safety and condition
The inspector looks at your electrical panel and the wiring they can see. They watch for damaged parts, unsafe changes or signs of overheating.
Do not take off the panel cover or touch bare wires to get ready. If the report finds a problem, call a licensed electrician. Ask what needs fixing and if a permit is needed.
What to do: Use a licensed electrician for any repair. Keep the invoice and permit sign-off with your home records.
Check it yourself: Tell your agent about flickering lights, burning smells or breakers that trip often.
4. Plumbing: leaks, pipes and water heater
The inspector looks at the pipes they can see. They note leaks, damage and the type of pipe. They also look at fixtures and the water heater.
A clean report does not mean hidden pipes are fine. The inspector cannot see inside walls or under the slab.
Fix active leaks right away and keep the paperwork. If the report flags old pipes, ask your insurer if it matters. Don't replace good pipes based on a guess.
What to do: Get the written finding and the insurer's rule first. Then call a licensed plumber.
Check it yourself: Look under sinks and around the water heater for drips, rust or damp spots.
5. Heating and cooling: does it run
The HVAC part notes the type of system, its age and how it looks. The inspector may check that it runs. This is not a full service visit.
Service records help show the system has been cared for. If it runs poorly or makes odd noises, have a pro check it. Never hide a known problem from an inspector.
What to do: Have your service records ready. Fix any known problem before the inspection.
Check it yourself: Write down the age and model from the unit's label if you can reach it safely.
6. How a wind mitigation inspection is different
A wind mitigation inspection looks at parts of your house that help it stand up to wind. Mitigation means steps that lower the risk.
The inspector may check how the roof deck is nailed down and how the roof ties to the walls. They also look at roof shape and protection for windows and doors.
They may need to see your attic or your records. A feature only counts if they can confirm it.
What to do: Ask if your insurer accepts this report. Collect permits and invoices for shutters, impact windows or roof work.
Check it yourself: Don't assume a shutter or roof feature counts. Keep proof of what was installed.
7. Upgrades homeowners often make
Homeowners often fix a worn roof or repair wiring and plumbing problems. Some replace an old AC system or add approved shutters or impact windows.
Some wind upgrades involve how the roof ties to the walls. A qualified pro should judge and do that work.
An upgrade may help your home and your records. It does not promise coverage or a lower price. Don't spend money because a neighbor or a salesperson said it would.
What to do: Get the insurer's rule in writing. Then get a written scope from a contractor and compare the two.
Check it yourself: Keep permits, product approvals, photos and final invoices for any outside work.
8. Confirm the rules before you decide
Florida law and your insurer's own rules are not the same thing. Your agent can tell you which report you need, who can do it and the deadline.
The OIR shares insurance facts for Florida consumers. It does not set the rules for every policy. If something is unclear, ask your agent to put the rule in writing.
What to do: Call your agent and ask for the exact rule. Use the OIR website for general Florida insurance facts.
When you don't need a contractor
You may not need a contractor just to understand an inspection request. First ask your agent which report is needed. Then gather your permits, invoices and service records.
If the report finds nothing to fix, a contractor visit may not help. Don't replace a roof or system just because it is older. Get the insurer's rule first.
Stay away from bare wires, active leaks and unsafe roofs. Call the right licensed pro instead of fixing it yourself.
When to call a pro
Call a licensed contractor if the report finds a problem that needs repair. Call one if a system does not work or the roof can't be checked safely from the ground.
Ask for a written diagnosis, scope and who pulls the permit. Check their license with the Florida Department of Business and Professional Regulation.
Talk with your insurer before any wind upgrade starts. Keep the permit and install records. We can talk through exterior and storm upgrades with you. Your insurer still makes the coverage decision.
What we check on a walkthrough
- Roof records and wear visible from the ground.
- Visible leaks or damage listed in the inspection report.
- Records for window, door and roof wind protection.
- The insurer’s written request alongside the proposed repair work.
Common questions
Sources
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