A Four-Point Inspection is the most consequential document in a Palm Beach County homeowner's insurance relationship. It determines whether Citizens Insurance will write or renew a policy, what conditions that policy carries, and in some cases whether coverage is available at all. Most homeowners encounter the Four-Point for the first time when their insurer requests one — often with limited time to respond and no prior understanding of what the inspection covers or what results will trigger a problem. This guide explains exactly what a Four-Point Inspection evaluates, how Citizens Insurance uses the results, and what to do before ordering one.
What a Four-Point Inspection covers
A Four-Point Inspection evaluates four systems of a residential property: the roof, electrical system, plumbing system, and HVAC system. The name refers to these four inspection points. The inspection is not a comprehensive home inspection — it is a condition assessment of the four systems that insurers have identified as the primary drivers of property loss claims.
For insurance purposes in Palm Beach County, the roof component of the Four-Point carries the most weight. Citizens Insurance uses the roof section of the Four-Point report to determine remaining roof life, installation compliance, and material type — all of which affect policy eligibility and premium calculation.
The inspection is conducted by a licensed inspector and documented on form OIR-B1-1802, the Florida Office of Insurance Regulation's standardized Four-Point Inspection form. The completed form is submitted directly to the carrier — not to the homeowner for review before submission. Understanding what the form captures, and what results it produces, is the foundation of managing the inspection outcome.
The roof section — what inspectors evaluate
The roof component of the OIR-B1-1802 form captures the following:
Roof covering type. Concrete tile, clay tile, architectural shingle, metal, flat membrane, or other. Material type affects remaining life calculations and Citizens Insurance eligibility. Shingle roofs over 20 years old face heightened scrutiny. Tile roofs are evaluated on a different longevity standard.
Installation date and permit history. The inspector identifies the approximate installation date and whether permit records are available. A roof installed without a permit — or with no permit record accessible — is a significant finding. Citizens Insurance uses permit records to verify FBC compliance at installation.
Estimated remaining useful life. This is the most consequential field on the roof section. The inspector provides a professional estimate of the years of remaining life in the current roof system. Citizens Insurance requires a minimum of three years of remaining useful life for a policy to be written or renewed.
Visible condition. Missing shingles, cracked or broken tile, exposed underlayment, visible flashing separation, active leaks, or standing water on flat roofs are all documented. Any condition indicating active deterioration or functional failure affects the remaining life estimate.
Secondary water barrier. Whether a secondary water barrier is present is noted. Its presence or absence affects wind mitigation eligibility — a separate but related document.
For roof inspection services in Palm Beach County before a Four-Point is ordered, a licensed CCC contractor can assess the roof's current condition and provide a realistic estimate of what the inspection will report — before the formal document is submitted to your carrier.
The three-year remaining life threshold
Citizens Insurance will not write or renew a homeowner's policy if the Four-Point Inspection reports less than three years of remaining useful life in the roof system. This is not a negotiable threshold and it is not subject to appeal on the basis of the homeowner's repair intentions or financial circumstances.
A roof that reports two years of remaining life triggers one of three outcomes: Citizens declines or cancels the policy, Citizens issues a notice requiring roof replacement within a specified period as a condition of continued coverage, or Citizens offers a severely restricted policy with elevated premiums and reduced coverage terms. None of these outcomes is favorable.
The correct sequence for any PBC homeowner with a roof over 15 years old: schedule a condition assessment by a licensed CCC contractor before ordering the Four-Point. The contractor's assessment gives you a realistic picture of what the inspector will find. If the roof is unlikely to pass the three-year threshold, replacement before the inspection preserves your Citizens Insurance eligibility and resets the remaining life clock entirely.
The electrical, plumbing, and HVAC sections
While the roof component carries the most weight for most PBC homeowners, the other three sections can independently trigger policy issues.
Electrical: Inspectors look for knob-and-tube wiring, aluminum branch circuit wiring, Federal Pacific or Zinsco panels, and any visible code violations. These findings can result in policy exclusions, surcharges, or declination depending on Citizens Insurance underwriting guidelines.
Plumbing: Material type (copper, PVC, CPVC, polybutylene) and condition. Polybutylene piping — common in PBC homes built between 1978 and 1995 — is a declination trigger for many carriers. Active leaks or visible corrosion are documented.
HVAC: Age, condition, and permit history. An HVAC system over 15 years old will be noted. Systems showing active deterioration or installed without permits are documented.
If your roof is over 20 years old and you have not had a condition assessment recently, do not order a Four-Point Inspection without a contractor evaluation first. A Four-Point that reports less than three years of remaining life is submitted directly to Citizens Insurance — once submitted, you cannot withdraw it. The carrier will act on what the form reports. A licensed CCC contractor can assess your roof's actual condition, give you a realistic estimate of what the inspection will find, and recommend whether repair, replacement, or immediate inspection is the right sequence for your situation.
How Citizens Insurance uses the Four-Point results
Citizens Insurance receives the completed OIR-B1-1802 directly from the inspector or carrier and uses it to make three determinations: policy eligibility, policy conditions, and premium calculation.
Eligibility: A roof reporting less than three years of remaining life results in declination or cancellation. Electrical findings involving knob-and-tube or certain panel types result in declination or surcharge. Polybutylene plumbing results in declination by most carriers including Citizens.
Conditions: A roof reporting three to five years of remaining life may result in a policy issued with a replacement condition — the homeowner must replace the roof within a specified period or coverage lapses. These conditions are documented in the policy and must be satisfied.
Premium: Favorable Four-Point results — newer roof, compliant systems, no deferred maintenance — contribute to lower base premiums. Unfavorable results that do not trigger declination may result in surcharges or higher deductibles.
The relationship between the Four-Point and the wind mitigation inspection
The Four-Point and the wind mitigation inspection are separate documents that serve different purposes and are submitted separately. The Four-Point determines policy eligibility. The wind mitigation inspection determines premium credits for storm-resistant construction features.
A homeowner can have a favorable wind mitigation report and still be declined by Citizens because the Four-Point reveals a roof with insufficient remaining life. Conversely, a homeowner whose Four-Point produces no eligibility issues may be paying significantly higher premiums than necessary because they have never had a wind mitigation inspection to document their roof's storm-resistant features.
For a complete explanation of how a wind mitigation inspection reduces Citizens Insurance premiums in Palm Beach County, including the specific construction features that generate the largest credits, see our dedicated guide.
When to schedule a Four-Point Inspection
Citizens Insurance typically requests a Four-Point Inspection when a policy is first written on a home, when a policy renews and the roof age triggers a review, or when ownership of the property changes. The carrier specifies a deadline for submission — commonly 30–60 days.
Homeowners who are purchasing a property in Palm Beach County should order a Four-Point as part of their due diligence before closing — not in response to a carrier request after the policy is already in force. A Four-Point finding that triggers declination during the due diligence period gives the buyer the option to negotiate a roof replacement as a closing condition. The same finding after closing creates an insurance gap with no negotiating leverage.
- ✓ If your roof is over 15 years old, schedule a CCC contractor condition assessment before ordering the Four-Point.** The contractor's assessment previews what the inspector will find. If the roof is unlikely to pass the three-year threshold, replacement before inspection preserves your Citizens eligibility.
- ✓ Verify your roof has permit records on file.** A roof installed without permits will be noted on the OIR-B1-1802. Check with your municipality's building department that permit records exist for your current roof system.
- ✓ Confirm your roof's material type and installation date.** Shingle roofs over 20 years old, tile roofs over 25 years old, and any roof showing active wear face elevated scrutiny on remaining life estimates.
- ✓ Address any visible roof deficiencies before the inspection.** Missing shingles, cracked tile, visible flashing separation, and any active water intrusion will be documented and will affect the remaining life estimate.
- ✓ Ask your inspector about all four sections — not just the roof.** Electrical panel type, plumbing material, and HVAC age all affect the inspection outcome independently of the roof section.
- ✓ For home purchases, order the Four-Point during due diligence — not after closing.** A finding that triggers declination before closing gives you negotiating leverage. The same finding after closing creates an insurance gap.
- ✓ After a favorable Four-Point, schedule a wind mitigation inspection if you do not have a current one.** These are separate documents. The Four-Point confirms eligibility. The wind mitigation inspection generates premium credits. Both are needed for optimal Citizens Insurance positioning.
