The 4-point inspection is a critical component of real estate transactions in Florida, especially for older homes. It evaluates four key systems: electrical, HVAC, plumbing, and roofing. Recently, Citizens Property Insurance Corporation introduced an updated 4-point inspection form effective March 25, 2025. These changes are designed to enhance clarity, streamline documentation, and ensure inspectors provide consistent and detailed evaluations.
Whether you’re a buyer, seller, or realtor, understanding these updates is essential. Let’s explore the significant changes and how they impact the inspection process.
Key Changes in the Updated 4-Point Inspection Form
- Enhanced Photo Documentation Requirements
- The updated form emphasizes photo documentation, specifying minimum photo requirements:
- Dwelling: Each side of the home
- Roof: Each slope
- Plumbing: Water heater (including TPRV), under-cabinet plumbing/drains, and exposed valves
- Electrical system: Open main panel, interior door label, and box with panel off
- All identified hazards or deficiencies
- These additions ensure comprehensive visual evidence, aiding underwriting and reducing ambiguity.
- The updated form emphasizes photo documentation, specifying minimum photo requirements:
- Expanded Electrical System Details
- Inspectors must now document wiring types, including multistrand aluminum and cloth-jacket rubber insulation. Inspectors often misidentify cloth wiring types, leading to errors that can impact insurance decisions and property evaluations.
- Additional hazards such as improper breaker size and scorching have been explicitly listed.
- Certification of aluminum wiring remediation methods (e.g., COPALUM crimp or AlumiConn) remains mandatory.
- Plumbing System Clarifications
- New details focus on the age and condition of supply and drain piping systems, specifying categories like ABS and cast iron.
- Explicit documentation of leaks, mold, and corrosion has been emphasized.
- Roofing System Improvements
- The updated form consolidates roof inspection requirements, replacing the standalone roof inspection form when applicable.
- Additional details include the percentage of replacement for partial updates and specific roof conditions such as granule loss and soft decking spots.
- Supplemental Information Section
- A more robust section for comments now requires inspectors to outline the scope and date of updates, hazards, and deficiencies for each system.
Why These Updates Matter
- For Buyers: The updated form provides clearer insights into a property’s condition, ensuring no surprises during the insurance underwriting process.
- For Realtors: Better documentation aids in setting realistic expectations and negotiating repairs or credits during the transaction process.
- For Inspectors: Standardized requirements improve report quality and reduce the risk of rejected submissions.
Tips for Navigating the Updated Form
- Work with Licensed Professionals Ensure the inspector completing your 4-point inspection is a Florida-licensed professional. This ensures compliance with Citizens’ guidelines.
- Prepare for Photo Requirements Sellers should ensure areas like electrical panels, plumbing fixtures, and roof slopes are accessible and in clear view for photography.
- Understand System Conditions Familiarize yourself with what constitutes acceptable versus unsatisfactory system conditions. For example, aluminum wiring with appropriate remediation is acceptable, but loose wiring or improper breaker sizes are not.
Conclusion
The revised 4-point inspection form represents a significant step forward in documenting and evaluating older homes for insurance purposes. By understanding the updates and working with qualified inspectors, buyers and realtors can ensure smoother transactions and avoid delays in insurance underwriting.
If you have questions about how these changes might affect your inspection process, feel free to reach out. At Cooper Home Inspections, LLC, we stay up-to-date with the latest industry standards to provide thorough and reliable reports.