A 4-point inspection is a short report on four systems in your home: the roof, electrical, plumbing and HVAC. Florida insurers commonly ask for one before they write or renew a policy on an older home, and that includes older mobile and manufactured homes. A Florida-licensed professional has to complete and sign it, and it usually costs roughly $100 to $300 on its own.
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What a 4-point inspection is
It is not a full home inspection. The Florida Chief Financial Officer’s Insurance Consumer Advocate office describes it as a limited evaluation of four systems, done mainly to decide whether a home is insurable. The inspector records the age, type and condition of each one:
- Roof: covering type, age, remaining useful life, and visible damage or leaks.
- Electrical: main panel, amperage, wiring type, and hazards such as exposed wiring or double taps.
- Plumbing: water heater, pipe type, and any sign of an active or past leak.
- HVAC: age, working order, and any signs of leaking or blockage.
Insurers ask because older systems fail more often and cost more in claims. A 4-point report lets the underwriter see those risks before offering coverage.
When Citizens asks for one
Citizens Property Insurance, the state-backed insurer, says on its inspections page that it requires a four-point inspection for all property owner, dwelling and mobile home applications on properties more than 20 years old. The page lists no separate mobile home version of the requirement, so the same rule applies. Other insurers set their own age cutoffs, so ask your agent which one applies to you.
Citizens also has separate rules for older roofs. A shingle-type roof older than 25 years, or a tile, slate, clay, concrete or metal roof older than 50 years, needs documentation of at least five years of remaining useful life. If less than five years remain, Citizens says you must show proof of a full roof replacement before a policy is written.
The Citizens 4-Point Inspection Form
Citizens publishes a sample “4-Point Inspection Form” (the copy we read is marked “Sample Form Insp4pt 03 25”). The sample form says it is not required, but any other report you submit must contain at least the same level of detail.
Who can sign it
The form must be completed, signed and dated by a verifiable Florida-licensed professional. Citizens gives these examples: a general, residential or building contractor, a building code inspector, or a home inspector. A trade-specific licensed professional may sign only the section for their trade, so an electrician can sign only the electrical section. Citizens says underwriters can reject a form if the signer’s license is not active or cannot be verified. You can check a license at myfloridalicense.com.
Photos
Photos must come with the form. The minimum set is:
- Each side of the dwelling
- Each roof slope
- The water heater (including the temperature and pressure relief valve), under-cabinet plumbing and drains, and exposed valves
- The open main electrical panel with the interior door label, and the electrical box with the panel cover off
- Every hazard or deficiency noted in the report
The state consumer guide also lists the HVAC equipment with its dated manufacturer’s plate, and the Citizens form asks for that photo too.
How recent it must be
The Citizens pages we read do not state a validity period. The Insurance Consumer Advocate guide says a 4-point report generally must be dated within 30 days before the insurance application is submitted, but that each insurer sets its own window. Ask your agent before you pay for the inspection, so you do not have to repeat it.
What the form flags
The Citizens form asks the inspector to mark specific problems. These are the items printed on the form itself:
- Electrical: cloth wiring, active knob and tube, branch-circuit aluminum wiring, double taps, exposed or unsafe wiring, scorching, improper grounding, improper breaker size, over-fusing, tripping breakers and blowing fuses. Single-strand aluminum wiring repairs need separate documentation certified by a licensed electrician.
- Plumbing: the pipe types are listed, including polybutylene, plus water heater age, a working relief valve, and any sign of an active or prior leak.
- HVAC: a space heater used as the primary heat source, and a blocked or leaking air handler, condensate line or drain pan.
- Roof: cracking, curling, granule loss, exposed felt, missing or loose tabs, soft decking spots and visible leaks.
We could not find a Citizens or state source that names specific panel brands or says which problems are most common on mobile homes, so we are not guessing. A local inspector who does these every week can tell you what they see most often in parks around Polk County. One firm rule we did find: for HO-3 and HO-8 policies, Citizens says new-business risks over 20 years old with polybutylene piping are not insurable. That bulletin does not mention mobile home policies, so ask your agent whether it applies to yours.
How much it costs
The Insurance Consumer Advocate guide says a standalone 4-point inspection may typically cost $100 to $300 (guide read 2026-10-12). Price depends on the inspector, your area, and the size of the home, and it may be folded into a package price if combined with other services. The guide suggests getting quotes from several licensed inspectors. It gives no mobile-home-specific price. Repairs are separate and can cost far more than the inspection.
How to prepare
- Ask your insurance agent which form they want and how recent it must be.
- Make sure the inspector can reach the electrical panel, the water heater and the roof or attic access. Clear the space around them.
- Know your roof’s age and any past replacement, and find permits or receipts if you have them.
- Fix obvious problems first, such as a dripping valve under a sink or a water heater without a relief valve.
- Keep the HVAC’s dated manufacturer plate visible and readable.
- Check the inspector’s license before booking.
Roof, skirting and leveling issues can also affect what an inspector writes. See our pages on roof-overs, skirting and leveling.
What happens if something fails
Citizens says serious hazards or deficiencies, such as exposed wiring, active leaks or evidence of leaks, should be repaired before you submit an application. Its form notes say agents may not submit applications for properties with electrical, heating or plumbing systems not in good working order or with existing hazards. In practice that means you repair first, have the licensed trade sign off on that section, and then submit. If the roof has less than five years of life left, a roof replacement may be the fix. See our Florida mobile home insurance guide for the wider picture.
4-point vs. wind mitigation
These are two different reports. The 4-point checks the condition of four systems to decide if a home is insurable. A wind mitigation inspection documents wind-resistant features, and Citizens says it can qualify a property for premium discounts. The Florida Office of Insurance Regulation’s wind mitigation form is OIR-B1-1802, the Uniform Mitigation Verification Inspection Form, which an authorized inspector completes. The OIR says it is valid for up to five years if the structure has no material changes. For tie-down details see tie-downs and Florida tie-down requirements. Before a storm, use our hurricane checklist.
We are a free quote service that connects you with local pros. We are not an inspector, contractor or insurance agent, and this page is general information, not insurance advice. Rules change, so confirm with your insurer. Serving Lakeland and nearby parks.
Frequently asked questions
Does my mobile home need a 4-point inspection?
If it is more than 20 years old and you are applying to Citizens, yes: Citizens says it requires one for mobile home applications on properties over 20 years old. Other insurers set their own rules, so ask your agent.
Who can sign a 4-point inspection in Florida?
A verifiable Florida-licensed professional, such as a general, residential or building contractor, a building code inspector or a home inspector. A trade professional such as an electrician can sign only their own section.
How much does a 4-point inspection cost?
The Florida Insurance Consumer Advocate guide says a standalone inspection may typically cost $100 to $300. Packages with other services may be priced differently, so get several quotes.
How long is a 4-point inspection good for?
It depends on the insurer. The state consumer guide says reports generally must be dated within 30 days before the application is submitted, but each company decides. Ask your agent first.
Is a 4-point inspection the same as a wind mitigation inspection?
No. A 4-point checks the roof, electrical, plumbing and HVAC for insurability. A wind mitigation inspection, on form OIR-B1-1802, documents wind-resistant features that may earn premium discounts.
What if my mobile home fails the inspection?
Citizens says serious hazards should be repaired before you apply. Have the repair done by a licensed pro, get that section signed off, and then submit the application.
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