If you're buying, selling, or re-shopping insurance on a Florida home more than about 20 years old, you'll meet the 4-point inspection. It examines four systems — roof, electrical, plumbing, and HVAC — and in this market, the roof section is the one that makes or breaks policies.
What the roof section reports
- ▸Age and remaining useful life — the number insurers weigh hardest.
- ▸Material and condition: missing shingles, soft decking, visible repairs.
- ▸Evidence of leaks or prior water intrusion.
- ▸Permit history for the last replacement.
The age math insurers use
Many Florida carriers get uncomfortable insuring shingle roofs past 15 years and often won't write new policies near end of life without proof of adequate remaining life from an inspection. Metal and tile buy more runway. Florida law limits carriers' ability to refuse coverage solely on age for roofs with sufficient documented remaining life — which makes a favorable inspection report genuinely valuable paper.
What to do with a borderline roof
- Get an honest condition assessment first — sometimes targeted repairs and documentation extend insurable life.
- Pair the 4-point with a wind mitigation inspection: discounts from wind-mit features often offset a chunk of premium.
- If replacement is near anyway, doing it before your renewal often pays twice: insurability plus wind-mit discounts on the new roof.
We do free roof assessments with photo documentation across Tampa Bay, and we're straight about what an inspector will say — because they'll say it anyway.
Renewal coming and the roof is borderline? Get the free assessment before your insurer's inspector does.