Why Is My Insurance Company Asking About My Roof Age and a 4-Point Inspection?

Central Florida has plenty of older homes: mid-century houses in College Park and Winter Park, older ranch homes around Oviedo and Casselberry, and neighborhoods from the 1970s and 80s throughout Orange and Seminole County. If you own one, your insurer has probably asked about your roof or requested a 4-point inspection. Here’s why.

What is a 4-point inspection?

It’s a quick visual inspection of four systems that cause the most expensive claims in older homes:

1. Roof: age, material, condition, and signs of leaks.
2. Electrical: panel type, wiring, and capacity.
3. Plumbing: pipe material, water heater age, and any active leaks.
4. HVAC: age and working condition of the heating and cooling system.

Many carriers ask for one on homes around 30 years or older, though the cutoff varies by company.

What can cause problems?

Common issues that make it hard to get coverage, or force you to replace something before a policy is issued, include:

• Federal Pacific, Zinsco, or fuse-box electrical panels
• Knob-and-tube or cloth-insulated wiring
• Polybutylene or galvanized steel plumbing
• Water heaters past their expected lifespan
• Roofs with visible damage, missing shingles, or active leaks

Why does roof age matter so much in Florida?

Roof claims drove much of Florida’s recent insurance crisis, so carriers look closely at roof age. In 2022 the Legislature gave homeowners some protection: insurers can’t refuse to write or renew a policy just because a roof is less than 15 years old. For roofs 15 years or older, you can have the roof inspected, and if it shows at least five years of useful life left, that inspection generally has to be considered. The rules have details and exceptions, so ask your agent how they apply to your home.

What should I do if my home is older?

• Keep receipts and permits for roof, electrical, plumbing, and HVAC updates. They matter to underwriters.
• Get a 4-point and a wind mitigation inspection at the same time. Many inspectors bundle them.
• If you’re buying an older home in Orlando or Oviedo, get insurance quotes before your inspection period ends so a surprise doesn’t derail your closing.

Buying or insuring an older Central Florida home? Call us before you close. We can tell you which carriers work well with older homes and what they’ll need from you.

This article is for general educational purposes only. Coverage, eligibility, discounts and pricing vary by carrier and policy. Talk with a licensed Florida insurance agent about your specific situation.