Four-point inspection in Miami-Dade: what insurers actually want

Roof remaining life and leaks. Electrical — knob-and-tube, Federal Pacific, overloaded panels. Plumbing — polybutylene, active leaks, water heaters. HVAC age and whether it works. Photos and the inspector’s license number matter. A cousin with a flashlight is not a 4-point.

Wind-mitigation (opening protection, roof shape, deck attachment) is a different form that can credit the wind premium. Do not mix them.

There is no single statute. Each market has a roof-age appetite, often stricter on shingles than on tile or metal. A 20-year roof with “five years remaining” still may not bind. Repair recommendations on the 4-point should be done and re-inspected before we resubmit.

Lenders and listing agents want the insurance binder before closing. Order the 4-point when you go under contract, not the week of the wire. Palmetto Bay and Doral inspectors book up in storm season.

The PDF, not a photo of page one. Roof permit if you have it. Start a home quote and attach the story in one sentence: year built, roof year, whether you live there.