Citizens Insurance, a significant provider of homeowners insurance in Florida, has recently implemented updates to its 4-Point Inspection form. This change, effective this week, will impact how insurance inspections are conducted and what information is required for homeowners seeking or renewing their policies. Real estate agents and homeowners alike should be aware of these revisions to ensure a smooth and efficient inspection process.  

What is a 4-Point Inspection?

For those unfamiliar, a 4-Point Inspection is a limited visual survey of four key systems in a residential property:  

• Roofing: Assesses the age, material, condition, and any visible signs of leaks or damage.

• Electrical: Examines the type of wiring, the capacity of the main electrical panel, and identifies any apparent hazards.  

• HVAC (Heating, Ventilation, and Air Conditioning): Checks the age, condition, and functionality of the heating and cooling systems.  

• Plumbing: Reviews the type of pipes, the condition of fixtures, and looks for any signs of leaks or water damage.  

  
  

Insurance companies, particularly in Florida with its older housing stock and exposure to severe weather, often require this inspection for older homes (typically 20-30 years or older) as a condition of issuing or renewing a homeowners insurance policy. It helps them evaluate the risk associated with insuring the property by identifying potential issues that could lead to future claims.  

Key Updates to the Citizens 4-Point Inspection Form

While the exact details of all updates can be found on the official Citizens Insurance website, some notable changes include:

• Enhanced Photo Requirements: Inspectors are now required to take more specific photos, including images of the Temperature Pressure Relief (TPR) valve on water heaters, each slope of the roof, and potentially more detailed shots of electrical panels and plumbing. This aims for better visual documentation of the condition of these systems.  

  
  

• More Detailed Electrical System Information: The form now includes more fields for documenting the types of wiring present, including specific mentions of aluminum wiring and its condition. Inspectors may need to provide more detail on the amperage of the electrical panel and identify any potential hazards like blowing fuses or tripping breakers.  

  
  

• HVAC System Details: Inspectors will now likely need to document if wood-burning stoves or central gas fireplaces are present and if they were professionally installed. There might also be more emphasis on checking for blockage or leakage in the air handler/condensate line.  

  
  

• Comprehensive Plumbing System Information: The updated form likely requires documenting the age of pipes, water heater, and the drain system. Inspectors may also need to indicate if the plumbing is original, partially, or completely re-piped, and the installation year of PEX piping if present.  

  
  

• Expanded Roof Condition Reporting: When noting any visible signs of damage or leaks on the roof, inspectors may need to provide more detailed descriptions and potentially expand on the location and severity of these issues.  

  
  

Impact on Insurance Inspections

These updates will likely lead to a more thorough and detailed inspection process. Here's how this might impact various parties:

• Homeowners:

  • Increased Scrutiny: Expect inspectors to pay closer attention to the details of the four key systems. Ensuring these are in good working order and up to code will be crucial for obtaining or renewing insurance.

  • Potential for More Findings: The increased level of detail required might lead to more identified issues, even minor ones. Addressing these proactively can prevent complications with insurance coverage.

  • Importance of Documentation: Having records of any recent repairs, upgrades, or maintenance on these systems will be beneficial during the inspection.

• Real Estate Agents:

  • Educating Clients: Agents need to inform sellers about the updated requirements so they can prepare their properties accordingly. Highlighting the importance of well-maintained systems can help facilitate smoother transactions.  

  • Guiding Buyers: For buyers, the more detailed inspection reports can provide a clearer understanding of the property's condition and potential future maintenance needs.  

  • Working with Inspectors: Agents should ensure they are working with licensed inspectors who are familiar with the latest Citizens' form and its requirements.

• Insurance Inspectors:

  • Increased Time per Inspection: The need for more detailed documentation and photographs might extend the time required to complete each inspection.

  • Staying Updated: Inspectors must familiarize themselves with the new form and its specific requirements to ensure their reports are accepted by Citizens Insurance.

Preparing for the Updated 4-Point Inspection

To prepare for an inspection using the updated form, homeowners should:

• Review the Four Key Systems: Check the roof for any visible damage or leaks, ensure the electrical panel is in good condition without any obvious hazards, verify the HVAC system is functioning correctly, and look for any plumbing leaks or signs of water damage.

• Gather Documentation: Collect any records of repairs, maintenance, or upgrades to these systems, including dates and who performed the work.  

• Address Known Issues: If you are aware of any problems with your roof, electrical, HVAC, or plumbing systems, it's advisable to have them addressed by qualified professionals before the inspection.

By understanding these updates to the Citizens Insurance 4-Point Inspection form, homeowners and real estate professionals in Florida can navigate the insurance process more effectively and ensure a smoother experience. Staying informed and prepared is key to securing and maintaining adequate homeowners insurance coverage.