ReRoof Report4-point inspections and roof certifications in Florida: what the roof section checks and what it costs
A 4-point inspection covers the roof, electrical, plumbing and HVAC of an older home. Citizens requires one on applications for homes over 20 years old. For the roof, the inspector records the covering, age, remaining useful life, permit date and visible damage, and rates it satisfactory or unsatisfactory. Advertised prices in South and Southwest Florida run about $100–175 for a 4-point in 2026; you pay the inspector.
What does the roof section of a 4-point inspection record?
Citizens publishes a sample 4-Point Inspection Form (Insp4pt 03 25) that most Florida inspectors follow. Its roof section, filled in for the main roof and any secondary roof, records the items below. Citizens' separate Roof Inspection Form (RCF-1 03 25) asks for the same roof fields.
The 4-point form says its roof section "can take the place of the Roof Inspection Form" when photos of each roof slope are attached. The minimum photo set for the whole 4-point is each side of the house, each roof slope, the water heater and plumbing, the electrical panel, and every hazard or deficiency noted.
What makes a roof fail?
The forms don't use "pass" and "fail". They ask the inspector to certify the roof's condition, and Citizens defines acceptable condition as "working as intended and there are no visible hazards or deficiencies." In practice, a roof causes problems when:
- the inspector marks overall condition unsatisfactory, or checks damage boxes such as soft decking, exposed felt or missing tiles. The RCF-1 instructions say agents "may not submit applications for properties with roof(s) not in good working order or with existing hazards/deficiencies";
- there are visible signs of leaks in the attic or on interior ceilings;
- the roof is past Citizens' age limit (25 years for shingle and other soft roofs, 50 for tile, metal, slate and concrete) and the report shows less than 5 years of remaining useful life (Citizens FAQ).
Private insurers set their own standards on top of this, and they aren't public. Under Florida's 15-year roof rule, a roof 15 years or older that an insurer-approved inspector finds has 5+ years of useful life left can't be refused solely for its age, but condition problems are a separate matter.
Which Citizens forms apply, and who may sign them?
| Form | When it's used | Who may sign |
|---|---|---|
| 4-Point Inspection Form, Insp4pt 03 25 | Required on Citizens applications for homes more than 20 years old (since 2/1/2022; it was 30 years before) | A verifiable Florida-licensed professional, for example a general, residential or building contractor, a building code inspector or a home inspector. A licensed trade professional may sign only their own trade's section. |
| Roof Inspection Form, RCF-1 03 25 (often called a "roof certification") | Documents remaining useful life on a roof past Citizens' age limit | A general, residential, building or roofing contractor, a building code inspector or a Florida-licensed home inspector. Photos of each slope required. |
| Uniform Mitigation Verification Inspection Form, OIR-B1-1802 (Rev. 04/26) | Wind mitigation credits; the RCF-1 "does not verify loss mitigation features" | Under §627.711(2): a home inspector with hurricane-mitigation training, a building code inspector, a general, building or residential contractor, an engineer or an architect. Roofing contractors are not on that list. |
Citizens accepts "a similar form" if it contains at least the same level of detail. The 15-year rule inspection under §627.7011(5) has its own inspector list, and the insurer must approve the inspector. Ask your insurer which form and which inspectors it accepts before booking.
How much does a 4-point or roof inspection cost?
Advertised prices from Florida inspector price pages in 2025–2026 put the ranges below. These are our estimates from a handful of South Florida and Naples-area price pages; Tampa, Orlando and Jacksonville prices were not verified. Large homes (over about 3,000 sq ft) and rush jobs tend to cost more.
| Price page (area) | 4-point | Wind mitigation | Roof inspection | 4-point + wind |
|---|---|---|---|---|
| Green Foot (Miami to Jupiter), Aug 2026 | from $125 | from $100 | from $150 (2-year roof certification) | $200 |
| Home Inspection Services (Deerfield Beach) | $119.95 | $84.95 (re-inspection) | $99.95 | $199.95 |
| Patriot (Naples / SW Florida), Sept 2025 | $75–125 | $75–150 | n/a | $150–200 |
| Kore (South Florida), 2026 | $100–175 | $100–175 | n/a | about $180 |
Who pays: the homeowner, in most cases. The 15-year rule says its roof inspection is "at the homeowner's expense," and Citizens says that in some cases "it is the property owner's responsibility to pay for inspections."
How long is a 4-point or roof inspection good for?
| Report | Commonly accepted | Basis |
|---|---|---|
| Wind mitigation (OIR-B1-1802) | Up to 5 years | OIR: valid "for up to five (5) years provided no material changes are made to the structure or inaccuracies are found on the form" (OIR). Each insurer still decides whether to accept a form. |
| 4-point | Often about 12 months | Carrier practice only. No statute sets it, and Citizens' inspections page states no time limit. Unverified. |
| Roof inspection / certification | Commonly 1–2 years | Set by the inspector (for example a "2-year" certification); not stated on the Citizens form. Unverified. |
Related
- Wind mitigation inspections and new-roof insurance credits: the roof questions on OIR-B1-1802.
- Roof age and insurance check: your roof's age against the 15-year rule and Citizens' limits.
- Repair or replace checker: if the inspection found damage, whether a repair or a replacement fits.