Homes over 20 years old
Citizens Property Insurance requires a four-point inspection, completed by a Florida-licensed inspector, for dwelling applications on properties more than 20 years old. Private insurers set their own underwriting rules.
FLORIDA INSURANCE INSPECTIONS · BUYERS AND SELLERS
The inspections your insurer reads before it writes the policy.
A general home inspection tells a buyer about the house. Florida insurance inspections tell an insurer whether and how to write coverage. On older homes these short reports can decide whether a buyer closes on time, so both sides of the sale should know what they check.
Short answer: A 4-point inspection documents the age and condition of a home’s roof, electrical, plumbing, and heating and cooling systems, and Citizens Property Insurance requires one for homes more than 20 years old. A wind mitigation inspection on Florida form OIR-B1-1802 documents hurricane-resistant features that can qualify the home for windstorm premium discounts.
4-pointRoof, electrical, plumbing, and HVAC age and condition, for insurability.
Wind mitigationRoof, connections, and opening protection, for premium discounts.
RoofAge, material, and remaining useful life can decide coverage.
Four reports, four different jobs
| Report | What it documents | Usually ordered by | Why it matters |
|---|---|---|---|
| General home inspection | Overall condition of the structure, systems, and components | Buyer, during the inspection period | Repair requests and negotiation |
| 4-point inspection | Age, type, and condition of the roof, electrical, plumbing, and HVAC | Buyer, for the insurer | Whether an insurer will write coverage on an older home |
| Wind mitigation inspection, form OIR-B1-1802 | Roof shape, materials, and connections; wall construction; doors, windows, skylights, and shutters | Owner or buyer | Discounts on the windstorm portion of the premium |
| Roof inspection | Roof material, visible condition, and remaining useful life | Buyer or owner, when the insurer asks | Coverage decisions on older roofs |
What Florida law and Citizens guidelines say
Roofs under 15 years old
Section 627.7011, Florida Statutes, says an insurer may not refuse to issue or renew a homeowner’s policy solely because the roof is less than 15 years old.
Older roofs
For roofs 15 years or older, the statute lets the owner obtain an inspection, and an insurer may not refuse coverage solely because of roof age if the roof has at least 5 years of useful life left. Citizens separately requires documentation for shingle roofs over 25 years and tile, slate, concrete, or metal roofs over 50 years.
What this means in The Villages
The Villages has been built out in phases over several decades, so two similar-looking homes can sit on either side of the 20-year line. Roof material, the date of the last roof replacement, the electrical panel, plumbing type, and HVAC age show up in the 4-point report and then in the insurance quote. Mo asks for roof and system permits early, because an insurance surprise late in the contract can threaten the closing date.
Seller playbook
- Find the permits.Roof, HVAC, water heater, and electrical permit dates answer an insurer’s first questions.
- Consider a pre-listing 4-point on an older home.It surfaces hazards such as active leaks or exposed wiring, which Citizens says should be repaired before an application is submitted.
- Share a current wind mitigation report.It helps buyers get a more accurate insurance quote while they are still deciding.
- Disclose what you know.An insurance report does not replace your disclosure duty for known material defects. Selling as-is →
Buyer playbook
- Get an insurance quote during the inspection period.Do not wait for the lender to ask for proof of coverage.
- Schedule the insurance inspections with the home inspection.One visit can cover them if the inspector holds the licenses the forms require.
- Confirm the form version.Florida updated the uniform mitigation verification form in 2026, and Citizens has published which versions it accepts. Ask your insurance agent what the carrier requires.
- Budget for the result.Price in roof, panel, or plumbing work before the inspection period ends.
COMMON QUESTIONS
Insurance inspection questions
How old does a home have to be to need a 4-point inspection in Florida?
There is no single statewide age. Citizens Property Insurance requires one for homes more than 20 years old, and private insurers set their own thresholds.
Is a wind mitigation inspection required?
It is generally used to document features that can reduce the windstorm portion of the premium rather than to qualify for coverage. Ask your insurance agent whether a carrier requires one.
Who pays for the 4-point inspection?
Under the standard Florida contract, buyers pay for their own inspections. A seller may choose to order one before listing to find issues early.
Can an insurer refuse coverage because of an old roof?
Florida law prohibits refusing to issue or renew solely because a roof is less than 15 years old. For older roofs, an inspection showing at least 5 years of remaining useful life prevents a refusal based only on age.
Does a seller have to make the repairs a 4-point report lists?
Not automatically. The contract controls repairs and credits, and the buyer’s insurer may require certain items to be fixed before it binds coverage, which becomes a negotiation.
Buying or selling an older home in The Villages?
Mo will gather roof and system permits, flag likely insurance questions before an offer, and build the inspection timeline into the contract.
Official sources and references
Checked September 14, 2026. Rates, forms, and program rules change, so confirm the current version before relying on a number.
- Citizens Property Insurance: Inspections
- Citizens Property Insurance: Your wind mitigation inspection
- Citizens Property Insurance: 2026 mitigation form changes
- Florida Office of Insurance Regulation: Wind mitigation resources
- Florida Statutes §627.7011: Roof age and homeowner policies
- Mo’s guide to selling a Florida house as-is
Important: General real estate information only—not legal, tax, insurance, title, engineering, or financial advice. Mo Mufti is a Florida REALTOR® (license SL3600299) with LPT Realty, LLC, not an attorney, CPA, insurance agent, or inspector. Use qualified Florida professionals for your situation.
More Florida costs & rules: Transfer tax calculator · Who pays closing costs · Capital gains when selling · Homestead exemption · Florida residency checklist · Sinkhole due diligence · Flood disclosure · Buyer agreements · Downsizing in The Villages