PBC Inspections

Common 4-point inspection problems and fixes

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Not insurance advice. General information only. Your insurer or agent decides what it needs.

A 4-point inspection records the condition of four systems: roof, electrical, plumbing and HVAC. Citizens' sample form says underwriting uses it "to determine insurability," and that agents "may not submit applications for properties with electrical, heating or plumbing systems not in good working order or with existing hazards/deficiencies." These are the items that most often hold up an application, based on Citizens' published form and FAQs. Private insurers set their own rules, so ask your agent.

What Citizens saysAccepted fix
Electrical service under 100 amps"All new-business applications must meet a minimum requirement of 100 amps."Upgrade the service to at least 100 amps
Single-strand aluminum branch wiringNot acceptable unless remediated; multi-strand aluminum is acceptableComplete copper rewire, or all aluminum-to-copper connections repaired with the COPALUM crimp or AlumiConn connector method, documented and certified by a licensed electrician
Polybutylene pipesNew-business homes over 20 years old with polybutylene are not insurable by CitizensRe-pipe; the form records whether the home is completely or partially re-piped and the pipe types
Electrical hazardsThe form lists hazards such as double taps, scorching, exposed or loose wiring, over fusing and improper groundingRepair before applying; the form's comments must describe updates and who did them

Electrical

The electrical section asks for the main panel type (breaker or fuse), total amps, whether the amperage is sufficient, the panel's brand, model and age, and the wiring types. It flags cloth wiring, active knob and tube, and branch-circuit aluminum. Hazards listed on the form include blowing fuses, tripping breakers, empty sockets, loose wiring, improper grounding, corrosion, over fusing, double taps, exposed or unsafe wiring, improper breaker size and scorching. Photos are required of the open main panel with its interior door label and of the box with the panel cover off.

Citizens' public FAQs don't name panel brands. The form records the brand and model, so if you have an older panel, ask your agent whether your insurer accepts it before you book.

Aluminum wiring: Citizens says it accepts only a full copper rewire, COPALUM crimp repairs or AlumiConn connector repairs, and that "Leviton products cannot be accepted" for this remediation.

Plumbing

The plumbing section asks whether the water heater has a temperature and pressure relief valve, whether there are active or prior leaks, and the condition of fixtures and appliance connections (dishwasher, refrigerator, washing machine, water heater, toilets, sinks, showers and tubs, the main shut-off valve). It records pipe types, including polybutylene and galvanized, and whether the home is original, partially re-piped or completely re-piped. Fix leaks and water damage before the inspection.

HVAC

The HVAC section asks whether the heating and cooling systems are in good working order, the date of last service, and the system's age. It asks whether a wood-burning stove or central gas fireplace is present and was professionally installed, whether a space heater is the primary heat source, and whether the air handler, condensate line or drain pan shows blockage or leaks. Photos of the equipment's dated manufacturer's plate are required.

Roof

The roof section records covering material, age, remaining useful life, permit and update dates, and signs of damage or leaks: cracking, cupping or curling, granule loss, exposed asphalt or felt, missing or loose tabs or tiles, soft decking and hail damage. With photos of each slope, Citizens says this section can take the place of its Roof Inspection Form. See Florida's roof age rules.

Before you book

  • Have repair invoices, permits and electrician certifications ready; the inspector must describe updates in the comments.
  • Citizens wants the 4-point dated within 12 months before the application (details).
  • Compare 4-point prices or find an inspector on the city pages.

FAQ

What is the minimum electrical service for Citizens?

Citizens says all new-business applications must meet a minimum requirement of 100 amps.

Will Citizens insure a home with polybutylene pipes?

Citizens says new-business homes over 20 years old with polybutylene piping are not insurable. Homes 20 years old or newer may be eligible if there are no leaks, unrepaired water damage, disrepair or hazards.

How do I fix aluminum wiring for a 4-point?

Citizens accepts a complete copper rewire, or all aluminum-to-copper connections repaired with the COPALUM crimp or AlumiConn connector method, documented and certified by a licensed electrician.

Sources