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A plain-language Florida guide for Palm Beach County

How to pass a 4-point inspection on an older Boca Raton house: roof, wiring, plumbing and AC

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The short version

Knowing how to pass a 4-point inspection keeps your options open on an older house: the inspector records the roof, wiring, plumbing and AC, and a few inexpensive fixes made beforehand clear many common flags. Each company sets its own guidelines, so one short call checks your report against several at once.

  • Four systems on the report: roof, wiring, plumbing and AC
  • Clear the drain line and replace missing covers first
  • A wind mitigation report is separate and can earn credits

Call (561) 973-9998 and a licensed Florida agent runs the comparison with you.

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Aerial view of the Boca Raton Resort's Mediterranean Revival buildings and pink tower, Boca Raton, Florida
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On BocaRatonInsuranceFL.com, Matt Williams, a licensed Florida insurance agent, and the licensed agents on his team review 4-point results for older Palm Beach County homes and match each report with companies whose guidelines can accept it. A flag that stops one company's quote may not stop another's.

Because the agent works with several companies, one call starts several quotes at once, and answers often come the same day. Asking binds nothing and cancels nothing on the coverage you carry now.

Your build year and permits tell you what the report will show

The median year built for Palm Beach County housing is 1986, and 26.3% of the county's housing units went up in the 1980s, according to the Census Bureau's American Community Survey, 2020-2024. Companies quoting a house that age often want a 4-point inspection first. The report covers four systems: the roof, electrical, plumbing and HVAC. For each one, the inspector takes photos, writes down age and condition, and flags anything a company might refuse or want fixed.

Two lookups give you a head start:

  • Year built: search your property with the Palm Beach County Property Appraiser.
  • Permit history: for a house inside city limits, search Boca eHub, the City of Boca Raton's permit portal, for roof, water heater, AC and electrical permits.

When the county's homes were built

  • 1986median year built, Palm Beach County
  • 26.3%of units built from 1980 to 1989
  • 18.5%of units built from 1970 to 1979
  • 15.2%of units built from 1990 to 1999

Source: U.S. Census Bureau, American Community Survey 2020-2024, table DP04; figures checked

How to Pass a 4-Point Inspection: Know What Each System Is Judged On

The ages and dates below are ranges that draw attention across Florida's admitted market as of October 2026; none is a single company's rule.

Roof: what the inspector photographs

  • Missing or lifted shingles, and cracked or slipped tiles
  • Patches, tarps or damage still waiting on a repair
  • Remaining years of service, which many companies want stated plainly
  • Proof of when it was replaced, such as a permit or invoice

The roof age guide explains what Florida law says about older roofs.

Electrical: panel brands and wiring that stop a quote

  • Federal Pacific, Zinsco and some Challenger panels draw attention even when they work
  • Aluminum branch wiring, found in homes wired from about 1965 to 1973; some companies accept documented remediation
  • A breaker with two wires under one screw (a double tap), bare wiring, or junction boxes with no cover
  • Kitchen, bath and outdoor outlets without GFCI protection

The Census Bureau's ACS table counts 18.5% of Palm Beach County housing units as built in the 1970s and 7.5% in the 1960s, the decades that window spans.

Plumbing: what to check at the valves and water heater

  • Any leak, old or new, under a sink, around the water heater or at the main
  • Shut-off valves that will not turn
  • A water heater about 12 to 15 years old, even one that works; the date is on its label
  • A temperature and pressure relief valve that is missing or has no discharge pipe
  • Polybutylene, galvanized or cast-iron piping, which gets a closer look

AC: what the inspector wants to see running

  • Cooling that works while the inspector is there, so switch it on beforehand
  • A clear condensate drain line, since a clogged one is a frequent flag that costs little to fix
  • A system about 15 to 20 years old, which draws questions even when it cools well
  • Rusted pans, loose ducts or missing access panels

A quick walk-through before inspection day clears the easy flags

Most flags are small and visible. A few days ahead:

  • Clear the AC condensate line and turn every shut-off valve.
  • Fix any drip, then wipe old mineral crust off pipe stub-outs so a photo does not read as a live leak.
  • Put covers back on junction boxes, outlets and switches.
  • Leave any double tap, and the panel's inner cover, to an electrician.

Pull together receipts and permits for the roof, the water heater and any electrical or plumbing work, plus earlier inspection reports. Then snap a few phone pictures: the panel's label, the date sticker on the water heater, and the roof as seen from the yard. An agent can check them against company guidelines before you spend money on an inspector.

A 4-point decides whether a company will write the house; wind mitigation can earn credits

Eligibility comes from the 4-point; credits come from the wind report. That report records opening protection, how the roof is fastened to the walls, roof deck nailing, secondary water resistance and roof shape. Under s. 627.0629, Florida Statutes, the rates insurers file for homes have to include discounts or credits for windstorm mitigation features like these. The Boca Raton wind mitigation guide covers which features count here. The state's My Safe Florida Home program offers free wind mitigation inspections and grants to eligible homeowners; you apply by creating an account.

A conversation before you book the inspector can buy you time

If something major is likely to fail, such as one of the panel brands above or a roof that is nearly worn out, mention it before the inspection rather than after. Raising it early lets the agent pick which company to approach first, and a company whose guidelines fit can leave you time to schedule updates when it suits you, rather than racing to finish them before coverage starts.

Some agencies represent a single company and can return one answer. The agent behind this website is independent, representing many companies, which lets one call start the comparison: quotes arrive together, often the same day, with no retelling at agency after agency. A quote request leaves your current policy alone. Call (561) 973-9998, or see how a Boca Raton home quote comes together.

Questions to Settle Before the Inspector Arrives

Is a 4-point inspection the same as a full home inspection?

No. A full home inspection looks over the whole house, usually for a buyer. The 4-point is a narrower photo record of the four systems behind many claims, and a company uses it to decide whether it will write the policy.

What happens if one system fails the 4-point?

It depends on the company. Some want the repair finished before they write the policy, some accept the item with documentation, and some decline. Share the report with an agent who can try companies whose guidelines fit, then schedule the repair.

Can the 4-point and the wind mitigation report be done at the same appointment?

Often, yes, since many inspectors offer both. Ask when you book; the wind report is the one that can support credits.

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