The roof is the single most scrutinized element of a Florida rental property from an insurance perspective. Insurers use roof condition and age to determine whether to offer coverage, at what price, and on what terms. A negative roof inspection can result in a non-renewal notice. A positive wind mitigation inspection can reduce your premium by 15 to 45 percent. Florida property managers who understand the two types of roof inspections -- and what each one affects -- are in a better position to manage costs and maintain coverage continuity.

The Two Types of Florida Roof Inspections

4-Point Inspection

A 4-point inspection assesses the current condition of four major systems in a property: the roof, electrical system, plumbing, and HVAC. It is used primarily for insurance eligibility -- insurers request 4-point inspections for older properties (typically 20+ years old) to assess whether the property meets their underwriting standards before offering or renewing a policy.

The roof portion of a 4-point inspection addresses:

  • Roof covering type and material
  • Estimated age and remaining useful life
  • Overall condition -- damage, deterioration, prior patching
  • Evidence of leaking, water damage, or staining visible from the attic

A 4-point inspection that reveals a roof near the end of its useful life, significant prior patching, or visible damage may prompt the insurer to require a roof replacement before renewing the policy or to exclude the roof from coverage.

Wind Mitigation Inspection

A wind mitigation inspection (conducted using the Florida OIR-B1-1802 form) documents the hurricane-resistant features of a property that reduce the likelihood and severity of wind damage. Unlike the 4-point inspection, which is about eligibility, the wind mitigation inspection is about premium discounts.

The OIR-B1-1802 form evaluates:

  • Roof covering: Material and when it was installed (newer FBC-compliant roofing earns discounts)
  • Roof deck attachment: How the decking is fastened to the trusses (8d nails at 6-inch spacing earn better discounts than 6d nails)
  • Roof-to-wall connection: How the roof structure connects to the walls (single wraps, double wraps, clips, and structural anchors each earn different credits)
  • Roof shape: Hip roofs earn significant discounts; gable roofs earn less; flat roofs are assessed differently
  • Opening protection: Impact-resistant windows, doors, and shutters that protect all openings earn substantial discounts
  • Secondary water resistance: Self-adhering underlayment that seals the roof deck if shingles are lost

Who Can Perform These Inspections in Florida

Both 4-point and wind mitigation inspections must be performed by a licensed professional. Qualified inspectors in Florida include:

  • Licensed home inspectors (FL Stat 468, Part XV)
  • Florida-licensed building contractors
  • Florida-licensed architects or engineers
  • Florida-licensed roofing contractors (for roof-specific assessments)

Verify the inspector's license through the Florida Department of Business and Professional Regulation (DBPR) before scheduling. An inspection performed by an unlicensed individual will not be accepted by your insurer.

How a Wind Mitigation Report Affects Your Premium

The premium impact of a wind mitigation inspection varies by property characteristics, carrier, and location, but discounts can be significant:

WIND MITIGATION DISCOUNT RANGES

Hip roof (vs. gable): 5-15% discount. FBC-compliant roof covering: 5-15% discount. Structural roof-to-wall connection: 5-20% discount. All opening protection (impact glass or rated shutters): 10-25% discount. Combined discounts can reach 30-45% on well-constructed newer properties in the right market.

Responding to a Negative Inspection Result

NON-RENEWAL TIMELINE

If a 4-point inspection prompts a non-renewal notice, Florida law requires the insurer to give at least 45 days notice (90 days for Citizens). Do not wait for the non-renewal to start shopping for replacement coverage. A property with a known roof issue is harder to place, and waiting until 30 days before expiration significantly limits your options. Contact your broker the day you receive the non-renewal notice.

If a 4-point inspection returns a negative result on the roof:

  1. Get written contractor estimates for repair and replacement within one week
  2. If repair is viable, schedule it immediately and order a follow-up inspection upon completion
  3. If replacement is required, get it scheduled and provide the insurer with a signed contract as evidence of planned remediation -- some carriers will extend coverage pending replacement completion
  4. Notify your broker of the situation immediately so they can begin shopping alternative markets if needed

Track Inspection Dates Across Your Portfolio

LossHQ helps Florida property managers track wind mitigation expiration dates, schedule inspections proactively, and document roof history for every property in the portfolio.

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